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SDR1999-00007
SDR1999 -00007 PAHLISCH HOMES OFFICE BUILDING NOTICE OF TYPE II DECISION -40Ik SITE DEVELOPMENT REVIEW ISDRI 1999-00001 CITY OF TIGARD Community Devefopment PAHLSICH HOMES OFFICE BUILDING Sliaping)I(Better Community 120 DAYS = 9/29/99 SECTION I. APPLICATION SUMMARY CASE: PAHLISCH HOMES OFFICE BUILDING Site Development Review SDR1999-00007 PROPOSAL: The applicant has requested approval of a Site Development Review for the construction of a two-story 9,528 square foot office building. APPLICANT: Brian Keicher/Pahlisch Homes OWNER: Bob L. & Sudie E. Tommy 19363 Willamette Drive, #509 7120 SW Gonzaga Street West Linn, OR 97068 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employment; MUE. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. APPLICABLE Community Development Code Chapters 18.360 (Site Development Review); REVIEW 18.390 (Decision Making Procedures); 18.520 (Central Business District CRITERIA: Zoning Districts); 18.620 (Tigard Triangle Design Standards); 18.705 (Access, Egress and Circulation); 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste and Recyclable Storage) 18.765 (Off-Street Parking); 18.780 (Signs); 1.8.790 (Tree Removal); and 18.810 (Street and Utility Improvement Standards). _ SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. PAHLISCH HOMES OFFICE BUILDING PAGE 1 OF 26 SDR 1999-00007 CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. (Unless otherwise specified, the Staff contact is Brian Rager with the Engineering Department at 503-639-4171.) 1. Submit revised plans that show the walkway width is a minimum of 6 feet wide on both the site plan and the landscape plan. The walkway shall not have any objects such as a bicycle rack within the 6 foot area. The bicycle rack may be on the walkway if it is wider than 6 feet. 2. Submit a written sign-off from franchise hauler that the proposed facility meets waste hauler standards and provide a 10-foot-wide gate opening to the enclosure. Staff Contact: Julia Hajduk. 3. A detailed bicycle parking design shall be provided, which demonstrates compliance with the requirements of 18.765.050.C. Staff Contact: Julia Hajduk. 4. Submit a revised site plan showing the location and screening of the refuse collection area, gas meter and air conditioners (CDC Section 18.745.050.E.2). Staff Contact: Julia Hajduk. 5. Submit a lighting plan for review and approval by the Police Department that shows lighting at the pedestrian areas. Staff Contact: Jim Wolfe. 6. Submit a detail of handicapped accessible pedestrian accessway that will be provided from the parking lot to the proposed building. Staff Contact: Jim Funk. 7. A detailed plan shall be provided to indicate if wheel stops will be provided in accordance with Section 18.765.040.J. Staff Contact: Julia Hajduk. 8. The applicant shall provide the following: tree mitigation plan for 24 caliper inches; post a bond to ensure planting of the mitigation trees; record a deed restriction for those trees that are to be preserved; submit an arborist report providing recommended tree protection measures; and construct the recommended tree protection measures for the trees to be preserved prior to commencement of construction. (The deed restriction may be removed or may be considered invalid if a tree preserved in accordance with this section should either die, or be determined to be a hazardous tree by a certified Arborist.) Staff Contact: Julia Hajduk. 9. Prior to issuance of building permits, submit calculations that show the square footage of the areas excluded from the floor area calculations (vents, shafts, etc.) 8,964 square feet or less or revise the plan so that the FAR is 40% or less. Staff Contact: Julia Hajduk. 10. Revise the elevation plans to show that 50% of the ground floor wall area will have windows. Provide the dimensions for staff to confirm that this is met. Staff Contact: Julia Hajduk. 11. Prior to final occupancy, all roof-mounted equipment must be screened. Staff Contact: Julia Hajduk. 12. Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary 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 improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall). PAHLISCH HOMES OFFICE BUILDING PAGE 2 OF 26 SDR 1999-00007 13. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. 14. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 15. Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of$30. 16. Additional right-of-way shall be dedicated to the Public along the frontage of SW Gonzaga Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 17. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of SW Gonzaga Street. The improvements adjacent to this site shall be constructed in accordance with the Tigard Triangle Design Standards (TTDS), and shall include: A. City standard pavement section from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees between the curb and the sidewalk installed per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs; K. driveway apron; and L. adjustments in vertical and/or horizontal alignment to construct SW Gonzaga Street in a safe manner, as approved by the Engineering Department. 18. Prior to issuance of the'site and/or building permit, the applicant shall pay funds to the City toward the future signalization of the intersections of SW 72nd Avenue/SW Dartmouth Street and SW 68th Avenue/SW Dartmouth Street. The funds to be paid are as follows: SW 72nd Avenue/SW Dartmouth Street: $1,454 SW 68th Avenue/SW Dartmouth Street: $ 533 19. Prior to issuance of the site and/or building permit, the applicant shall obtain a permit from Tualatin Valley Water District for the new water line work proposed in SW Gonzaga Street. 20. The applicant's public improvement construction plans shall indicate that they will extend the proposed 8-inch public sanitary sewer line in SW Gonzaga Street to the eastern boundary of this site. PAHLISCH HOMES OFFICE BUILDING PAGE 3 OF 26 SDR 1999-00007 21. The applicant's public improvement construction plans shall indicate that they will tie their onsite storm drainage and the proposed catch basin into the existing public storm sewer line on the northerly side of SW Gonzaga Street. 22. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on- site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the Commercial Plans Examiner. 23. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED: 24. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 25. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 26. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private storm water detention facility to perform construction and visual observation of the detention facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the detention facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 27. The applicant shall either place the existing overhead utility lines along SW Gonzaga 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 $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,565 and it shall be paid prior to final inspection of the building. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: A residence and storage shed exist on the 22,410 square foot lot. A Pre-Application Conference was held in 1998. No other development activity was found on the site. PAHLISCH HOMES OFFICE BUILDING PAGE 4 OF 26 SDR 1999-00007 Vicinity Information: The site is located at 7120 SW Gonzaga Street. The parcel of land is located on the south side of SW Gonzaga Street. Residences are located to the east of the site. Kaiser Permanente is located to the south of the site. The land to the west of the site is vacant. The subject site and the land surrounding the existing homesite are located in the MUE Zone. Site Information and Proposal Description: The 22,410 square foot lot contains a residence, metal shed and is landscaped. The applicant proposes a two-story 9,528 square foot building to be located in the northwest portion of the site. The building is located approximately 14 feet from the west property line, 70 feet from the east property line, 50 feet from the rear property line. It will have a zero (0) foot front yard setback once the street right-of-way is dedicated and the property is improved with sidewalk curbs and gutters. A 33-space parking lot is proposed along the east and rear portions of the site. A 6-foot tall concrete masonry fence is proposed along the east property line. The existing arborvitae hedgerow along the east, south and west property lines will be retained. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Site Development Review - Chapter 18.360: Section 18.360.030.A provides that Site Development Review for a new development or major modification of an approved plan or existing development shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.360.090. In compliance with Section 18.390.040, a pre-application conference was held in 1998. An application for Site Development Review was submitted and subsequently deemed complete on June 2, 1999. Notice of pending Type II Administrative Decision was given, as required by Section 18.390.040.C. The relevant approval criteria are addressed below with respect to the factual information provided by the applicant and are the basis for this Director's decision. Section 18.360.090 states that the Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: Compliance with all of the applicable requirements of this Title including Chapter 18.800, Street and Utility Standards. The applicable review criteria in this case include the following chapters of the Community Development Code: 18.360, Site Development Review; 18.390, Decision Making Procedures; 18.520, Commercial Zoning Districts; 18.705, Access, Egress and Circulation; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste and Recyclable Storage; 8.765, Off-Street Parking; 18.780, Signs; 18.790, Tree Removal; 18.795, Visual Clearance Areas; and 18.810, Street and Utility Improvement Standards. The development standards and requirements of these chapters are addressed below, followed by the specific Site Development Review Criteria. The proposal contains no elements related to the provisions of the following chapters: 18.400, Land Division; 18.600, Community Plan Area Standards; 18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Design Compatibility Standards; 18.725, Environmental Performance Standards; 18.740, Historic Overlay; 18.742, Home Occupations; 18.750, Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.775, Sensitive Lands; 18.785, Temporary Uses; 18.797, Water Resources Overlay District; and 18.798, Wireless Communications Facilities. These chapters are, therefore, found to be inapplicable as approval standards. PAHLISCH HOMES OFFICE BUILDING PAGE 5 OF 26 SDR 1999-00007 Impact Study: Section 18.390.040.B.2.e. states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. According to the applicant, city services will be provided as required. The applicant is proposing to construct paved parking, landscaping and install street trees in conjunction with the proposed office building. A new driveway is being proposed along SW Gonzaga Street, which will result in street improvements (including the dedication of five feet of right-of-way). SW Gonzaga Street is designated as a local street on the Tigard Transportation Plan. The applicant's narrative also indicates that six-foot-wide public sidewalks, sanitary sewers, and an on-site storm retention facility will be provided. According to the Washington County Traffic Impact Fee (TIF) ordinance, 32% of a project's impacts are met by its TIF assessment in Tigard on arterial and collector streets. This leaves 68% unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the equation provided by the Larson, Mackenzie Engineering, Dolan Findings, June 1995. The proposed retail building will generate additional vehicle trips on the City' street system. The added trips will take up capacity on the City street system that must be accommodated by infrastructure improvements. According to the TIF ordinance, an office use has a trip generation factor of 16.31 trips per 1,000 square feet of gross floor area. Because the applicant has proposed to develop 9,528 square feet of general office use, this new use would be expected to generate 155.4 vehicle trips per day. The general office per trip TIF assessment is $184 according to the Washington County TIF ordinance (July1,1999). Using the above, the unmitigated impact of the proposal is as follows: Full Impact 155.4 x $575 = $89,355.0 Less TIF Assessment 155.4 x $184 = $28.593.6 Unmitigated $60,761.4 The applicant is proposing to dedicate an additional 5 feet (816 square feet) of right-of-way and construct half street improvements along SW Gonzaga Street. Based on the City's CIP budget for purchases of property for street ROW, property is assessed at $3 per square foot. Assuming a cost of $3 per square foot and the cost of half street improvements along a local street being $200 per lineal foot, it is estimated that the total cost of the dedication and improvement of SW Gonzaga Street is $35,448 (816 sq. ft. x $3 plus 165 feet x $200). In addition, as discussed in detail further in this decision, the applicant's impact to off-site intersections will require payment of $1,987 towards traffic signals at the Dartmouth Street/68`h Avenue and Dartmouth Street/72nd Avenue intersections. Upon completion of this development, the applicant will be required to pay TIF's of approximately $28,355.60. Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of this project's traffic impact is $89,355.0 ($28,593.6 divided by .32). The difference between the TIF paid and the full impact is considered an unmitigated impact. Since the TIF paid is $28,593.6, the unmitigated impact can be valued at $60,761.4. Given these estimates, the cost of dedication, improvements and contribution to off-site intersection impacts more than meets the roughly proportional standard and does not exceed the unmitigated impact. PAHLISCH HOMES OFFICE BUILDING PAGE 6 OF 26 SDR 1999-00007 Use Classification: The applicant is proposing to build an office building. This use is classified in Code Section 18.130 as Commercial Office The applicant is proposing to build an office building. An office use is permitted in the MUE zone. Dimensional Requirements: The MUE Zoning District standards are contained in Table 18.520.2. STANDARD MUE PROPOSED Minimum Lot Size None N/A Minimum Lot Width 50'. 163'. Minimum Setbacks Front yard 0 ft 0 ft - Side facing street on corner& -- -- through lots Side yard 0/20ft[3] 14ft; 70 ft Rear yard 0/20ft. [3] 50 ft - Distance between front of -- - Garage & property line -- -- Abutting a public or private Street Maximum Height 45 ft 24 ft. Maximum Site Coverage [2] 85% 77% Maximum Landscape Requirement 15% 23% [2] Includes all buildings and impervious surfaces. [3] There are no setback requirements, except 20 feet where a commercial use within the district abuts a residential zoning district. The table above compares the applicant's proposal with the minimum dimensional standards of the MUE zone. The front, side and rear yard setbacks do not apply because the site does not abut residential zoning. In addition to the above standards, the MUE zone has a maximum Floor Area Ratio (FAR) for all commercial and industrial uses of .40. The site is 22,410 square feet which allows 8,964 square feet. The building size is 9,528 square feet, however the narrative states that the net floor area after subtraction of items excluded from the floor area definition meets the .4 requirement. Staff can not confirm this and will require the applicant to provide detailed floor calculations to insure that the max FAR standard is met. FINDING: Because the plan does not adequately show the dimensions in a way that staff can confirm which areas are not included in the floor area calculations, staff can not find that this standard has been met. If the applicant submits calculations that show the square footage of the areas excluded from the floor area calculations (vents, shafts, etc.) and if the remaining area is 8,964 square feet or less, the Floor Area requirement will be satisfied. CONDITION: Prior to issuance of building permits, submit calculations that show the square footage of the areas excluded from the floor area calculations (vents, shafts, etc.) 8,964 square feet or less or revise the plan so that the FAR is 40% or less. TRIANGLE DESIGN STANDARDS: Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. PAHLISCH HOMES OFFICE BUILDING PAGE 7 OF 26 SDR 1999-00007 All new developments 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 Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The applicant has indicated that this standard does not apply. This does, however apply and staff has determined that the performance option is met on this site because Gonzaga is approximately 1/8 a mile and there are 2 intersections (o,nce 70th is fully improved). The requirement that "the shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance standard" has been interpreted as the distance from a driveway entrance to a collector or larger classification street. In this case, the project meets this requirement because the distance between the driveway access and 72' (an arterial) is the same distance. The shortest pedestrian trip standard has been interpreted to mean that a pedestrian should not have to travel more than one and one-half (11/2) times the shortest straight line distance from the driveway entrance to the farthest proposed building entrance. In the plan proposed, the pedestrian path from the driveway entrance to the store entrance is the straight line distance. PAHLISCH HOMES OFFICE BUILDING PAGE 8 OF 26 SDR 1999-00007 FINDING: Because the proposal meets the performance option for both SW Atlanta Street and SW Dartmouth Street, the Street Connectivity Standards have been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.134.050 (Criteria for Granting a Variance) is satisfied. Building placement on Major and Minor Arterials and the street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. Gonzaga is listed as a local street on the Tigard Triangle Design Standard street plan, therefore, this standard does not apply. Building setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. Upon dedication of 5 feet of right-of-way as proposed, the building will be 0 feet from the property line. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. There is no space between the structure and the property line. A 10 foot lawn and a 6 foot sidewalk will extend from the property line to the street. Landscaping requirements are addressed and conditioned further in this decision. Walkway connection to building entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's landscape plan shows a 7 foot walkway will extend from the public street to the entrance, however, the site plan shows a walkway that varies in width from 4-8 feet. Staff will need to see plans that show consistency with one another and that shows a minimum 6-foot-wide walkway. The site plan shows a bike rack in the walkway which must be outside the required 6-foot walkway area. Parking location and landscape design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. The applicant's plan shows that parking will be located to the rear and side of the proposed building. FINDING: Based on the analysis above, the Site Design Standards have not been fully satisfied. If the applicant complies with the condition listed below, the standards will be met. • PAHLISCH HOMES OFFICE BUILDING PAGE 9 OF 26 SDR 1999-00007 CONDITION: Submit revised plans that show the walkway width is a minimum of 6 feet wide on both the site plan and the landscape plan. The walkway shall not have any objects such as a bicycle rack within the 6 foot area. The bicycle rack may be on the walkway if it is wider than 6 feet. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) are satisfied. Ground floor windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. The applicant's elevation plans dated 3-31-99 do not show that the 50% wall area requirement has been met. The square footage of the wall area measured between 3 and 9 feet above the ground multiplied by the length of the wall is 432 square feet. The window area measured by staff is approximately 204 square feet. A condition of approval will be that the applicant provides calculations and revised elevations showing 50% of the wall area will be windows. Building facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. The applicant's elevation plans show that the wall face will extend no further than 50 feet without a variation in materials and design. Weather protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. The elevation plans provided indicate that a canopy will be provided at the entrance to the office building. Building materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. Stucco, brick veneer and plank siding will be provided, thus, satisfying this criterion. PAHLISCH HOMES OFFICE BUILDING PAGE 10 OF 26 SDR 1999-00007 Roofs and roof lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The applicant's narrative states the building will have a straight-forward, flat roof which is consistent with newer buildings in the area. This proposal meets the standard. Roof-mounted equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant's narrative states that all roof-mounted equipment will be hidden from the view of adjacent public streets. A condition will be imposed that insures this is met prior to final inspection. FINDING: Based on the analysis above, the applicant has not meet all of the Building Design Standards. If the conditions specified below are met, Staff can find that the Building Design Standards will be met. CONDITIONS: • Revise the elevation plans to show that 50% of the ground floor wall area will have windows. Provide the dimensions for staff to confirm that this is met. • Prior to final occupancy, all roof-mounted equipment must be screened. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has not formally applied for sign permits. Signs must be approved through the sign permit process as administered by the City of Tigard Development Services Technicians. Compliance with sign standards will be reviewed at that time. A sign permit must be obtained for ANY sign located on the property. FINDING: Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. PAHLISCH HOMES OFFICE BUILDING PAGE 11 OF 26 SDR 1999-00007 Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The site does not abut a major or minor arterial, therefore, the L-1 standard do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with landscaping and screening standards is discussed further in this report. FINDING: Because the landscaping and screening standards of 18.745 are required in-lieu of the L-1 and L-2 landscape standards and because the landscaping and screening standards are discussed further in this decision, the landscaping and screening standards of the Tigard Triangle Design Standards have been satisfied. GENERAL APPROVAL CRITERIA FOR SITE DEVELOPMENT REVIEW Access Egress and Circulation — Chapter 18.705: Walkways: Section 18.705.030.F. states that walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The applicant's site plan indicates that an 8-foot-wide walkway will be provided to the proposed public sidewalk. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; The proposal is a commercial development; therefore, this standard does not apply. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic PAHLISCH HOMES OFFICE BUILDING PAGE 12 OF 26 SDR 1999-00007 aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Proposed walkways are four feet in width or greater. Walkway design will be evaluated for compliance with ADA standards at the time of site and building permits. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The site plan indicates that walkways will be surfaced in concrete. Safety issues, including lighting and signage, are addressed later in this decision. Minimum access requirements for commercial and industrial use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is 30 feet with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The driveway access pavement width is 24 feet and the access drive comes within 50 feet of the entrance. Section 18.705.030.K.2. states that to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide parking area connections. The site is adjacent to an existing commercial development to the south. No easements were found granting cross over rights to this property. The property to the east is residential. The property to the west is vacant and could potentially develop as a commercial business in the future, however, given the location of the proposed structure and parking, it is not feasible to provide a connection to the adjacent properties. FINDING: Based on the above analysis, Staff finds that the proposed development satisfies all of the applicable development standards of Chapter 18.705, Access, Egress and Circulation. Landscaping and Screening—Chapter 18.745: Street Trees: Section 18.745.040.A.1. states that all development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the.adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Section 18.745.040.C.2. states that the specific spacing of street trees by size of tree shall be as follows: • Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; • 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; PAHLISCH HOMES OFFICE BUILDING PAGE 13 OF 26 SDR 1999-00007 • Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; The street tree spacing requirement is superceded by Tigard Triangle Design Standards which required spreading trees along local streets spaced a minimum 22 feet on center. The subject property has 163 feet of frontage along SW Gonzaga Street. The applicant's landscape plan indicates that two trees along the SW Gonzaga Street frontage will be retained and that 5 Sunset Maple trees will be planted. Red Sunset Maple trees, are identified as fast growing to 40 feet with a twenty-foot spread. The spacing for the trees averages 26 feet, which is greater that the 22 foot spacing, however, because of the location of the driveway, no more trees could be placed on the frontage at more than 22 feet on center. Buffering and Screening: Section 18.745.050.A.2. states that buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1. and 18.745.2.). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; The subject property is zoned MUE and surrounding property is zoned MUE. According to the above- referenced matrices, development in MUE zoning districts does not require buffering and screening from other uses in the same zoning classification. However, the code does require buffering along the east property line because the proposed MUE use will be adjacent to a single-family detached use. The project complies with this standard because the site plan shows a 6-foot-wide buffer containing an arborvitae hedge, four ornamental pear trees and a 6-foot-high concrete masonry fence. Screening: Special Provisions Section 18.745.050.E.1.a. states that screening of parking and loading areas is required. The specifications for this screening are as follows: • Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; • Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; • Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; • Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and • The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard o"r curb. There is an existing arborvitae hedge along the east, west and south property lines. The proposed development is proposing the placement of four Norway maple trees and five ornamental pears in the proposed 33-space parking lot. The proposed and existing trees will be spaces at least 1 for every 7 spaces. The 4 maple trees, 5 pear trees, the existing arborvitae hedge and the existing spruce tree make this project exceed this criterion. PAHLISCH HOMES OFFICE BUILDING PAGE 14 OF 26 SDR 1999-00007 Section 18.745.050.E.2. states that any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area. Although the site plan shows the gas meter being located along the west side of the building and the narrative states that all roof mounted equipment will be hidden from view of the adjacent public streets, the applicant did not explain how the disposal collection area or service facilities will be screened. Therefore, the applicant will need to submit a revised plan showing the location of these facilities and how they will be screened. Section 18.745.050.E.4. states that any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's site plan indicates that a refuse collection area will be located south and west of the building. The project narrative does not address how this facility will be screened. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.745, Landscaping and Screening are not satisfied outright, however, if the following condition of approval is satisfied, the standards will be fully met. CONDITION: Submit a revised site plan showing the location and screening of the refuse collection area, gas meter and air conditioners. Mixed Solid Waste and Recyclable Storage — Chapter 18.755: Section 18.755.040.C.5.b. states that non-residential buildings shall provide a minimum storage area of 10 square feet, plus 4 square feet/1,000 square feet gross floor area (GFA) for "office" and "other" uses. The total square footage of the proposed building is 9,528 square feet. A building this size is required to provide storage of 48 square feet (10 + (4 x 9.528) = 48). The applicant's site plan indicates that a mixed solid waste storage area of approximately 48 square feet will be provided. The code requires that the gate openings be a minimum of 10 feet wide. The proposed gate opening is eight feet wide. Compliance with the 10-foot-wide gate opening requirement will be assured by a condition that the applicant get written approval from the franchise hauler for the design and location. Location, Design and Access Standards for Storage Areas: Section 18.755.050.B. provides the following location standards: To encourage its use, the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building Code (UBC) and Uniform Fire Code (UFC) requirements;ents; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C., Design Standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. PAHLISCH HOMES OFFICE BUILDING PAGE 15 OF 26 SDR 1999-00007 The site plan indicates that proposed storage area is for both waste and recyclable materials. Compliance with UBC and UFC requirements will be addressed at the time of building permit. The site plan indicates that a single outdoor location is proposed. The site plan indicates that the proposed storage area is neither located within a required front yard nor adjacent to a street. The proposed storage area is west of the building, adjacent to the parking lot. It is out of the way of on-site vehicular and pedestrian movement. The storage area is outside of the parking lot aisle. The franchise hauler must approve accessibility of the storage enclosure for collection vehicles. Both the parking and screening requirements are met or will be met, as addressed elsewhere in this decision. Section 18.755.050.C. provides the following design standards: The dimensions of the storage area shall accommodate containers consistent with current methods of local collection as follows: Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. Section 18.755.050.D. provides the following access standards: Access to storage areas can be limited for security reasons. However, the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service; Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered; Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. Compliance with the above design and location standards will be assured through the franchise hauler's review and the building permit process. FINDING: Based on the above analysis, Staff finds that the standards of Chapter 18.755, Mixed Solid Waste and Recyclable Storage are met outright or will be satisfied through compliance with the conditions of approval. CONDITION: Submit a written sign-off from franchise hauler that the proposed facility meets waste hauler standards and provide a 10-foot-wide gate opening to the enclosure. Off-Street Parking and Loading Location: Section 18.765.030.B. states that off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with_the dwelling(s); Off- street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building: The proposed parking lot is adjacent to the proposed building, therefore, it is not greater than 200 feet from the building. Disabled accessible parking: Section 18.765.030.G. states that all parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. PAHLISCH HOMES OFFICE BUILDING PAGE 16 OF 26 SDR 1999-00007 State standards require two handicap accessible spaces for parking lots providing between 26-50 parking spaces. The proposed parking lot will contain 33 spaces, including two-handicapped accessible stalls. The standards require that at least one required accessible space be sized and designated "van accessible". This criterion has already been met. Wheel stops: Section 18.765.040.J. states that parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The parking lot design did not address this standard, however, it can be met and the approval will be conditioned accordingly. Space and Aisle Dimensions: Section 18.765.040.N.1. states that except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are 8.5' x 18.5' for a standard space; 7.5' x 16.5' for a compact space; and As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; The width of each parking space includes a stripe, which separates each space. Section 18.765.040.2. provides that aisles accommodating two-direction traffic, or allowing access from both ends, shall be 24 feet in width. The proposed standard and compact parking stalls comply with this criterion. The proposed parking lot access is 24 feet wide, which complies with this standard. Bicycle parking location and access: Section 18.765.050.A. states, with regard to the location and access to bicycle parking: Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to locate the parking area; Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Section 18.765.050.B. states, with regard to covered parking spaces, when possible, bicycle parking facilities should be provided under cover. The site plan indicates that a bicycle parking area will be located on the concrete surface outside the entrance, outside of the required 4-foot-wide walkway. The site plan indicates that the proposed bicycle parking area is visible from the north entrance of the building and the street. The applicant's narrative does not address whether the proposed bicycle parking facility will be covered. - Bicycle parking design requirement: Section 18.765.050.C. states that the following design requirements apply to the installation of bicycle racks: • The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long- term (employee) parking is encouraged but not required; • Bicycle racks must be securely anchored to the ground, wall or other structure; PAHLISCH HOMES OFFICE BUILDING PAGE 17 OF 26 SDR 1999-00007 • Bicycle parking spaces shall be at least 2-1/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; • Each required bicycle parking space must be accessible without moving another bicycle; • Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; • Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. The applicant has not provided sufficient detail on the design of the proposed bicycle parking facility for Staff to make a determination that these standards are met. Section 18.765.050.D. states that outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. As noted above, the site plan indicates that the bicycle parking facility will be located on a concrete surface. Minimum Bicycle Parking requirement: Section 18.765.050.E. states that the total number of required bicycle parking spaces for each use is specified in Table 18.768.2. in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040., using approval criteria contained in Section 18.370.020.C.5.e. Table 18.765.2 states that an office use must provide 0.5 bicycle parking spaces per 1,000 square feet of floor area. The site plan indicates that the total office floor area will be 9,528 square feet. The bicycle-parking requirement is, therefore, five spaces (.5 x 9,528). The site plan narrative indicates that five bicycle parking spaces are proposed. Therefore, this criterion is satisfied. Minimum Off-street parking: Section 18.765.070.H. states that the minimum and maximum off-street parking requirements are contained in Table 18.765.2. Minimum parking for an office is 2.7 spaces per 100 square feet of gross floor area and the maximum is 3.4. The minimum parking for this site, therefore is 26 and the maximum is 33 spaces. The applicant has proposed 33 spaces. FINDING: Based on the analysis above, Staff finds that the applicable standards of Chapter 18.765, Off-Street Parking and Loading are not fully satisfied, however they will be satisfied through compliance with the conditions of approval listed below. - CONDITION: A detailed bicycle parking design shall be provided, which demonstrates compliance with the requirements of 18.765.050.C. CONDITION: A detailed plan shall be provided to indicate that wheel stops will be provided in accordance with Section 18.765.040.J. PAHLISCH HOMES OFFICE BUILDING PAGE 18 OF 26 SDR 1999-00007 Signs — Chapter 18.780: 18.780.130.F. states that no signs shall be permitted in an I-P, I-L or I-H zone except for the following: Freestanding signs shall have certain limitations and conditions when permitted on properties in industrial zones; The site plan and narrative did not discuss signs. Signs are reviewed through a separate permit processed by the Development Services Technicians. FINDING: Because signs will be reviewed and approved by a separate process, these standards have been satisfied. Tree Removal — Chapter 18.790: Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided a plan which identifies 7 trees existing on the site. Of these, 4 are proposed to be removed, thus resulting in 42% of the existing trees being retained. Based on the percent retained, 2/3 of the inches removed must be mitigated. The total inches removed is 56, therefore, 37 inches are required to be mitigated. The applicant has indicated 39 inches will be planted on site, however, trees that are required are not eligible for mitigation unless they are oversized. Staff has calculated that only 13 inches of the trees chown are above the required amount. The applicant must, therefore, mitigate an additional 24 inches. A tree protection plan is required. A general description was submitted explaining how one would protect the trees that will be retained. Before a building permit will be issued, a tree protection plan and fencing will need to be erected on site. Subsequent removal of a tree: Section 18.790.040.B. states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030. or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A deed restriction will need to be recorded for the three trees that will be retained on the site. This must be recorded prior to any site work occurring on-site. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.790, Tree Removal are not met outright, however by complying with the following conditions, the standards will be fully met. CONDITION: The applicant shall provide the following: tree mitigation plan for 24 caliper inches; post a bond to insure planting of the mitigation trees; record a deed restriction for those trees that are to be preserved; submit an arborist report providing recommended tree protection measures; and construct the recommended tree protection measures for the trees to be preserved prior to commencement of construction. (The deed restriction may be removed or may be considered invalid if a tree preserved in accordance with this section should either die, or be determined to be a hazardous tree by a certified Arboculturist). Staff Contact: Julia Hajduk. PAHLISCH HOMES OFFICE BUILDING PAGE 19 OF 26 SDR 1999-00007 Visual Clearance Areas — Chapter 18.795: Section 18.795.030.B. states that a clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary 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. The applicant's plans do not show the vision clearance triangle, however, upon scaling off the area, staff has determined that the proposed plan meets the requirement provided trees to be planted are trimmed so that the lowest branch is at least 8 feet once it is grown to a point at which the limbs can be safely removed. Street and Utility Improvement Standards—Chapter 18.810: 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 8.810.030.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. Streets: TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. This site lies adjacent to SW Gonzaga Street, which is classified as a local street per the Tigard Triangle Design Standards (TTDS). This roadway classification requires a right-of-way (ROW) width of 60 feet. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant is proposing to dedicate an additional five feet of ROW to bring the total to 30 feet from centerline. SW Gonzaga Street is currently paved but not fully improved to meet the current TTDS standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along their frontage. The proposed plans indicate the applicant intends to complete the half-street improvements as a part of this project. Traffic Impact Study Findings A traffic impact study was prepared by Lancaster Engineering, dated April 1999. The study indicates that this project will generate approximately 110 new daily trips, with 16 occurring during the AM peak hour and 15 occurring during the PM peak hour. There were two local intersections analyzed: SW 72' Avenue/Gonzaga Street and SW 72' Avenue/Hampton Street. Lancaster indicates that the additional traffic from this development Will not affect the current levels of service (LOS) at either intersection. No additional transportation improvements were recommended. - Offsite Intersection Impacts There are two offsite intersections in the vicinity that are currently failing with a LOS = F. These intersections are 72' Avenue/Dartmouth Street and 68th Avenue/Dartmouth Street. The Tri County project, which was conditioned to install signals at the intersections, has not moved forward with development. Meanwhile, there are other developments being proposed in the Triangle that will increase overall traffic through these intersections. The Babies R Us (BRU) project was initially conditioned such that they would not be allowed a final inspection on the building unless the signals at these intersections were in place. The condition did not require BRU to install the signals, but the intent was that they could not occupy and start business unless the signals had been installed. The applicant PAHLISCH HOMES OFFICE BUILDING PAGE 20 OF 26 SDR 1999-00007 for BRU argued before the Planning Commission and the City Council that even though BRU is not conditioned to install the signals, they would be potentially placed in a position of having to install them if Tri County had not gotten that far in their development plans. They argued that by placing BRU in that position, they would be faced with improvements that would be out of proportion to their impacts on the system. Kittelson & Associates, who represented BRU, indicated that BRU's impact on the 72nd/Dartmouth intersection, during the PM peak hour, would be approximately 1.1%. The BRU impact on the 68`h/Dartmouth intersection during that same period would be 0.75%. BRU indicated that they would be willing to pay their proportionate share toward the costs of signalizing those intersections. The City Council made a decision on May 11, 1999, to require BRU to pay $20,000 toward the signalization of the 72nd Avenue/Dartmouth Street intersection, and $10,000 toward the signalization of the 68th Avenue/Dartmouth Street intersection. The Magnolia Hi-Fi project was also recently approved by the City. The additional traffic from that development will increase the overall traffic through these intersections. The developer for that project proposed to pay funds to the City for the future signalization of those intersections rather than have to wait for the work to be completed. From Page 15 of Lancaster's traffic report for this project, it can be shown that the development will have an impact on the two intersections. The impacts are very small, but they exist nonetheless. The potential impact on the 72"d/Dartmouth intersection is 0.08% and the impact at 68`h/Dartmouth is 0.04%. Using simple proportioning, if 1.1% impact corresponds to $20,000 in payment (for BRU), then 0.08% impact corresponds to $1,454 in payment. Likewise, if 0.75% impact corresponds to $10,000 in payment (for BRU), then 0.04% impact corresponds to $533 in payment. Therefore, based upon the rationale used by the City Council, the applicant shall pay to the City $1,454 toward the improvements at 72nd Avenue/Dartmouth Street, and $533 toward the improvements at 68th Avenue/Dartmouth Street. Based upon the BRU decision by the Council, this will be an appropriate means to fund the necessary signal improvements. Water: This site lies within the Tualatin Valley Water District (TVWD) service area. The plans indicate that the applicant is proposing to abandon an existing 4-inch main line adjacent to the south edge of the roadway and install a new 8-inch main line in the street. This work will need to be permitted and inspected by TVWD. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located at the intersection of SW Gonzaga Street and 72nd Avenue, which is approximately 240 feet away from this site. In order to serve this site with public sewer, the applicant will need to extend the 8-inch main line easterly in SW Gonzaga Street to this site. In addition, to ensure that the main line can be further extended east of this site to serve other unsewered properties, the applicant will need to extend the main line to their east property line. The plans only show the line extending to a point approximately 33 feet east of their western property line. Their plan will need to be revised to show the sewer extension to the easterly property line. Storm Drainage: The topography of this site slopes to the west toward SW 72nd Avenue. City records indicate that there is a 12-inch public storm drainage line located on the northerly side of SW Gonzaga Street that terminates close to the middle of this site's frontage. There are no as-built records for this storm line, but it appears to flow westerly into an existing storm drainage line in SW 72nd Avenue. The applicant's plans and narrative indicate that they are proposing to provide an onsite storm water detention pond to eliminate any additional impact on the downstream system. Storm water detention is now a requirement in Tigard as a result of the Fanno Creek subbasin study recently completed by USA and the City. A detention pond, as proposed by the applicant, is acceptable. PAHLISCH HOMES OFFICE BUILDING PAGE 21 OF 26 SDR 1999-00007 To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private storm water detention facility to perform construction and visual observation of the facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the detention facility is in compliance with the design and specifications. The applicant's plan also shows that they desire to install a 12-inch storm water culvert along their frontage beneath the new public sidewalk. Staff will not support that design because the location of the culvert does not comply with USA standards and it would be more efficient to utilize the existing storm line on the north side of the road. The proposed catch basin for the applicant's street improvement, as well as the onsite storm water discharge, should be tied into the existing storm line in Gonzaga Street. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The R&O provides for exceptions when a site is small or when site topography makes the installation of the facility impractical. The applicant's engineer indicates that they can design the proposed pond to handle enough volume for detention. But if they had to size the pond to also handle the water quality volume, the design becomes impractical. The site topography is such that in order to maintain proper pipe coverage and grade to convey the storm water through the pond and off site, a fill of approximately 2 to 3 feet would be required on the site. Staff believes the applicant has made an acceptable attempt to provide a water quality facility and it is not practical on this site. The detention aspect of the pond will be provided, and the applicant can pay a fee in-lieu for the water quality portion. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Existing Overhead Utility Lines: There are existing overhead utility lines along SW Gonzaga Street. Section 18.810.120 of the 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. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 166 lineal feet; therefore the fee would be $ 4,565. Address Assignments: - 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 $30 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site and/or building permit. For this project, the addressing fee will be $30. ADDITIONAL SITE DEVELOPMENT REVIEW CRITERIA Section 18.360.090.A.2 through A.15 provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed section. These standards are addressed immediately below with the following exceptions: PAHLISCH HOMES OFFICE BUILDING PAGE 22 OF 26 SDR 1999-00007 The following sections have been discussed previously in this report and will not be discussed in this section: Buffering, screening and compatibility between adjoining uses: Section 18.360.090.A.4.a; Landscaping: Section 18.360.090.A.12; Section 18.360.090.A.14.; and Drainage: Section 18.360.090.A.13. Relationship to the natural and physical environment: Section 18.360.090.A.2.a states that buildings shall be: Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; Located in areas not subject to ground slumping or sliding; Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and Oriented with consideration for sun and wind. The proposed development is the construction of a new building. The site is developed and contains trees and landscaping. According to the applicant, the parcel is not subject to ground slumping or sliding. Section 18.360.090.A.2.b. states that trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790., Tree Removal. The site plan indicates that three trees will be retained and four trees will be removed. The previous section dealt with the mitigation requirement. FINDING: Based on the analysis above, Staff finds that the proposal satisfies the Site Development Review criteria relating to preservation of the natural and physical environment. Development within or adjacent to floodplain Section 18.360.090.A.8. states that where landfill and/or development is allowed within and adjacent to the 100-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 within the floodplain in accordance with the adopted pedestrian/ bicycle plan. According to FEMA floodplain information, the site is not located within the 100-year floodplain. Therefore, this standard does not apply. FINDING: Because the site is not in a floodplain, this standard does not apply. Demarcation of public, semi-public and private spaces for crime prevention: Section 18.360.090.A.9.a. states that the structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and Section 18.360.090.A.9.b. states that areas may be defined by, but not limited to the following: • A deck, patio, low wall, hgdge, or draping vine; ♦ A trellis or arbor; • A change in elevation or grade; ♦ A change in the texture of the path material; • Sign; or ♦ Landscaping. The site plan indicates that the site is differentiated from the street by landscaping and street trees. The walkway approaches to the building entrances provide a clear corridor for visitors and clients who need to gain access to the building. The landscaping and walkways ensure there is a transition from public to private property. Therefore, this standard is met. PAHLISCH HOMES OFFICE BUILDING PAGE 23 OF 26 SDR 1999-00007 FINDING: Based on the analysis above, staff finds this standard is met. Crime prevention and safety: Section 18.360.090.A.10.a. states that windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; Section 18.360.090.A.10.d. states that the exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and Section 18.360.090.A.10.e. states that light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. The Tigard Police Department reviewed this proposed and indicated that they had not comment or objections to the project as proposed. FINDING: Because the police department has reviewed the proposal and indicated that it is acceptable, this standard has been satisfied. Public transit: Section 18.360.090.A.11.a. states that provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; Section 18.360.090.A.11.b.(1) & (2) state that the requirements for transit facilities shall be based on the following: • The location of other transit facilities in the area; and • The size and type of the proposal. The proposal is not adjacent to an existing or proposed transit route, therefore this standard does not apply. FINDING: based on the analysis above, this standard does not apply. Provisions of the underlying zone Section 18.360.090.A.15. states that all of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. No variance or adjustment is being requested. Therefore, this criterion does not apply SECTION V. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and has offered the following comments: (1) accessible access aisle at grade of accessible parking leading to accessible sidewalk. Access aisle shall be 8 feet wide. Provide 7 foot high accessible signs; (2) entrance turning radius for fire truck access shall be 25 feet inside radius; (3) fire hydrant within 250 feet Of all exterior walls, 4) submit fire flow worksheet, (5) submit fire hydrant flow test report; (6) slope of 8 inch CSP from water facility to storm system; (6) one of the stairways must be fire rated and exit to the exterior; (7) an area of rescue is required on the second floor. NOTE: These comments are provided for the applicant's information in applying for building permits. Contact Jim Funk for questions on the above comments. PAHLISCH HOMES OFFICE BUILDING PAGE 24 OF 26 SDR 1999-00007 The City of Tigard Operations Utility Manager (water) has reviewed this application and indicated that sanitary sewer trees should be provided to existing lots on Gonzaga that are still on septic. Additional comments were provided that will be addressed at the building stage such as asking for clarification on connection to existing sanitary sewer in 72nd and requirement to install 8 lineal feet of 6" to 8" rip-rap at the end of the culvert to reduce erosion. The City of Tigard Police Department, Tigard Operations Department and Long Range Planning Section has reviewed this application and indicated they have no comments or objections. SECTION VI. AGENCY COMMENTS The Unified Sewerage Agency (USA) has reviewed this proposal and has offered comments which have been incorporated into the body of this decision GTE has reviewed this proposed and provided the following comments: Developer to provide conduit per GTE specifications. Developer to pay all costs for relocation or undergrounding of existing facilities. Tualatin Valley Fire & Rescue, NW Natural Gas, TCI Cable, General Telephone, Tualatin Valley Water District and Portland General Electric were given the opportunity to review the proposal and submit comments and offered no comments or objections. No other comments were received. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 27, 1999, AND BECOMES EFFECTIVE ON AUGUST 11, 1999, UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (11 ype II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing 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 the 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. PAHLISCH HOMES OFFICE BUILDING PAGE 25 OF 26 SDR 1999-00007 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 3:30 PM ON AUGUST 10, 1999. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. ,✓� July 27, 1999 PREPARED BY: Julia ajduk DATE Associate Planner �� . April 27, 1999 APPROVED BY: Richard Bewersdorff DATE Planning Manager is\curpin\Julia\sdr\SDR99-07pahlischhomes.doc PAHLISCH HOMES OFFICE BUILDING PAGE 26 OF 26 SDR 1999-00007 • 4E---SW GONZAGA STREET-- > z O ___, -'-\ Concrete Walkway 0 I G- p e I - Z Office Bldg Q 9,621?) .F- _Parking. ■I Storm water d pon 2 story CL , ltc E Q I . _ FIXTON 16'-d' Ce 111111 Q .1.,,I1 , . O ..Trash ead.._'...____._Y i- I I F- 31 _1 LL 3 f••2 J I __. Parking _ 0 } . t_ SITE PLAN �► SDR 1999-00001 EXHIBIT MAP N PAHLISCH OFFICE (map is not to scale) BUILDING I ., _ CITY of TIGARD 11116: 11111111.1111ft •• W I GEOGRAPNIO INFORMATION SYSTEM Illaimi VICINITY MAP d�f.l:nrl.Y_ ST � � SDR I999-00007 ■ F� KIN ST 1 AI ILISCI I BEVE(,yND •. ••. $T ,,,,„„„in NJ ■ O F F IC E . .ST SUBJECT BUILDING SITE I III GONZAGA T . . PP Sr re. IN Milli 8 \ SW IIIII HAMPTON ST 11111111A . 111.8 A N ■■ ■■■■■■. 0 200 400 600 Feet I ■ $■.... 1'=473 feet ■ -, At��_� tt _., • ■■ LL1 City of Tigard ti- •■ ! Infomution on this map is for general location only and ■ should W WdRed vdN tM Development Serncea Division. FIR LP 13125 SW Hall Blvd � �`tt�t�`� -- - Tigard.OR 97223 (503)639-4171 hdp:llwuw.a.tigard.or.us Community Development Plot date:Jun 3, 1999;C:lmagic\MAGIC03.APR NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW[SDRI 1999-00007 CITY OFTIIGARD Community Deveropment PAHLSICH HOMES OFFICE BUILDING Shaping A getter Community 120 DAYS = 9/29/99 SECTION I. APPLICATION SUMMARY CASE: PAHLISCH HOMES OFFICE BUILDING Site Development Review SDR1999-00007 PROPOSAL: The applicant has requested approval of a Site Development Review for the construction of a two-story 9,528 square foot office building. APPLICANT: Brian Keicher/Pahlisch Homes OWNER: Bob L. & Sudie E. Tommy 19363 Willamette Drive, #509 7120 SW Gonzaga Street West Linn, OR 97068 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employment; MUE. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. APPLICABLE Community Development Code Chapters 18.360 (Site Development Review); REVIEW 18.390 (Decision Making Procedures); 18.520 (Central Business District CRITERIA: Zoning Districts); 18.620 (Tigard Triangle Design Standards); 18.705 (Access, Egress and Circulation); 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste and Recyclable Storage) 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. 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: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 27, 1999 AND EFFECTIVE ON AUGUST 11, 1999 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 3:30 PM ON AUGUST 10, 1999. Questions: For further information please contact the Planning Division Staff Planner, Julia Hajduk at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. i *—SW GONZAGA STREET—> Z 0 Er 'Emmy N 6C w I no b 0 e ® ri® N S06®Uso® • immom , -, Z Office Bldg II Q Stem mate:pond _ I 9�i` .f. CIA B � C- ON Ib•.1 , IN R. LL t0 eII 0 1 r vi`u".o' raw 0 . rd } _marking - F'-' U I I M A SITE PLAN SDR 1999-00001 EXHIBIT MAP N PAHUSCH OFFICE Imo is not to scale) BUILDING � CITY of TIGARD �'~ VICINITY MAP • �l'u p�T 8T mni I PI InnI � I i SDR 1999-00001 pi a� ism' s, ■ PAHLISCH 7 r� ��•••r H Off ICE .n. ,$). 4 1���% ` a SUBJECT BUILDING N ■■I SITE 1 M�/•` ISM ■ II ;T W I'. _■ rib, ■ �o , N ���� NM ■�II�� . 20 eA M i♦ nan- ■ �� ����1 � Q� ■ NMI • �i REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community EDeve[opment Shaping Better Community DATE: lune 21,1999 TO: Acting Building Official RECEIVED PLANNING FROM: City of Tigard Planning Division JUN 241999 YOFWARD STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: 15031639-4111/Fax: 15031684-1291 SITE DEVELOPMENT REVIEW ISDRI 1999-00001 PAHLISCH HOMES OFFICE BUILDING The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 6,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by 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 Boulevard, 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: fv rtG e). .4( /it k, BrpJc i arrex/Isgle 0"7a )n') Itw.�,�, 4-,i Ar<l1J1tie s)i7 e walk • /}rrlri 'to ./44)/ 6 -e y' ,- 1,21,0 J2ivvidr ? hi'f & />-( 4L, I ) 0.) 5/VtY- ,i -c 4HNn1+; t^ r c i' aree/i J441/ r)v/i2 0?4 il'hf ( ) h 14, ter/4`,;, ).r) . J` c.l I e.4 wA I/l - u� �6>.,, I`t�if w urb✓ rA-c.e It l=.N, Piro tAcf ✓ coor)-Q ‘z.or Of d •"C1P Pco>'^ v*i-c, Ekc 0 1 ,,.,, 1yf / d/ iA ' j'ikA.r6--A7 , MH1 it be Ji✓•c ►^n.h ( aA,4 L/ f.'n t, k& e }-- ()) 4vAateti uf- et+1cic ti r* en FA-r zr' F-71 de v A 10fease provide the following information)Name of Persontsl Commenting: ( Phone Numberts): SDR 1999-00007 PAHLISCH HOMES OFFICE BUILDING REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: July 16, 1999 TO: Julia Hajduk, Associate Planner FROM: Brian Rager, Development Review Engineer FY' RE: SDR 1999-00007, Pahlisch Homes Office Building Description: This approval is for a two-story, 9,528 square foot office building, to be located at 7120 SW Gonzaga Street (WCTM 2S1 01AC, Tax Lot 900). Findings: 1. Streets: TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. This site lies adjacent to SW Gonzaga Street, which is classified as a local street per the Tigard Triangle Design Standards (TTDS). This roadway classification requires a right-of-way (ROW) width of 60 feet. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant is proposing to dedicate an additional five feet of ROW to bring the total to 30 feet from centerline. SW Gonzaga Street is currently paved but not fully improved to meet the current TTDS standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along their frontage. The proposed plans indicate the applicant intends to complete the half-street improvements as a part of this project. Traffic Impact Study Findings A traffic impact study was prepared by Lancaster Engineering, dated April 1999. The study indicates that this project will generate approximately 110 new daily trips, with 16 occurring during the AM peak hour and 15 ENGINEERING COMMENTS SDR 1999-00007 Pahlisch Homes Office PAGE 1 occurring during the PM peak hour. There were two local intersections analyzed: SW 72nd Avenue/Gonzaga Street and SW 72nd Avenue/Hampton Street. Lancaster indicates that the additional traffic from this development will not affect the current levels of service (LOS) at either intersection. No additional transportation improvements were recommended. Offsite Intersection Impacts There are two offsite intersections in the vicinity that are currently failing with a LOS = F. These intersections are 72nd Avenue/Dartmouth Street and 68th Avenue/Dartmouth Street. The Tri County project, which was conditioned to install signals at the intersections, has not moved forward with development. Meanwhile, there are other developments being proposed in the Triangle that will increase overall traffic through these intersections. The Babies R Us project was initially conditioned such that they would not be allowed a final inspection on the building unless the signals at these intersections were in place. The condition did not require BRU to install the signals, but the intent was that they could not occupy and start business unless the signals had been installed. The applicant for BRU argued before the Planning Commission and the City Council that even though BRU is not conditioned to install the signals, they would be potentially placed in a position of having to install them if Tri County had not gotten that far in their development plans. They argued that by placing BRU in that position, they would be faced with improvements that would be out of proportion to their impacts on the system. Kittelson & Associates, who represented BRU, indicated that BRU's impact on the 72nd/Dartmouth intersection, during the PM peak hour, would be approximately 1 .1%. The BRU impact on the 68th/Dartmouth intersection during that same period would be 0.75%. BRU indicated that they would be willing to pay their proportionate share toward the costs of signalizing those intersections. The City Council made a decision on May 11, 1999, to require BRU to pay $20,000 toward the signalization of the 72nd Avenue/Dartmouth Street intersection, and $10,000 toward the signalization of the 68th Avenue/Dartmouth Street intersection. The Magnolia Hi-Fi project was also recently approved by the City. The additional traffic from that development will increase the overall traffic through these intersections. The developer for that project proposed to pay funds to the City for the future signalization of those intersections rather than have to wait for the work to be completed. From Page 15 of Lancaster's traffic report for this project, it can be shown that the development will have an impact on the two intersections. The impacts are very small, but they exist nonetheless. The potential impact ENGINEERING COMMENTS SDR 1999-00007 Pahlisch Homes Office PAGE 2 on the 72nd/Dartmouth intersection is 0.08% and the impact at 68th/Dartmouth is 0.04%. Using simple proportioning, if 1.1% impact corresponds to $20,000 in payment (for BRU), then 0.08% impact corresponds to $1,454.00 in payment. Likewise, if 0.75% impact corresponds to $10,000 in payment (for BRU), then 0.04% impact corresponds to $533.00 in payment. Therefore, based upon the rationale used by the City Council, the applicant shall pay to the City $1,454.00 toward the improvements at 72nd Avenue/Dartmouth Street, and $533.00 toward the improvements at 68th Avenue/Dartmouth Street. Based upon the BRU decision by the Council, this will be an appropriate means to fund the necessary signal improvements. 2. Water: This site lies within the Tualatin Valley Water District (TVWD) service area. The plans indicate that the applicant is proposing to abandon an existing 4-inch main line adjacent to the south edge of the roadway and install a new 8-inch main line in the street. This work will need to be permitted and inspected by TVWD. 3. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located at the intersection of SW Gonzaga Street and 72nd Avenue, which is approximately 240 feet away from this site. In order to serve this site with public sewer, the applicant will need to extend the 8-inch main line easterly in SW Gonzaga Street to this site. In addition, to ensure that the main line can be further extended east of this site to serve other unsewered properties, the applicant will need to extend the main line to their east property line. The plans only show the line extending to a point approximately 33 feet east of their western property line. Their plan will need to be revised to show the sewer extension to the easterly property line. 4. Storm Drainage: The topography of this site slopes to the west toward SW 72nd Avenue. City records indicate that there is a 12-inch public storm drainage line located on the northerly side of SW Gonzaga Street that terminates close to the middle of this site's frontage. There are no as-built records for this storm line, but it appears to flow westerly into an existing storm drainage line in SW 72nd Avenue. The applicant's plans and narrative indicate that they are proposing to provide an onsite storm water detention pond to eliminate any additional impact on the downstream system. Storm water detention is now a ENGINEERING COMMENTS SDR 1999-00007 Pahlisch Homes Office PAGE 3 requirement in Tigard as a result of the Fanno Creek subbasin study recently completed by USA and the City. A detention pond, as proposed by the applicant, is acceptable. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private storm water detention facility to perform construction and visual observation of the facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the detention facility is in compliance with the design and specifications. The applicant's plan also shows that they desire to install a 12-inch storm water culvert along their frontage beneath the new public sidewalk. Staff will not support that design because the location of the culvert does not comply with USA standards and it would be more efficient to utilize the existing storm line on the north side of the road. The proposed catch basin for the applicant's street improvement, as well as the onsite storm water discharge, should be tied into the existing storm line in Gonzaga Street. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The R&O provides for exceptions when a site is small or when site topography makes the installation of the facility impractical. The applicant's engineer indicates that they can design the proposed pond to handle enough volume for detention. But if they had to size the pond to also handle the water quality volume, the design becomes impractical. The site topography is such that in order to maintain proper pipe coverage and grade to convey the storm water through the pond and off site, a fill of approximately 2 to 3 feet would be required on the site. Staff believes the applicant has made an acceptable attempt to provide a water quality facility and it is not practical on this site. The detention aspect of the pond will be provided, and the applicant can pay a fee in-lieu for the water quality portion. ENGINEERING COMMENTS SDR 1999-00007 Pahlisch Homes Office PAGE 4 6. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. 7. Existing Overhead Utility Lines: There are existing overhead utility lines along SW Gonzaga Street. Section 18.810.120 of the 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. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 166 lineal feet; therefore the fee would be $ 4,565.00. 8. Address Assignments: 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 $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site and/or building permit. For this project, the addressing fee will be $30.00. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). 1. Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary 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 improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. ENGINEERING COMMENTS SDR 1999-00007 Pahlisch Homes Office PAGE 5 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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 applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of$30.00. 5. Additional right-of-way shall be dedicated to the Public along the frontage of SW Gonzaga Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 6. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of SW Gonzaga Street. The improvements adjacent to this site shall be constructed in accordance with the Tigard Triangle Design Standards (TTDS), and shall include: A. City standard pavement section from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees between the curb and the sidewalk installed per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; ENGINEERING COMMENTS SDR 1999-00007 Pahlisch Homes Office PAGE 6 underground utilities; J. street signs; K. driveway apron; and L. adjustments in vertical and/or horizontal alignment to construct SW Gonzaga Street in a safe manner, as approved by the Engineering Department. 7. Prior to issuance of the site and/or building permit, the applicant shall pay funds to the City toward the future signalization of the intersections of SW 72'1 Avenue/SW Dartmouth Street and SW 68th Avenue/SW Dartmouth Street. The funds to be paid are as follows: SW 72nd Avenue/SW Dartmouth Street: $1,454.00 SW 68th Avenue/SW Dartmouth Street: $ 533.00. 8. Prior to issuance of the site and/or building permit, the applicant shall obtain a permit from Tualatin Valley Water District for the new water line work proposed in SW Gonzaga Street. 9. The applicant's public improvement construction plans shall indicate that they will extend the proposed 8-inch public sanitary sewer line in SW Gonzaga Street to the eastern boundary of this site. 10. The applicant's public improvement construction plans shall indicate that they will tie their onsite storm drainage and the proposed catch basin into the existing public storm sewer line on the northerly side of SW Gonzaga Street. 11. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the Commercial Plans Examiner. 12. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 13. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. ENGINEERING COMMENTS SDR 1999-00007 Pahlisch Homes Office PAGE 7 14. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 15. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private storm water detention facility to perform construction and visual observation of the detention facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the detention facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 16. The applicant shall either place the existing overhead utility lines along SW Gonzaga 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 $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 4,565.00 and it shall be paid prior to final inspection of the building. I.\eng\bnanr\commen ts\sdr1999-00007.bd r.doc ENGINEERING COMMENTS SDR 1999-00007 Pahlisch Homes Office PAGE 8 ,07/07/99 08:36 FAX 503 6403525 UNIFIED SEWERAGE AGENCY 12001 COMMENTS FOR COM CITY OFTIGARD Community(Development Shaping (Better Community DATE: June 21,1999 TO: Julia Huffman,USA/SWM Program ri(� 8 nFROM: City of Tigard Planning Division 19C f � STAFF CONTACT: Julia Powell Halduk,Associate Planner Rv Phone: (503)639-4171/Fax: (5031 684-7297 SITE DEVELOPMENT REVIEW(SORT 1999-00007 PAHLISCH HOMES OFFICE BUILDING < The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 6,1999. You may use the space provided below or attach a separate letter to return your comments. It you are unable to respond by 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 Boulevard, 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: 2 ee \- k ))e ,J Y� • � JI(TLise provide the following information)Name of Persontsl Commenting: 044_ /-2 /J y Phone Numbertsl: o U Gcn1 IFCT Fr-g7 rfMMFNTS , ,07/07/99 08:37 FAX 503 6403525 UNIFIED SEWERAGE AGENCY Z1002 U R f ori UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: July 7, 1999 TO: Julia Powell Hajduk, City of Tigard FROM: Julia Huffman, USA \I,. SUBJECT: Pahlisch Homes Office Building, SDR 1999-00007 SANITARY SEWER The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25- year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. 14c Nnrth First Avenue.Suite 270.MS 10 phone: 503/648-8621 • . REQUEST FOR COMMENTS CITY OF TIGARD Community(Development ShapingA Better Community DATE: June 21,1999 TO: Michael Miller,Operations Utility Manager FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: 15031639-4171/Fax: J5031 684-7291 SITE DEVELOPMENT REVIEW ISDRI 1999-00001 PAHLISCH HOMES OFFICE BUILDING The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 6,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by 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 Boulevard, 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: NTi't uA L.1AT1 rJ 13-ra, L'C fmt MM63'1 S . v '► (Please provide thefolluun'ng information)Name of Personts)Commenting: tt.E.✓c. I Phone Numberts):k SDR 1999-00007 PAHLISCH HOMES OFFICE BUILDING REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community cDeve(opment Shaping Better Community DATE: lune 21,1999 RECEIVED PLANNING TO: Jim Wolf,Tigard Police Department Crime Prevention Officer JUL 13 1999 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: [503)639-4171/Fax [5031684-7297 SITE DEVELOPMENT REVIEW[SDR)1999-00001 ➢ PAHLISCH HOMES OFFICE BUILDING < The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 6,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by 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 Boulevard, 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: V � (Please provide the fodowing information)Name of Person[s]Commenting: d Im �o 1� Phone Number[sl: 2.x,0 SDR 1999-00007 PAHLISCH HOMES OFFICE BUILDING REQUEST FOR COMMENTS REQUEST FOR COMMENTS TY O �� CITY OF TIGARD Community Development ShapingA Better Community DATE: lune 21,1999 TO: Development Services Technicians: Sherman: Geo: /7 Bonnup��ig• ' Debbie: ✓ RECEIVED PLANMNG FROM: City 01 Tigard Planning Division JUN 2 9 1999 STAFF CONTACT: Julia Powell Haiduk,Associate Planner CITY OF TIGARD Phone: (5031 639-4111/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW[SDRI 1999-00001 PAHLISCH HOMES OFFICE BUILDING The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 6,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by 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 Boulevard, 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: la (Please provide thefoaowing information)Name of Person's)Commenting: Phone Number(sl: SDR 1999-00007 PAHLISCH HOMES OFFICE BUILDING REQUEST FOR COMMENTS REQUEST FOR COMMENTS TY O �� I CITY OF TIGARD Community(DeveCopment Shaping Better Community DATE: lune 21,1999 TO: Elaine Self,GTE FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: (503)639-4111/Fax: (5031684-1297 SITE DEVELOPMENT REVIEW MDR)1999-00007 PAHLISCH HOMES OFFICE BUILDING The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 6,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by 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 Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed ta he proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 0 •. I A (% A I1�1 1 � ' iS1 Wit. _ • I 6; A "VI A *IF, y_ 41 . 1- •A • _ • (cCease provide the folio-wing information)Name of Person(s)Commenting: / / / I Phone Numbertsl: l: ,S9' SDR 1999-00007 PAHLISCH HOMES OFFICE BUILDING REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY O TIIGARD Community(Development Shaping Better Community DATE: June 21,1999 RECEIVED PLANNING _ TO: Julia Huffman,USA/SWM Program 091999 � C (-' � FROM: City f Tigard Planning Division ,JUL J U ry 9 9 CITY OF TI UN 2 2 1999 STAFF CONTACT: Julia Powell Hajduk,Associate Planner Ry Phone: [5031639-4111/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDR)1999-00001 PAHLISCH HOMES OFFICE BUILDING The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18-360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 6,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by 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 Boulevard, 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: 1 e6 j V ►► (Tlease provide the following information)Name of Person[sl Commenting: 1,44, 71-1111 Phone Number[sl: — SDR 1999-00007 PAHLISCH HOMES OFFICE BUILDING REQUEST FOR COMMENTS UNIFIED SEWERAGE AGENCY OF WASHINGTON COLI NT air DATE: TE• E11 jQ�NDU RECEIVED �'' TO: July 7, 1999 M PLANNING JUL FROM Julia Powell Naldu city e FT1044 SIIg J Julia Hum C'ty°f Tigard ""�i7 ECT an, USA 1'ahlisch Homes Office , / SANITARY Building, SD SEWER R I999.00007 disposal development should be available t be Jul accordance d provided with a means STORM Phill adla ent996 edition)• EEO e6. 4 should vsa1 for SEW properties, Engineer (Unified sanitary The development ER , or extend service as Ve ye t orage Agency Theme storm Pment as required that Public cys C°nst ans of sewer sho ow, 96,44r available have access to byR&O 96 Mary sewer t tlos year, downstream storm sh u and uphill adjacent Public storm WATER 24.hewr st°rm able t up l°g al alropert S o er Engineer extend owns QUALITY event, the conveyance does ntot have he capacity clan conveyance on st the should V enfV that Dsuper should responsible f°rmi mitigating tl�e vstejn lS n�c9uired bby cted as part provide fthi d a later ting the how olulne during a 2S f ea water quality. facility to treat the new impervious Surface being 155 h First Avenu e,y 7�MS 1 p Phone: 503/648-8621 Oregon g24 307� FAX:S03/640-3525 REQUEST FOR COMMENTS CITY TIIGARD Community(nevefopment Shaping Better Community DATE: June 21,1999 TO: Brian Moore,PGE Service Design Consultant FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: [503)639-4111/Fax: [5031 684-7297 SITE DEVELOPMENT REVIEW(SDRI 1999-00007 y PAHLISCH HOMES OFFICE BUILDING The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 Attached is the Site Plan, Vicinity Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 6,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by 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 Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: k 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: (Please provide the forrowing information)Name of Persons)Commenting: ,>.„3 I Phone Number[s): A40b SDR 1999-00007 PAHLISCH HOMES OFFICE BUILDING REQUEST FOR COMMENTS N'� IREQUEST FOR COMMENTS 4,a-1l l REQUEST FOR COMMENTS CITY�OFTIGARD Community(Development S(apingA(Better Community DATE: June 21,1999 RECEIVED PLANNING TO: John Roy,Property Manager/Operations Department JUN 2 2 1999 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: [5031639-4171/Fax: [5031684-1291 SITE DEVELOPMENT REVIEW[SDR)1999-00001 PAHLISCH HOMES OFFICE BUILDING The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 Attached is the Site Plan,Vicinity May and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 6,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by 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 Boulevard, Tigard, OR 97223. PLE CHECK THE FOLLOWING ITEMS THAT APPLY: __L% We 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: 4 - ►r (Tlease provide the following information)Name of Person[sl Commenting: Phone Number[s): g I% SDR 1999-00007 PAHLISCH HOMES OFFICE BLILDING REQUEST FOR COMMENTS Jun-23-99 01 : 13P TCI F-- . Helens 503 397 5686 P.01 'f M 4CL FAX COVER. SHEET DATE: .. / TIME: + 46 f?r�-'t i. TO . { /",G. 1,, '�GK.4.�� -G•C• < &t 4 ' �f r..1i,, 4 e: rte; " t� Z, :,,-, �. r FROM: r 1 . ,eL ..�'�°'`' r"'2 r __ _arl:._ ._. ' __ ; Ar "."..s1 ,t• ,. _„ TCI OF TUALAT I N VALLEY 14200 S.W. ERIGAGOON CT . BEAVERTON , OREGON 97005 PHONE : ( 503) 605-4895 FAX : ( 503) 646-8004 NUMBER OF PAGES IN THIS TRANSMISSION INCLUDING THIS COVER SHEET: ; ; ,, -- NOTES: TCI of Tua oOn Vanoy,inc. 14200 S.W.B=±gadoo* Caul Seaveiton,OCI 97005 (503)605435 FAX(503)644-E30G4 M E l Oppo Lowy tr vcvb. Jun-23-99 01 : 13P TCI F•- _ Helens 503 "197 5686 P .02 REQUEST FOR COMMENTS CITY OF TIGARD o( turn;way 1)L.1.,•,ti:pprtertr g_4(Better Co In u tut) DATE; lune 21,1999 TO: Pal McGann Tel Cablevlsion of Oregon FROM: 4.01.0:110411 Plannioslivision STAFF CONTACT: iu114 leoiNAO MIMIC Associate Planner Phone: 15031639-4171/Fax 1503)6844291 SITE DEVELOPMENT REVIEW ISOM 1909-00001 PAHLISCH HOMES OFFICE BUILDING „„. The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S1O1AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765., 18/90, 18.795, and 18.810 Attached is the Site Plan.Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE..NE.ELLY.Q1LR_CD.M. 1E.NIS BACe..KaY: JOY 6,1999. You may use the space provided below or attach a separate letter to return your comments. Ilya°are unable to respond hy Me 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 Boulevard, Tigard, OR 97223. inuiSE CHECK THE FOLLOWING ITEMS THAT APPLY: . , 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: ......_ • 1(meaye,provuir theliyiK7wingiVi7rmation)Name of Person(s)Commentingr--7) „I C. AZ Phone Numherts): 0 _ • — SOif"699-00(47 5,74-.17,75-417-tot4g6FiCE 6-0 Lbir-NT3 REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community Development Shaping Better Community DATE: lune 21,1999 TO: Nadine Smith,Long Range Planning Supervisor RECEIVED PLANNING FROM: CitY of Tigard Planning Division JUN 21 1999 STAFF CONTACT: Julia Powell Hajduk,Associate Planner CITY OF TIGARD Phone: [5031639-4111/Fax: [5031684-1297 SITE DEVELOPMENT REVIEW[SDRI 1999-00007 ➢ PAHLISCH HOMES OFFICE BUILDING The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: IIILY 6,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by 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 Boulevard, 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: ti ti (PThase provide the following information)Name of Person[sl Commenting: Phone Numher[sl: I SDR 1999-00007 PAHLISCH HOMES OFFICE BUILDING REQUEST FOR COMMENTS REQUEST FOR COMMENTS Au- Ail CITY OF TIGARD Community(Development Shaping A Better Community DATE: lune 21,1999 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner Phone: [5031 639-4171/Fax: [5031604-7297 SITE DEVELOPMENT REVIEW[SDRI 1999-00007 PAHLISCH HOMES OFFICE BUILDING The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square 1 foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JULY 6,1999. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by 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 Boulevard, 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: v ((lease provide the following information)Name of Person[s]Commenting: 1 Phone Number[sl: SDR 1999-00007 PAHLISCH HOMES OFFICE BUILDING REQUEST FOR COMMENTS • REQUEST FOR COMMENTS • NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS [IT Area: (Cl (El (Sl (WI CITIIEN INVOLVEMENT TEAMS ci Place for review in Library ClTBookts) , FILE NOISR.: -'.1 Li v i FILE NAME'S]: PO r ; ' •c,• 1 t'l, LI r..*-K CITY OFFICES LONG RANGE PLANNING/Nadine Smith,sum :a COMMUNITY DVLPMNT.DEPT./LMPSSSl Svcs Technicians POLICE DEPT./Jim Wolf,Cnme Prevention oece, BUILDING DIV./David Scott,BuddIng OC¢w ENGINEERING DEPT./Brian Rager,Dalpmm RevewEngfneer t WATER DEPT./Michael Miller,uletesManager __CITY ADMINISTRATION/Cathy Wheatley,Cry Recorder OPERATIONS DEPT./John Roy,properlyranage, _OTHER SPECIAL DISTRICTS _TUAL.HILLS PARK&REC.DIST.*F TUALATIN VALLEY FIRE&RESCUE * TUALATIN VALLEY WATER DISTRICT* UNIFIED SWRGE.AGENCY* Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street,NE _Mike Matteucci,Nerghbrhd Cooro PO Box 369 PO Box 59 Salem,OR 97310-1337 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street,NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _Paulette Allen,Grow .&rSManagementCoordinator _OR.DEPT.OF LAND CONSERV DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coontnator(CPA'sfZ0A s) 635 Capitol Street NE,Suite 200 PO Box 2946 _CITY OF KING CITY * Salem,OR 97301-2540 Portland,OR 97208-2946 City Manager _METRO AREA BOUNDARY COMMISSION 15300 SW 116th Avenue 800 NE Oregon Street _OREGON DEPT.OF TRANS.(000T) _WASHINGTON COUNTY King City,OR 97224 Building#16,Suite 540 Aeronautics Division Dept.of Land Use&Trans. Portland,OR 97232-2109 Tom Highland,Plannirq 155 N. First Avenue _CITY OF LAKE OSWEGO * 3040 25th Street,SE Suite 350,MS 13 Planning Director OR.DEPT.OF ENERGY Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Bonneville Power Administration Brent Curtis(CPAs) Lake Oswego,OR 97034 Routing TTRC-Attn: Renae Ferrera ODOT,REGION 1 * Scott King(cPA'S) PO Box 3621 Sonya Kazen,Dvlpent Rev.coo.a Mike Borreson(Engineer) CITY OF PORTLAND Portland,OR 97208-3621 123 NW Flanders Jim Tice(IG S) David Knowles,Planning Bureau De. Portland,OR 97209-4037 _Tom Harry(Current Pt.Apps) Portland Building 106,Rm. 1002 _OREGON,DEPT.OF ENVIRON.QUALITY Phil Healy(Current Pl.Apps.) 1120 SW Fifth Avenue 811 SW Sixth Avenue ODOT,REGION 1 -DISTRICT 2A* Sr.Cartographer(ce.,ac.)rrs to Portland,OR 97204 Portland,OR 97204 Jane Estes,Perrnspecaust 5440 SW Westgate Drive,Suite 350 _ODOT,REGION 1 -DISTRICT 2A Portland,OR 97221-2414 .. b�,� Right-of-Way Section(Vacatans) Q e i „ *44 Q U in to 1 i ry,�,p 4 f a-LW, ( 1+i*S. Rick Reeves • •�+�•4 `l 123 NW Flanders fl2Rr L 5 T O 9 4- 5To4,ry.► 3%AL*,NA-0 c CA-4.-Cv414 'I'7odd Portland,OR 97209-4037 r- - h f UTILITY PROVIDERS AND SPECIAL AGENCIES. _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE RJR,OREGON ELECTRIC RJR(Burlington Northern/Santa Fe RJR Predecessor) Robert I. Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS VTCI CABLEVISION OF OREGON _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations only) Pat McGann Michael Kiser,Project Planner 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court 710 NE Holladay Street Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 Portland,OR 97232 Beaverton,OR 97006-4886 PORTLAND GENERAL ELECTRIC i NW NATURAL GAS COMPANY GENERAL TELEPHONE _ US WEST COMMUNICATIONS Brian Moore,Svc.Design Consultant Scott Palmer Elaine Self,Engineering Patty Stambaugh,Engineering 9480 SW Boeckman Road 220 NW Second Avenue MC: ORO3O546 8021 SW Capitol Hill Rd,Rm 11( Wilsonville,OR 97070 Portland,OR 97209-3991 Tigard,OR 97281-3416 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 TCI CABLE(Apos EoIHalVNof99W) Marsha Butler,Administrative Offices Joy-Gay Pahl,Demographs&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006 Portland,OR 97232 * -IMOICABtS AvVOMAMIC NOTIFICATION IF WITHIN SOO. OF THIS SUB/ter DAOVe08r FOR Ailr/ALL cur PROJECTS. (PROJECT PLAMNtR IS RLSPOMUIRLL FOR IIIOICAflNC PART/LS TO MOTIFP; hApatty\rnasters\rfcnotice.mst 22-Apr-99 , A, AFFIDAVIT OF MAILING CFrYOFTIOARD Community cDeveIapment Shaping Better Community STATE OF OREGON ) County of Washington )ss. City of Tigard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Chad(Appropriate Box(s)Beim) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: r� AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director © NOTICE OF DECISION FOR: SDR1999-00007/PAHLISCH HOMES OFFICE BUILDING ❑ AMENDED NOTICE (File No./Name Reference) 10 City of Tigard Planning Director E NOTICE OF PUBLIC HEARING FOR: F—/ / E AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER NO. FOR: -- AMENDED NOTICE (File No./Name Reference) (Date of Public Heanngs) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF: (Type/Kind of Notice) FOR: I (File No!Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE'S] of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B",'on the 27th day of 11111 1999, and deposited in the United States Mail on the 2l"day of July,1999, postage prepaid. r (..._,/ _ A 1...r ..1..�,�� . ('arson 'tifMired No.r e) ubscribed and sworn/affirmed b- re me on the day of �W , 19C?y -ip OFFICIAL SEAL ��Ce2tlL�2 I_/ ,.. DIANE M JELDERKS I I I '�i '..?NOTARY PUBLIC-OREGON COMMISSION NO.326578 My Commission Expires: 9' �.�3 MY COMMISSION EXPIRES SEPT.07,2003 • EXHIBIT A i R *410TICE bn Io e I ■ Rom ISDRII999400 CITY OF TIGARD p A Community Development PM�CBHO OFFICE BUILDING ShapingABette>Community 120 DAYS = 9/29/99 SECTION I. APPLICATION SUMMARY CASE: PAHLISCH HOMES OFFICE BUILDING Site Development Review SDR1999-00007 PROPOSAL: The applicant has requested approval of a Site Development Review for the construction of a two-story 9,528 square foot office building. APPLICANT: Brian Keicher/Pahlisch Homes OWNER: Bob L. & Sudie E. Tommy 19363 Willamette Drive, #509 7120 SW Gonzaga Street West Linn, OR 97068 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employment; MUE. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. APPLICABLE Community Development Code Chapters 18.360 (Site Development Review); REVIEW 18.390 (Decision Making Procedures); 18.520 (Central Business District CRITERIA: Zoning Districts); 18.620 (Tigard Triangle Design Standards); 18.705 (Access, Egress and Circulation); 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste and Recyclable Storage) 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that"the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. PAHLISCH HOMES OFFICE BUILDING PAGE 1 OF 26 SDR 1999-00007 CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. (Unless otherwise specified, the Staff contact is Brian Rager with the Engineering Department at 503-639-4171.) 1. Submit revised plans that show the walkway width is a minimum of 6 feet wide on both the site plan and the landscape plan. The walkway shall not have any objects such as a bicycle rack within the 6 foot area. The bicycle rack may be on the walkway if it is wider than 6 feet. 2. Submit a written sign-off from franchise hauler that the proposed facility meets waste hauler standards and provide a 10-foot-wide gate opening to the enclosure. Staff Contact: Julia Hajduk. 3. A detailed bicycle parking design shall be provided, which demonstrates compliance with the requirements of 18.765.050.C. Staff Contact: Julia Hajduk. 4. Submit a revised site plan showing the location and screening of the refuse collection area, gas meter and air conditioners (CDC Section 18.745.050.E.2). Staff Contact: Julia Hajduk. 5. Submit a lighting plan for review and approval by the Police Department that shows lighting at the pedestrian areas. Staff Contact: Jim Wolfe. 6. Submit a detail of handicapped accessible pedestrian accessway that will be provided from the parking lot to the proposed building. Staff Contact: Jim Funk. 7. A detailed plan shall be provided to indicate if wheel stops will be provided in accordance with Section 18.765.040.J. Staff Contact: Julia Hajduk. 8. The applicant shall provide the following: tree mitigation plan for 24 caliper inches; post a bond to ensure planting of the mitigation trees; record a deed restriction for those trees that are to be preserved; submit an arborist report providing recommended tree protection measures; and construct the recommended tree protection measures for the trees to be preserved prior to commencement of construction. (The deed restriction may be removed or may be considered invalid if a tree preserved in accordance with this section should either die, or be determined to be a hazardous tree by a certified Arborist.) Staff Contact: Julia Hajduk. 9. Prior to issuance of building permits, submit calculations that show the square footage of the areas excluded from the floor area calculations (vents, shafts, etc.) 8,964 square feet or less or revise the plan so that the FAR is 40% or less. Staff Contact: Julia Hajduk. 10. Revise the elevation plans to show that 50% of the ground floor wall area will have windows. Provide the dimensions for staff to confirm that this is met. Staff Contact: Julia Hajduk. 11. Prior to final occupancy, all roof-mounted equipment must be screened. Staff Contact: Julia Hajduk. 12. Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary 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 improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall). PAHLISCH HOMES OFFICE BUILDING PAGE 2 OF 26 SDR 1999-00007 13. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. 14. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 15. Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of$30. 16. Additional right-of-way shall be dedicated to the Public along the frontage of SW Gonzaga Street to increase the right-of-way to 30 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 17. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of SW Gonzaga Street. The improvements adjacent to this site shall be constructed in accordance with the Tigard Triangle Design Standards (TTDS), and shall include: A. City standard pavement section from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; F. street trees between the curb and the sidewalk installed per TTDS requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs; K. driveway apron; and L. adjustments in vertical and/or horizontal alignment to construct SW Gonzaga Street in a safe manner, as approved by the Engineering Department. 18. Prior to issuance of the site and/or building permit, the applicant shall pay funds to the City toward the future signalization of the intersections of SW 72nd Avenue/SW Dartmouth Street and SW 68th Avenue/SW Dartmouth Street. The funds to be paid are as follows: SW 72nd Avenue/SW Dartmouth Street: $1,454 SW 68th Avenue/SW Dartmouth Street: $ 533 19. Prior to issuance of the site and/or building permit, the applicant shall obtain a permit from Tualatin Valley Water District for the new water line work proposed in SW Gonzaga Street. 20. The applicant's public improvement construction plans shall indicate that they will extend the proposed 8-inch public sanitary sewer line in SW Gonzaga Street to the eastern boundary of this site. PAHLISCH HOMES OFFICE BUILDING PAGE 3 OF 26 SDR 1999-00007 • 21. The applicant's public improvement construction plans shall indicate that they will tie their onsite storm drainage and the proposed catch basin into the existing public storm sewer line on the northerly side of SW Gonzaga Street. 22. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on- site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and will be calculated by the Commercial Plans Examiner. 23. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED: 24. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 25. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 26. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private storm water detention facility to perform construction and visual observation of the detention facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the detention facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 27. The applicant shall either place the existing overhead utility lines along SW Gonzaga 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 $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,565 and it shall be paid prior to final inspection of the building. THIS APPROVAL. SHALL BE Y,AI1D FOR MONTHS I*i OHE EFFECTIVE DATE=OF THIS DECISION: SECTION III. BACKGROUND INFORMATION Site History: A residence and storage shed exist on the 22,410 square foot lot. A Pre-Application Conference was held in 1998. No other development activity was found on the site. PAHLISCH HOMES OFFICE BUILDING PAGE 4 OF 26 SDR 1999-00007 • Vicinity Information: The site is located at 7120 SW Gonzaga Street. The parcel of land is located on the south side of SW Gonzaga Street. Residences are located to the east of the site. Kaiser Permanente is located to the south of the site. The land to the west of the site is vacant. The subject site and the land surrounding the existing homesite are located in the MUE Zone. Site Information and Proposal Description: The 22,410 square foot lot contains a residence, metal shed and is landscaped. The applicant proposes a two-story 9,528 square foot building to be located in the northwest portion of the site. The building is located approximately 14 feet from the west property line, 70 feet from the east property line, 50 feet from the rear property line. It will have a zero (0) foot front yard setback once the street right-of-way is dedicated and the property is improved with sidewalk curbs and gutters. A 33-space parking lot is proposed along the east and rear portions of the site. A 6-foot tall concrete masonry fence is proposed along the east property line. The existing arborvitae hedgerow along the east, south and west property lines will be retained. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Site Development Review - Chapter 18.360: Section 18.360.030.A provides that Site Development Review for a new development or major modification of an approved plan or existing development shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.360.090. In compliance with Section 18.390.040, a pre-application conference was held in 1998. An application for Site Development Review was submitted and subsequently deemed complete on June 2, 1999. Notice of pending Type II Administrative Decision was given, as required by Section 18.390.040.C. The relevant approval criteria are addressed below with respect to the factual information provided by the applicant and are the basis for this Director's decision. Section 18.360.090 states that the Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: Compliance with all of the applicable requirements of this Title including Chapter 18.800, Street and Utility Standards. The applicable review criteria in this case include the following chapters of the Community Development Code: 18.360, Site Development Review; 18.390, Decision Making Procedures; 18.520, Commercial Zoning Districts; 18.705, Access, Egress and Circulation; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste and Recyclable Storage; 8.765, Off-Street Parking; 18.780, Signs; 18.790, Tree Removal; 18.795, Visual Clearance Areas; and 18.810, Street and Utility Improvement Standards. The development standards and requirements of these chapters are addressed below, followed by the specific Site Development Review Criteria. The proposal contains no elements related to the provisions of the following chapters: 18.400, Land Division; 18.600, Community Plan Area Standards; 18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Design Compatibility Standards; 18.725, Environmental Performance Standards; 18.740, Historic Overlay; 18.742, Home Occupations; 18.750, Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.775, Sensitive Lands; 18.785, Temporary Uses; 18.797, Water Resources Overlay District; and 18.798, Wireless Communications Facilities. These chapters are, therefore, found to be inapplicable as approval standards. PAHLISCH HOMES OFFICE BUILDING PAGE 5 OF 26 SDR 1999-00007 Impact Study: Section 18.390.040.B.2.e. states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. According to the applicant, city services will be provided as required. The applicant is proposing to construct paved parking, landscaping and install street trees in conjunction with the proposed office building. A new driveway is being proposed along SW Gonzaga Street, which will result in street improvements (including the dedication of five feet of right-of-way). SW Gonzaga Street is designated as a local street on the Tigard Transportation Plan. The applicant's narrative also indicates that six-foot-wide public sidewalks, sanitary sewers, and an on-site storm retention facility will be provided. According to the Washington County Traffic Impact Fee (TIF) ordinance, 32% of a project's impacts are met by its TIF assessment in Tigard on arterial and collector streets. This leaves 68% unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the equation provided by the Larson, Mackenzie Engineering, Dolan Findings, June 1995. The proposed retail building will generate additional vehicle trips on the City' street system. The added trips will take up capacity on the City street system that must be accommodated by infrastructure improvements. According to the TIF ordinance, an office use has a trip generation factor of 16.31 trips per 1,000 square feet of gross floor area. Because the applicant has proposed to develop 9,528 square feet of general office use, this new use would be expected to generate 155.4 vehicle trips per day. The general office per trip TIF assessment is $184 according to the Washington County TIF ordinance (July1,1999). Using the above, the unmitigated impact of the proposal is as follows: Full Impact 155.4 x $575 = $89,355.0 Less TIF Assessment 155.4 x $184 = $28,593.6 Unmitigated $60,761.4 The applicant is proposing to dedicate an additional 5 feet (816 square feet) of right-of-way and construct half street improvements along SW Gonzaga Street. Based on the City's CIP budget for purchases of property for street ROW, property is assessed at $3 per square foot. Assuming a cost of $3 per square foot and the cost of half street improvements along a local street being $200 per lineal foot, it is estimated that the total cost of the dedication and improvement of SW Gonzaga Street is $35,448 (816 sq. ft. x $3 plus 165 feet x $200). In addition, as discussed in detail further in this decision, the applicant's impact to off-site intersections will require payment of $1,987 towards traffic signals at the Dartmouth Street/68`h Avenue and Dartmouth Street/72' Avenue intersections. Upon completion of this development, the applicant will be required to pay TIF's of approximately $28,355.60. Based on the estimate that total TIF fees cover 32% of the impact on major street improvements citywide, a fee that would cover 100% of this project's traffic impact is $89,355.0 ($28,593.6 divided by .32). The difference between the TIF paid and the full impact is considered an unmitigated impact. Since the TIF paid is $28,593.6, the unmitigated impact can be valued at $60,761.4. Given these estimates, the cost of dedication, improvements and contribution to off-site intersection impacts more than meets the roughly proportional standard and does not exceed the unmitigated impact. PAHLISCH HOMES OFFICE BUILDING PAGE 6 OF 26 SDR 1999-00007 • Use Classification: The applicant is proposing to build an office building. This use is classified in Code Section 18.130 as Commercial Office The applicant is proposing to build an office building. An office use is permitted in the MUE zone. Dimensional Requirements: The MUE Zoning District standards are contained in Table 18.520.2. STANDARD MUE PROPOSED Minimum Lot Size None N/A Minimum Lot Width 50'. 163'. Minimum Setbacks Front yard Oft O ft - Side facing street on corner& -- -- through lots Side yard 0/20ft [3] 14ft; 70 ft - Rear yard 0/20ft. [3] 50 ft Distance between front of -- - Garage& property line -- -- Abutting a public or private Street Maximum Height 45 ft 24 ft. Maximum Site Coverage [2] 85% 77% Maximum Landscape Requirement 15% 23% [2] Includes all buildings and impervious surfaces. [3] There are no setback requirements, except 20 feet where a commercial use within the district abuts a residential zoning district. The table above compares the applicant's proposal with the minimum dimensional standards of the MUE zone. The front, side and rear yard setbacks do not apply because the site does not abut residential zoning. In addition to the above standards, the MUE zone has a maximum Floor Area Ratio (FAR) for all commercial and industrial uses of .40. The site is 22,410 square feet which allows 8,964 square feet. The building size is 9,528 square feet, however the narrative states that the net floor area after subtraction of items excluded from the floor area definition meets the .4 requirement. Staff can not confirm this and will require the applicant to provide detailed floor calculations to insure that the max FAR standard is met. FINDING: Because the plan does not adequately show the dimensions in a way that staff can confirm which areas are not included in the floor area calculations, staff can not find that this standard has been met. If the applicant submits calculations that show the square footage of the areas excluded from the floor area calculations (vents, shafts, etc.) and if the remaining area is 8,964 square feet or less, the Floor Area requirement will be satisfied. CONDITION: Prior to issuance of building permits, submit calculations that show the square footage of the areas excluded from the floor area calculations (vents, shafts, etc.) 8,964 square feet or less or revise the plan so that the FAR is 40% or less. TRIANGLE DESIGN STANDARDS: Design standards for public street improvements and for new development and renovation projects have been prepared for the Tigard Triangle. These design standards address several important guiding principals adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high quality image for the area. PAHLISCH HOMES OFFICE BUILDING PAGE 7 OF 26 SDR 1999-00007 All new developments 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 Tigard Triangle. The following design standards apply to all development located within the Tigard Triangle. If a standard found in this section conflicts with another standard in the Development Code, standards in this section shall govern. The criteria may be adjusted if the adjustment approval criteria, which are found in Section 18.620.090.C.1-4, have been met. The criteria provides that an adjustment may be granted if granting the adjustment will continue to meet the purpose of the standard(s) to be modified in an acceptable alternative manner; and the proposal will not significantly detract from the livability or appearance of an area and the proposal will be consistent with the desired character of the area; and if more than one adjustment is being requested, the cumulative effect of the adjustments as well as each individual adjustment results in a project which is still consistent with the overall purpose, goals and standards of the zone; and granting the adjustment is the minimum necessary to allow the proposed use of the site; and any impacts resulting from the adjustment are mitigated to the extent practicable. Street Connectivity: All development must demonstrate how one (1) of the following standard options will be met. Variance of these standards may be approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or freeways, or environmental constraints such as major streams and rivers prevent street extensions and connections. Design Option: a. Local street spacing shall provide public street connections at intervals of no more than 660 feet; b. Bike and pedestrian connections on public easements or right-of-way shall be provided at intervals of no more that 330 feet. Performance Option: a. Local street spacing shall occur at intervals of no less than eight (8) street intersections per mile; b. The shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance; c. The shortest pedestrian trip on public right-of-way from a local origin to a collector or greater facility is no more than one and one-half the straight-line distance. The applicant has indicated that this standard does not apply. This does, however apply and staff has determined that the performance option is met on this site because Gonzaga is approximately 1/8 a mile and there are 2 intersections (once 70th is fully improved). The requirement that "the shortest vehicle trip over public streets from a local origin to a collector or greater facility is no more than twice the straight-line distance standard" has been interpreted as the distance from a driveway entrance to a collector or larger classification street. In this case, the project meets this requirement because the distance between the driveway access and 72nd (an arterial) is the same distance. The shortest pedestrian trip standard has been interpreted to mean that a pedestrian should not have to travel more than one and one-half (1'/2) times the shortest straight line distance from the driveway entrance to the farthest proposed building entrance. In the plan proposed, the pedestrian path from the driveway entrance to the store entrance is the straight line distance. PAHLISCH HOMES OFFICE BUILDING PAGE 8 OF 26 SDR 1999-00007 FINDING: Because the proposal meets the performance option for both SW Atlanta Street and SW Dartmouth Street, the Street Connectivity Standards have been met. Site Design Standards: All development must meet the following site design standards. If a parcel is one (1) acre or larger a phased development plan must be approved demonstrating how these standards for the overall parcel can be met. Variance to these standards may be granted if the criteria found in Section 18.134.050 (Criteria for Granting a Variance) is satisfied. Building placement on Major and Minor Arterials and the street: Buildings shall occupy a minimum of 50 percent of all street frontages along Major and Minor Arterial Streets. Buildings shall be located at public street intersections on Major and Minor Arterial Streets. Gonzaga is listed as a local street on the Tigard Triangle Design Standard street plan, therefore, this standard does not apply. Building setback: The minimum building setback from public street rights-of-way or dedicated wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 10 feet. Upon dedication of 5 feet of right-of-way as proposed, the building will be 0 feet from the property line. Front yard setback design: Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and a public street or accessway. If a building abuts more than one (1) street, the required improvements shall be provided on all streets. Landscaping shall be developed to an L-1 standard on public streets. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. Benches and other street furnishings are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. There is no space between the structure and the property line. A 10 foot lawn and a 6 foot sidewalk will extend from the property line to the street. Landscaping requirements are addressed and conditioned further in this decision. Walkway connection to building entrances: A walkway connection is required between the building's entrance and the public street or accessway providing access to the property. This walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving materials. Building entrances at a corner near a public street intersection are encouraged. These areas shall contribute to the minimum landscaping requirement per Section 18.620.070. The applicant's landscape plan shows a 7 foot walkway will extend from the public street to the entrance, however, the site plan shows a walkway that varies in width from 4-8 feet. Staff will need to see plans that show consistency with one another and that shows a minimum 6-foot-wide walkway. The site plan shows a bike rack in the walkway which must be outside the required 6-foot walkway area. Parking location and landscape design: Parking for buildings or phases adjacent to public street rights-of-way must be located to the side or rear of newly constructed buildings. The applicant's plan shows that parking will be located to the rear and side of the proposed building. FINDING: Based on the analysis above, the Site Design Standards have not been fully satisfied. If the applicant complies with the condition listed below, the standards will be met. PAHLISCH HOMES OFFICE BUILDING PAGE 9 OF 26 SDR 1999-00007 CONDITION: Submit revised plans that show the walkway width is a minimum of 6 feet wide on both the site plan and the landscape plan. The walkway shall not have any objects such as a bicycle rack within the 6 foot area. The bicycle rack may be on the walkway if it is wider than 6 feet. Building Design Standards: All non-residential buildings shall comply with the following design standards. Variance to these standards may be granted if the criteria found in Section 18.370.010 (Criteria for Granting a Variance) are satisfied. Ground floor windows: All street-facing elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50 percent of the ground floor wall area with windows, display areas or doorway openings. The ground floor wall area shall be measured from three (3) feet above grade to nine (9) feet above grade the entire width of the street-facing elevation. The ground floor window requirement shall be met within the ground floor wall area and for glass doorway openings to ground level. Up to 50 percent of the ground floor window requirement may be met on an adjoining elevation as long as all of the requirement is located at a building corner. The applicant's elevation plans dated 3-31-99 do not show that the 50% wall area requirement has been met. The square footage of the wall area measured between 3 and 9 feet above the ground multiplied by the length of the wall is 432 square feet. The window area measured by staff is approximately 204 square feet. A condition of approval will be that the applicant provides calculations and revised elevations showing 50% of the wall area will be windows. Building facades: Facades that face a public street shall extend no more than 50 feet without providing at least one (1) of the following features: (a) a variation in building materials; (b) a building off-set of at least 1-foot; (c) a wall area that is entirely separated from other wall areas by a projection, such as an arcade; or (d) by another design features that reflect the building's structural system. No building facade shall extend for more than 300 feet without a pedestrian connection between or through the building. The applicant's elevation plans show that the wall face will extend no further than 50 feet without a variation in materials and design. Weather protection: Weather protection for pedestrians, such as awnings, canopies, and arcades, shall be provided at building entrances. Weather protection is encouraged along building frontages abutting a public sidewalk or a hard-surfaced expansion of a sidewalk, and along building frontages between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. The elevation plans provided indicate that a canopy will be provided at the entrance to the office building. Building materials: Plain concrete block, plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish materials. Foundation material may be plain concrete or plain concrete block where the foundation material is not revealed for more than 2 feet. Stucco, brick veneer and plank siding will be provided, thus, satisfying this criterion. PAHLISCH HOMES OFFICE BUILDING PAGE 10 OF 26 SDR 1999-00007 Roofs and roof lines: Except in the case of a building entrance feature, roofs shall be designed as an extension of the primary materials used for the building and should respect the building's structural system and architectural style. False fronts and false roofs are not permitted. The applicant's narrative states the building will have a straight-forward, flat roof which is consistent with newer buildings in the area. This proposal meets the standard. Roof-mounted equipment: All roof-mounted equipment must be screened from view from adjacent public streets. Satellite dishes and other communication equipment must be set back or positioned on a roof so that exposure from adjacent public streets is minimized. Solar heating panels are exempt from this standard. The applicant's narrative states that all roof-mounted equipment will be hidden from the view of adjacent public streets. A condition will be imposed that insures this is met prior to final inspection. FINDING: Based on the analysis above, the applicant has not meet all of the Building Design Standards. If the conditions specified below are met, Staff can find that the Building Design Standards will be met. CONDITIONS: • Revise the elevation plans to show that 50% of the ground floor wall area will have windows. Provide the dimensions for staff to confirm that this is met. • Prior to final occupancy, all roof-mounted equipment must be screened. Signs: In addition to the requirements of Chapter 18.780 of the Development Code, the following standards shall be met: Zoning District Regulations: Non-residential development within the MUE zone shall meet the sign requirements of the C-P zone (18.780.130.D). Sign Area Limits: The maximum sign area limits found in Section 18.780.130 shall not be exceeded. No area limit increases will be permitted within the Tigard Triangle. Height Limits: The maximum height limit for all signs except wall signs shall be 10 feet. Wall signs shall not extend above the roof line of the wall on which the sign is located. No height increases will be permitted within the Tigard Triangle. Sign Location: Freestanding signs within the Tigard Triangle shall not be permitted within required L-1 landscape areas. The applicant has not formally applied for sign permits. Signs must be approved through the sign permit process as administered by the City of Tigard Development Services Technicians. Compliance with sign standards will be reviewed at that time. A sign permit must be obtained for ANY sign located on the property. FINDING: Because compliance with sign codes will be required when a sign permit is applied for, these standards have been satisfied. PAHLISCH HOMES OFFICE BUILDING PAGE 11 OF 26 SDR 1999-00007 Landscaping and Screening: Two (2) levels of landscaping and screening standards are applicable to the Tigard Triangle. The locations where the landscaping or screening is required and the depth of the landscaping or screening are defined in other sub-sections of this section. These standards are minimum requirements. Higher standards may be substituted as long as all height limitations are met. L-1 (Low Screen): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. The L-1 standard applies to setbacks on major and minor arterials. Where the setback is a minimum of 5 feet between the parking lot and a major or minor arterial, trees shall be planted at 31/2 inch caliper, at a maximum of 28 feet on center. Shrubs shall be of a variety that will provide a 3-foot high screen and a 90 percent opacity within one (1) year. Groundcover plants must fully cover the remainder of landscape area within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. The site does not abut a major or minor arterial, therefore, the L-1 standard do not apply. L-2 (General Landscaping): For general landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.745 Landscaping and Screening, shall apply. Trees shall be provided at a minimum 21/2 inch caliper, at a maximum spacing of 28 feet. Shrubs shall be of a size and quality to achieve the required landscaping or screening effect within two (2) years. Any tree planted in excess of a 2 inch caliper shall be eligible for full mitigation credit. Because the site is on a local street, the L-2 landscape standards defer to Section 18.745. Compliance with landscaping and screening standards is discussed further in this report. FINDING: Because the landscaping and screening standards of 18.745 are required in-lieu of the L-1 and L-2 landscape standards and because the landscaping and screening standards are discussed further in this decision, the landscaping and screening standards of the Tigard Triangle Design Standards have been satisfied. GENERAL APPROVAL CRITERIA FOR SITE DEVELOPMENT REVIEW Access Egress and Circulation — Chapter 18.705: Walkways: Section 18.705.030.F. states that walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The applicant's site plan indicates that an 8-foot-wide walkway will be provided to the proposed public sidewalk. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; The proposal is a commercial development; therefore, this standard does not apply. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic PAHLISCH HOMES OFFICE BUILDING PAGE 12 OF 26 SDR 1999-00007 aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Proposed walkways are four feet in width or greater. Walkway design will be evaluated for compliance with ADA standards at the time of site and building permits. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The site plan indicates that walkways will be surfaced in concrete. Safety issues, including lighting and signage, are addressed later in this decision. Minimum access requirements for commercial and industrial use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with 0-99 parking spaces is 30 feet with 24 feet of pavement. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; additional requirements for truck traffic may be placed as conditions of site development review. The driveway access pavement width is 24 feet and the access drive comes within 50 feet of the entrance. Section 18.705.030.K.2. states that to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide parking area connections. The site is adjacent to an existing commercial development to the south. No easements were found granting cross over rights to this property. The property to the east is residential. The property to the west is vacant and could potentially develop as a commercial business in the future, however, given the location of the proposed structure and parking, it is not feasible to provide a connection to the adjacent properties. FINDING: Based on the above analysis, Staff finds that the proposed development satisfies all of the applicable development standards of Chapter 18.705, Access, Egress and Circulation. Landscaping and Screening —Chapter 18.745: Street Trees: Section 18.745.040.A.1. states that all development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Section 18.745.040.C.2. states that the specific spacing of street trees by size of tree shall be as follows: • Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; • 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; PAHLISCH HOMES OFFICE BUILDING PAGE 13 OF 26 SDR 1999-00007 • Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; The street tree spacing requirement is superceded by Tigard Triangle Design Standards which required spreading trees along local streets spaced a minimum 22 feet on center. The subject property has 163 feet of frontage along SW Gonzaga Street. The applicant's landscape plan indicates that two trees along the SW Gonzaga Street frontage will be retained and that 5 Sunset Maple trees will be planted. Red Sunset Maple trees, are identified as fast growing to 40 feet with a twenty-foot spread. The spacing for the trees averages 26 feet, which is greater that the 22 foot spacing, however, because of the location of the driveway, no more trees could be placed on the frontage at more than 22 feet on center. Buffering and Screening: Section 18.745.050.A.2. states that buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1. and 18.745.2.). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; The subject property is zoned MUE and surrounding property is zoned MUE. According to the above- referenced matrices, development in MUE zoning districts does not require buffering and screening from other uses in the same zoning classification. However, the code does require buffering along the east property line because the proposed MUE use will be adjacent to a single-family detached use. The project complies with this standard because the site plan shows a 6-foot-wide buffer containing an arborvitae hedge, four ornamental pear trees and a 6-foot-high concrete masonry fence. Screening: Special Provisions Section 18.745.050.E.1.a. states that screening of parking and loading areas is required. The specifications for this screening are as follows: • Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; • Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; • Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; • Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and • The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. There is an existing arborvitae hedge along the east, west and south property lines. The proposed development is proposing the placement of four Norway maple trees and five ornamental pears in the proposed 33-space parking lot. The proposed and existing trees will be spaces at least 1 for every 7 spaces. The 4 maple trees, 5 pear trees, the existing arborvitae hedge and the existing spruce tree make this project exceed this criterion. PAHLISCH HOMES OFFICE BUILDING PAGE 14 OF 26 SDR 1999-00007 Section 18.745.050.E.2. states that any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area. Although the site plan shows the gas meter being located along the west side of the building and the narrative states that all roof mounted equipment will be hidden from view of the adjacent public streets, the applicant did not explain how the disposal collection area or service facilities will be screened. Therefore, the applicant will need to submit a revised plan showing the location of these facilities and how they will be screened. Section 18.745.050.E.4. states that any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant's site plan indicates that a refuse collection area will be located south and west of the building. The project narrative does not address how this facility will be screened. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.745, Landscaping and Screening are not satisfied outright, however, if the following condition of approval is satisfied, the standards will be fully met. CONDITION: Submit a revised site plan showing the location and screening of the refuse collection area, gas meter and air conditioners. Mixed Solid Waste and Recyclable Storage — Chapter 18.755: Section 18.755.040.C.5.b. states that non-residential buildings shall provide a minimum storage area of 10 square feet, plus 4 square feet/1,000 square feet gross floor area (GFA) for "office" and "other" uses. The total square footage of the proposed building is 9,528 square feet. A building this size is required to provide storage of 48 square feet (10 + (4 x 9.528) = 48). The applicant's site plan indicates that a mixed solid waste storage area of approximately 48 square feet will be provided. The code requires that the gate openings be a minimum of 10 feet wide. The proposed gate opening is eight feet wide. Compliance with the 10-foot-wide gate opening requirement will be assured by a condition that the applicant get written approval from the franchise hauler for the design and location. Location, Design and Access Standards for Storage Areas: Section 18.755.050.B. provides the following location standards: To encourage its use, the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste; Indoor and outdoor storage areas shall comply with Uniform Building Code (UBC) and Uniform Fire Code (UFC) requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C., Design Standards; The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. PAHLISCH HOMES OFFICE BUILDING PAGE 15 OF 26 SDR 1999-00007 • The site plan indicates that proposed storage area is for both waste and recyclable materials. Compliance with UBC and UFC requirements will be addressed at the time of building permit. The site plan indicates that a single outdoor location is proposed. The site plan indicates that the proposed storage area is neither located within a required front yard nor adjacent to a street. The proposed storage area is west of the building, adjacent to the parking lot. It is out of the way of on-site vehicular and pedestrian movement. The storage area is outside of the parking lot aisle. The franchise hauler must approve accessibility of the storage enclosure for collection vehicles. Both the parking and screening requirements are met or will be met, as addressed elsewhere in this decision. Section 18.755.050.C. provides the following design standards: The dimensions of the storage area shall accommodate containers consistent with current methods of local collection as follows: Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. Section 18.755.050.D. provides the following access standards: Access to storage areas can be limited for security reasons. However, the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service; Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered; Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. Compliance with the above design and location standards will be assured through the franchise hauler's review and the building permit process. FINDING: Based on the above analysis, Staff finds that the standards of Chapter 18.755, Mixed Solid Waste and Recyclable Storage are met outright or will be satisfied through compliance with the conditions of approval. CONDITION: Submit a written sign-off from franchise hauler that the proposed facility meets waste hauler standards and provide a 10-foot-wide gate opening to the enclosure. Off-Street Parking and Loading Location: Section 18.765.030.B. states that off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); Off- street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building: The proposed parking lot is adjacent to the proposed building, therefore, it is not greater than 200 feet from the building. Disabled accessible parking: Section 18.765.030.G. states that all parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. PAHLISCH HOMES OFFICE BUILDING PAGE 16 OF 26 SDR 1999-00007 State standards require two handicap accessible spaces for parking lots providing between 26-50 parking spaces. The proposed parking lot will contain 33 spaces, including two-handicapped accessible stalls. The standards require that at least one required accessible space be sized and designated "van • accessible". This criterion has already been met. Wheel stops: Section 18.765.040.J. states that parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The parking lot design did not address this standard, however, it can be met and the approval will be conditioned accordingly. Space and Aisle Dimensions: Section 18.765.040.N.1. states that except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are 8.5' x 18.5' for a standard space; 7.5' x 16.5' for a compact space; and As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; The width of each parking space includes a stripe, which separates each space. Section 18.765.040.2. provides that aisles accommodating two-direction traffic, or allowing access from both ends, shall be 24 feet in width. The proposed standard and compact parking stalls comply with this criterion. The proposed parking lot access is 24 feet wide, which complies with this standard. Bicycle parking location and access: Section 18.765.050.A. states, with regard to the location and access to bicycle parking: Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to locate the parking area; Bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. Section 18.765.050.B. states, with regard to covered parking spaces, when possible, bicycle parking facilities should be provided under cover. The site plan indicates that a bicycle parking area will be located on the concrete surface outside the entrance, outside of the required 4-foot-wide walkway. The site plan indicates that the proposed bicycle parking area is visible from the north entrance of the building and the street. The applicant's narrative does not address whether the proposed bicycle parking facility will be covered. Bicycle parking design requirement: Section 18.765.050.C. states that the following design requirements apply to the installation of bicycle racks: • The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long- term (employee) parking is encouraged but not required; • Bicycle racks must be securely anchored to the ground, wall or other structure; PAHLISCH HOMES OFFICE BUILDING PAGE 17 OF 26 SDR 1999-00007 • • Bicycle parking spaces shall be at least 2-112 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided • and maintained beside or between each row of bicycle parking; • Each required bicycle parking space must be accessible without moving another bicycle; • Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; • Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. The applicant has not provided sufficient detail on the design of the proposed bicycle parking facility for Staff to make a determination that these standards are met. Section 18.765.050.D. states that outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. As noted above, the site plan indicates that the bicycle parking facility will be located on a concrete surface. Minimum Bicycle Parking requirement: Section 18.765.050.E. states that the total number of required bicycle parking spaces for each use is specified in Table 18.768.2. in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040., using approval criteria contained in Section 18.370.020.C.5.e. Table 18.765.2 states that an office use must provide 0.5 bicycle parking spaces per 1,000 square feet of floor area. The site plan indicates that the total office floor area will be 9,528 square feet. The bicycle-parking requirement is, therefore, five spaces (.5 x 9,528). The site plan narrative indicates that five bicycle parking spaces are proposed. Therefore, this criterion is satisfied. Minimum Off-street parking: Section 18.765.070.H. states that the minimum and maximum off-street parking requirements are contained in Table 18.765.2. Minimum parking for an office is 2.7 spaces per 100 square feet of gross floor area and the maximum is 3.4. The minimum parking for this site, therefore is 26 and the maximum is 33 spaces. The applicant has proposed 33 spaces. FINDING: Based on the analysis above, Staff finds that the applicable standards of Chapter 18.765, Off-Street Parking and Loading are not fully satisfied, however they will be satisfied through compliance with the conditions of approval listed below. CONDITION: A detailed bicycle parking design shall be provided, which demonstrates compliance with the requirements of 18.765.050.C. CONDITION: A detailed plan shall be provided to indicate that wheel stops will be provided in accordance with Section 18.765.040.J. PAHLISCH HOMES OFFICE BUILDING PAGE 18 OF 26 SDR 1999-00007 Signs — Chapter 18.780: 18.780.130.F. states that no signs shall be permitted in an I-P, I-L or I-H zone except for the following: Freestanding signs shall have certain limitations and conditions when permitted on properties in industrial zones; The site plan and narrative did not discuss signs. Signs are reviewed through a separate permit processed by the Development Services Technicians. FINDING: Because signs will be reviewed and approved by a separate process, these standards have been satisfied. Tree Removal — Chapter 18.790: Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided a plan which identifies 7 trees existing on the site. Of these, 4 are proposed to be removed, thus resulting in 42% of the existing trees being retained. Based on the percent retained, 2/3 of the inches removed must be mitigated. The total inches removed is 56, therefore, 37 inches are required to be mitigated. The applicant has indicated 39 inches will be planted on site, however, trees that are required are not eligible for mitigation unless they are oversized. Staff has calculated that only 13 inches of the trees chown are above the required amount. The applicant must, therefore, mitigate an additional 24 inches. A tree protection plan is required. A general description was submitted explaining how one would protect the trees that will be retained. Before a building permit will be issued, a tree protection plan and fencing will need to be erected on site. Subsequent removal of a tree: Section 18.790.040.B. states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030. or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A deed restriction will need to be recorded for the three trees that will be retained on the site. This must be recorded prior to any site work occurring on-site. FINDING: Based on the analysis above, Staff finds that the standards of Chapter 18.790, Tree Removal are not met outright, however by complying with the following conditions, the standards will be fully met. CONDITION: The applicant shall provide the following: tree mitigation plan for 24 caliper inches; post a bond to insure planting of the mitigation trees; record a deed restriction for those trees that are to be preserved; submit an arborist report providing recommended tree protection measures; and construct the recommended tree protection measures for the trees to be preserved prior to commencement of construction. (The deed restriction may be removed or may be considered invalid if a tree preserved in accordance with this section should either die, or be determined to be a hazardous tree by a certified Arboculturist). Staff Contact: Julia Hajduk. PAHLISCH HOMES OFFICE BUILDING PAGE 19 OF 26 SDR 1999-00007 • Visual Clearance Areas — Chapter 18.795: Section 18.795.030.B. states that a clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary 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. The applicant's plans do not show the vision clearance triangle, however, upon scaling off the area, staff has determined that the proposed plan meets the requirement provided trees to be planted are trimmed so that the lowest branch is at least 8 feet once it is grown to a point at which the limbs can be safely removed. Street and Utility Improvement Standards—Chapter 18.810: 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 8.810.030.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. Streets: TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 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. This site lies adjacent to SW Gonzaga Street, which is classified as a local street per the Tigard Triangle Design Standards (TTDS). This roadway classification requires a right-of-way (ROW) width of 60 feet. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant is proposing to dedicate an additional five feet of ROW to bring the total to 30 feet from centerline. SW Gonzaga Street is currently paved but not fully improved to meet the current TTDS standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along their frontage. The proposed plans indicate the applicant intends to complete the half-street improvements as a part of this project. Traffic Impact Study Findings A traffic impact study was prepared by Lancaster Engineering, dated April 1999. The study indicates that this project will generate approximately 110 new daily trips, with 16 occurring during the AM peak hour and 15 occurring during the PM peak hour. There were two local intersections analyzed: SW 72nd Avenue/Gonzaga Street and SW 72nd Avenue/Hampton Street. Lancaster indicates that the additional traffic from this development will not affect the current levels of service (LOS) at either intersection. No additional transportation improvements were recommended. Offsite Intersection Impacts There are two offsite intersections in the vicinity that are currently failing with a LOS = F. These intersections are 72nd Avenue/Dartmouth Street and 68th Avenue/Dartmouth Street. The Tri County project, which was conditioned to install signals at the intersections, has not moved forward with development. Meanwhile, there are other developments being proposed in the Triangle that will increase overall traffic through these intersections. The Babies R Us (BRU) project was initially conditioned such that they would not be allowed a final inspection on the building unless the signals at these intersections were in place. The condition did not require BRU to install the signals, but the intent was that they could not occupy and start business unless the signals had been installed. The applicant PAHLISCH HOMES OFFICE BUILDING PAGE 20 OF 26 SDR 1999-00007 • for BRU argued before the Planning Commission and the City Council that even though BRU is not conditioned to install the signals, they would be potentially placed in a position of having to install them if • Tri County had not gotten that far in their development plans. They argued that by placing BRU in that position, they would be faced with improvements that would be out of proportion to their impacts on the system. Kittelson & Associates, who represented BRU, indicated that BRU's impact on the 72nd/Dartmouth intersection, during the PM peak hour, would be approximately 1.1%. The BRU impact on the 68th/Dartmouth intersection during that same period would be 0.75%. BRU indicated that they would be willing to pay their proportionate share toward the costs of signalizing those intersections. The City Council made a decision on May 11, 1999, to require BRU to pay $20,000 toward the signalization of the 72nd Avenue/Dartmouth Street intersection, and $10,000 toward the signalization of the 68' Avenue/Dartmouth Street intersection. The Magnolia Hi-Fi project was also recently approved by the City. The additional traffic from that development will increase the overall traffic through these intersections. The developer for that project proposed to pay funds to the City for the future signalization of those intersections rather than have to wait for the work to be completed. From Page 15 of Lancaster's traffic report for this project, it can be shown that the development will have an impact on the two intersections. The impacts are very small, but they exist nonetheless. The potential impact on the 72nd/Dartmouth intersection is 0.08% and the impact at 68th/Dartmouth is 0.04%. Using simple proportioning, if 1.1% impact corresponds to $20,000 in payment (for BRU), then 0.08% impact corresponds to $1,454 in payment. Likewise, if 0.75% impact corresponds to $10,000 in payment (for BRU), then 0.04% impact corresponds to $533 in payment. Therefore, based upon the rationale used by the City Council, the applicant shall pay to the City $1,454 toward the improvements at 72nd Avenue/Dartmouth Street, and $533 toward the improvements at 68th Avenue/Dartmouth Street. Based upon the BRU decision by the Council, this will be an appropriate means to fund the necessary signal improvements. Water: This site lies within the Tualatin Valley Water District (TVWD) service area. The plans indicate that the applicant is proposing to abandon an existing 4-inch main line adjacent to the south edge of the roadway and install a new 8-inch main line in the street. This work will need to be permitted and inspected by TVWD. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located at the intersection of SW Gonzaga Street and 72nd Avenue, which is approximately 240 feet away from this site. In order to serve this site with public sewer, the applicant will need to extend the 8-inch main line easterly in SW Gonzaga Street to this site. In addition, to ensure that the main line can be further extended east of this site to serve other unsewered properties, the applicant will need to extend the main line to their east property line. The plans only show the line extending to a point approximately 33 feet east of their western property line. Their plan will need to be revised to show the sewer extension to the easterly property line. Storm Drainage: The topography of this site slopes to the west toward SW 72nd Avenue. City records indicate that there is a 12-inch public storm drainage line located on the northerly side of SW Gonzaga Street that terminates close to the middle of this site's frontage. There are no as-built records for this storm line, but it appears to flow westerly into an existing storm drainage line in SW 72nd Avenue. The applicant's plans and narrative indicate that they are proposing to provide an onsite storm water detention pond to eliminate any additional impact on the downstream system. Storm water detention is now a requirement in Tigard as a result of the Fanno Creek subbasin study recently completed by USA and the City. A detention pond, as proposed by the applicant, is acceptable. PAHLISCH HOMES OFFICE BUILDING PAGE 21 OF 26 SDR 1999-00007 To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private storm water detention facility to perform construction and visual observation of the facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the detention facility is in compliance with the design and specifications. The applicant's plan also shows that they desire to install a 12-inch storm water culvert along their frontage beneath the new public sidewalk. Staff will not support that design because the location of the culvert does not comply with USA standards and it would be more efficient to utilize the existing storm line on the north side of the road. The proposed catch basin for the applicant's street improvement, as well as the onsite storm water discharge, should be tied into the existing storm line in Gonzaga Street. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The R&O provides for exceptions when a site is small or when site topography makes the installation of the facility impractical. The applicant's engineer indicates that they can design the proposed pond to handle enough volume for detention. But if they had to size the pond to also handle the water quality volume, the design becomes impractical. The site topography is such that in order to maintain proper pipe coverage and grade to convey the storm water through the pond and off site, a fill of approximately 2 to 3 feet would be required on the site. Staff believes the applicant has made an acceptable attempt to provide a water quality facility and it is not practical on this site. The detention aspect of the pond will be provided, and the applicant can pay a fee in-lieu for the water quality portion. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Existing Overhead Utility Lines: There are existing overhead utility lines along SW Gonzaga Street. Section 18.810.120 of the 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. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 166 lineal feet; therefore the fee would be $ 4,565. Address Assignments: 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 $30 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site and/or building permit. For this project, the addressing fee will be $30. ADDITIONAL SITE DEVELOPMENT REVIEW CRITERIA Section 18.360.090.A.2 through A.15 provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed section. These standards are addressed immediately below with the following exceptions: PAHLISCH HOMES OFFICE BUILDING PAGE 22 OF 26 SDR 1999-00007 • The following sections have been discussed previously in this report and will not be discussed in this section: Buffering, screening and compatibility between adjoining uses: Section • 18.360.090.A.4.a; Landscaping: Section 18.360.090.A.12; Section 18.360.090.A.14.; and Drainage: Section 18.360.090.A.13. Relationship to the natural and physical environment: Section 18.360.090.A.2.a states that buildings shall be: Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; Located in areas not subject to ground slumping or sliding; Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and Oriented with consideration for sun and wind. The proposed development is the construction of a new building. The site is developed and contains trees and landscaping. According to the applicant, the parcel is not subject to ground slumping or sliding. Section 18.360.090.A.2.b. states that trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790., Tree Removal. The site plan indicates that three trees will be retained and four trees will be removed. The previous section dealt with the mitigation requirement. FINDING: Based on the analysis above, Staff finds that the proposal satisfies the Site Development Review criteria relating to preservation of the natural and physical environment. Development within or adjacent to floodplain Section 18.360.090.A.8. states that where landfill and/or development is allowed within and adjacent to the 100-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 within the floodplain in accordance with the adopted pedestrian/ bicycle plan. According to FEMA floodplain information, the site is not located within the 100-year floodplain. Therefore, this standard does not apply. FINDING: Because the site is not in a floodplain, this standard does not apply. Demarcation of public, semi-public and private spaces for crime prevention: Section 18.360.090.A.9.a. states that the structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and Section 18.360.090.A.9.b. states that areas may be defined by, but not limited to the following: • A deck, patio, low wall, hedge, or draping vine; • A trellis or arbor; • A change in elevation or grade; • A change in the texture of the path material; • Sign; or • Landscaping. The site plan indicates that the site is differentiated from the street by landscaping and street trees. The walkway approaches to the building entrances provide a clear corridor for visitors and clients who need to gain access to the building. The landscaping and walkways ensure there is a transition from public to private property. Therefore, this standard is met. PAHLISCH HOMES OFFICE BUILDING PAGE 23 OF 26 SDR 1999-00007 • FINDING: Based on the analysis above, staff finds this standard is met. Crime prevention and safety: Section 18.360.090.A.10.a. states that windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; Section 18.360.090.A.10.d. states that the exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and Section 18.360.090.A.10.e. states that light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. The Tigard Police Department reviewed this proposed and indicated that they had not comment or objections to the project as proposed. FINDING: Because the police department has reviewed the proposal and indicated that it is acceptable, this standard has been satisfied. Public transit: Section 18.360.090.A.11.a. states that provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; Section 18.360.090.A.11.b.(1) & (2) state that the requirements for transit facilities shall be based on the following: • The location of other transit facilities in the area; and • The size and type of the proposal. The proposal is not adjacent to an existing or proposed transit route, therefore this standard does not apply. FINDING: based on the analysis above, this standard does not apply. Provisions of the underlying zone Section 18.360.090.A.15. states that all of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. No variance or adjustment is being requested. Therefore, this criterion does not apply SECTION V. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and has offered the following comments: (1) accessible access aisle at grade of accessible parking leading to accessible sidewalk. Access aisle shall be 8 feet wide. Provide 7 foot high accessible signs; (2) entrance turning radius for fire truck access shall be 25 feet inside radius; (3) fire hydrant within 250 feet of all exterior walls, 4) submit fire flow worksheet, (5) submit fire hydrant flow test report; (6) slope of 8 inch CSP from water facility to storm system; (6) one of the stairways must be fire rated and exit to the exterior; (7) an area of rescue is required on the second floor. NOTE: These comments are provided for the applicant's information in applying for building permits. Contact Jim Funk for questions on the above comments. PAHLISCH HOMES OFFICE BUILDING PAGE 24 OF 26 SDR 1999-00007 • The City of Tigard Operations Utility Manager (water) has reviewed this application and indicated that sanitary sewer trees should be provided to existing lots on Gonzaga that are still on septic. • Additional comments were provided that will be addressed at the building stage such as asking for clarification on connection to existing sanitary sewer in 72nd and requirement to install 8 lineal feet of 6" to 8" rip-rap at the end of the culvert to reduce erosion. The City of Tigard Police Department, Tigard Operations Department and Long Range Planning Section has reviewed this application and indicated they have no comments or objections. SECTION VI. AGENCY COMMENTS The Unified Sewerage Agency (USA) has reviewed this proposal and has offered comments which have been incorporated into the body of this decision GTE has reviewed this proposed and provided the following comments: Developer to provide conduit per GTE specifications. Developer to pay all costs for relocation or undergrounding of existing facilities. Tualatin Valley Fire & Rescue, NW Natural Gas, TCI Cable, General Telephone, Tualatin Valley Water District and Portland General Electric were given the opportunity to review the proposal and submit comments and offered no comments or objections. No other comments were received. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 27, 1999, AND BECOMES EFFECTIVE ON AUGUST 11, 1999, UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.6.1. 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 the 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. PAHLISCH HOMES OFFICE BUILDING PAGE 25 OF 26 SDR 1999-00007 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. ITHE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON AUGUST 10, 1999. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. July 27, 1999 PREPARED BY: Julia ajduk DATE Associate Planner , \ '' 1 April 27, 1999 APPROVED BY: Richard Bewersdorff DATE Planning Manager is\curpin\Julia\sdr\SDR99-07pahlischhomes.doc PAHLISCH HOMES OFFICE BUILDING PAGE 26 OF 26 SDR 1999-00007 • • b'od� *--SW GONZAGA STREET- 3 Z O Ir ?r® it I J Concrete Walkeray 0 s El eiiii .:: - Z II 11111111111151-: 0 MINIM• • Z MI 1111111111 .)- ..-. - Z Office Bldg II - Q ! _Parking. water II..., 11 Storm pond_ r, 2 story CL sez i Iii N 0 �I pte)6'-di Ce(.9 x h.er,a._.. im H lir �z >- • Parkin 1 0 ti —I to SITE PLAN ? SDR 1999-00001 EXHIBIT MAP N PAHLISCH OFFICE (map is not to scale) BUILDING ' • 1 GEOGRAPHIC INFORMATION SVSTEN L II iIIII ' VICINITY MAP WI ; nr�.r ■ST .1�1 i SDR 1999-00007 ja HERMOSO 111111111111111111111 ler _ ■ -w irr RIM" RAN IN ST PAH LISCH ti ■� mairuLAND ST ■ OFFICE BEVELAND ST �//, SUBJECT BUILDING . SITE I / �GONZAGA T , Sr 11111 ills SVV NM HAMPTON T r \c — . 0 200 400 600 Feel 11,11. ■■5 ST 1"=473 feet -■....• -, .4/4‘ ii , • 111111 7111 ■ .. .. �u City of Tigard 1 ■ ■■ ■ Information on this map is for general location only and vIII should be verified with the Development Services Division.0 L-1 . _. oi 13125 SW Hall Blvd TigaM,OR 97223 ` /www.39-4171 Lk h d p:/MN.w.01.tI g a f d.O F.U 3 Community Development Plot date:Jun 3, 1999;C:\magic\MAGIC03.APR "EXHIBIT B" Brian Keicher/Pahlisch Homes 19363 Willamette Drive, #509 SDR1999-00007 West Linn, OR 97068 PAHLISCH HOMES OFFICE BUILDING Bob L. & Sudie E. Tommy 7120 SW Gonzaga Street Tigard, OR 97223 A AFFIDAVIT OF MAILING Y CRY OF TIOARD Community iDevefopment S hoping A Better Community STATE OE OREGON- ) County of Washington )ss. City of Tigard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Below) E3 NOTICE OF PENDING LAND USE APPLICATION FOR:i7 SDR 1999-00001/PAHLISCH HOMES OFFICE BUILDING ❑ AMENDED NOTICE (File No/Name Reference) 1 City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: ❑ AMENDED NOTICE (File No./Name Reference) City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: . / AMENDED NOTICE (File NoiName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER NO. FOR:. - .I AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council H NOTICE OF: (Type/Kind of Notice) FOR: ,, I (File No./Name Reference) (Date of Public Hearing,ifapplicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE'S] of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", on the 21'day of lune,1999, and deposited in the United States Mail on the 21st day of June,1999, postage prepaid. -- i .... 416,/ :x'67 •- son tivt : epare,,1.otice) Subscribed and sworn/affir.nne• •efore me on the .27 day of _ _ - ■ , 191 fT�, OFFICIAL SEAL /��� � �/fit DIANE M JELDERKS ' I I , , , I ; I I , !,' ee.`�?"; NOTARY PUBLIC-OREGON , `�,F;� COMMISSION NO.046142 My Commission Expires: 9 �T MY COMMISSION EXPIRES SEPTEMBER 07,1999 gi NOTICE TO MORTGAGEE, LIENF,__DER,VENDOR OR SELLER: EXH1 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 •���� SITE DEVELOPMENT REVIEW CITY OF TIGARD Community Deveropment Shaping getter Community 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: June 21, 1999 FILE NO(S)/NAME: SITE DEVELOPMENT REVIEW (SDR) 1999-00007 PAHLISCH HOMES OFFICE BUILDING PROPOSAL: The applicant is requesting Site Development Review approval to construct a two-story, 9,528 square foot office building on a 22,410 square foot lot. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. 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 application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JULY 6. 1999. All comments should be directed to Julia Powell Hajduk, 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. 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 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 Planning Commission 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 PERK CLOSES, THE DIRECTOR SHALL ISSUE , YPE 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 $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." — I CITY of IGARD 14\/ _ VICINITY MAP i •cwufs= ST I I 3 111P11,1A11111 ),. - SDR 1999-00001 ��� OMPAH LISCH��t011� ,) OFFICE r��eT IsuBTEcT111111 BUILDING in In SITE j DOMZA..Wald . T :,,,,..ii 1lMIPfON gT• go, p ., 11111' — • N J \ , '_..00 '_ 111111 IIIIIIIIIIIIIIIIII ■■ .■ y�,v� City of Tigard ■■ ■ r.rn«w._•rrr.rr.r.rrow Mrrr wok...u•De«rewrr�rr. ill II [ 1 1511'4 )MI6 111111 SDR_ 14 'T 000O7 PPHL15N DrFc Iii - P6 . 1 fa XII BIT B 2S101AA-09100 2S101AA-09101 POLLOCK DONALD E KINDRICK ALFRED F&DIANNE M 1834 SW 58TH STE 202 12560 SW 70TH AVE PORTLAND, OR 97221 TIGARD,OR 97223 2S101AA-09108 1AA-09600 R&D PROPERTY DEVELOPMENT LLC KINDR 84 ED F AND 7991 SW MOHAWK ST 1256 70 AVE TUALATIN,OR 97062 ARD,OR 97223 2S101AB-02000 2S101AB-02100 BERMAN JOHN M& ANDRUS MICHAEL RYAN 7175 SW BEVELAND RD#210 7155 SW BEVELAND ST TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB-02200 2S101AB-02201 CASEY EDWARD L JR&JOANNE F SCRIVNER RONNY E/JILL A 7085 SW BEVELAND RD 7115 SW BEVELAND ST PORTLAND,OR 97223 TIGARD,OR 97223 2S101AB-02300 2S101AB-02400 BOLON DEAN N ZEEK VELMA EDWARDS 4022 NE LADDINGTON CT 7060 SW BEVELAND PORTLAND,OR 97232 TIGARD,OR 97223 2S101AB-02500 2S101AB-02707 SHIM STEVE S&JANET H EAGLE HARDWARE&GARDEN INC 14347 SW KOVEN CT 981 POWELL AVE SW TIGARD, OR 97224 RENTON,WA 98055 2S101AB-02800 2S101AC-00100 ZEEK VELMA EDWARDS KNECHT ANNA M 7060 SW BEVELAND 20135 SW BONANZA WAY TIGARD,OR 97223 TIGARD,OR 97224 2S101AC-00200 2S101AC-00300 DAVIS SHIRLEY A WEAVER AEL D&GAIL B 4225 PENN ST 7075$ ZAGA ST LONGVIEW,WA 98632 75RD,OR 9 3 2S101AC-00400 2S101AC-00600 WEAVER MICHAEL D&GAIL B ROTH JACOB T JR&THERESA A 7075 SW GONZAGA ST 12600 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AC-00700 2S101AC-00701 PAULY SHERMAN R STATE OF OREGON FILE 51801 PO BOX 23684 DEPT OF TRANSPORTATION TIGARD, OR 97281 SALEM,OR 97310 5DR. igig9I —DD00-7 PPttit i5r+ 0FF'c5 1 LD6 ('P6,, o{',4 ) 101AC-00800 7 2S101AC-00900 PAUL SH AN R TOMMY BOB L SUDIE E PO OTC 2 7120 SW GONZAGA -T4GARD, OR 97281 TIGARD,OR 97223 2S101AC-01000 2S101AC-01100 GIESZLER JACOB F HUGHES JOSEPH 18206 SW FALLATIN LOOP 7035 SW HAMPTON ALOHA,OR 97007 TIGARD,OR 97223 2S101AC-01300 2S101AC-01400 KAISER FOUNDATION HEALTH DALBEY KURT H 3600 N INTERSTATE AVE 7125 SW HAMPTON PORTLAND, OR 97227 PORTLAND,OR 97008 2S101AC-01600 2S101AC-01801 NEIMEYER JOHN SCHOOL DISTRICT NO.23 25 82ND DR STE 200 12615 SW 72ND AVENUE GLADSTONE,OR 97027 TIGARD, OR 97223 2S101AC-01900 2S101AD-02700 WASHINGTON COUNTY SCHOOL MCCROSKEY JOHN B 12615 SW 72ND AVE 1380 MORNING SKY CT TIGARD, OR 97223 LAKE OSWEGO,OR 97034 2S101AD-02800 2S101AD-02900 MORTON DON R AND CYNTHIA SUE ROTH J T JR&THERESA A& 3109 NE BROADWAY 12600 SW 72ND AVE#200 PORTLAND, OR 97232 TIGARD,OR 97223 2S101AD-03000 2S101AD-03100 KF LLC WESTON INVESTMENT CO 7407 SW HUNT CLUB DR 2154 NE BROADWAY PORTLAND, OR 97223 PORTLAND,OR 97232 BRIAN KEICHER PAHLISCH HOMES 19363 WILLAMETTE DRIVE, #509 WEST LINN, OR 97068 AFFIDAVIT OF MAILING Ak, 4,,,,, CITY OF IGARD Community(Development S hoping A Better Community STATE OE OREGON" ) County of Washington )ss. City of Tigard ) I, cPatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an AdministrativeSpeciaGst II for the City of7igard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: r AMENDED NOTICE (File No./Name Reference) ❑ City of Tigard Planning Director © NOTICE OF DECISION FOR: SDRI999-00007/PAHLISCH HOMES OFFICE BUILDING AMENDED NOTICE (File No./Name Reference) 0 City of Tigard Planning Director 7 NOTICE OF PUBLIC HEARING FOR: AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council ❑ NOTICE OF FINAL ORDER NO. FOR: - AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director O Tigard Hearings Officer O Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF: (Type/Kind of Notice) FOR: . I (F/e No Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit' ", on the 2N day of luly,19'9, and deposited in the United States Mail on the 27r day of July,1999, postage prepai . I Illiiiiifliliagawfril a re iii' ■ •t' -) 4 Subscribed and sworn/affirmed b- •re me on the % day of - A--' , 9 •. .„ OFFICIAL SEAL C-Gi �L i Yi / ,, '' " DIANE M JEIDERKS NO ARYPURUC OF OREG _ r a '' NOTARY PUBLIC-OREGON • COMMISSION NO.046142 My Commission Expir S:/ 7/'/f5 MY COMMISSION EXPIRES SEPTEMBER 07,1999 EXHIBIT A Noun OF TYPE II DECISION oEvHopa ,110 3010l90.941000 CITY OF TIGARD Community(Development S(aping i Better Community 120 DAYS = 9/29/99 SECTION I. APPLICATION SUMMARY CASE: PAHLISCH HOMES OFFICE BUILDING Site Development Review SDR1999-00007 PROPOSAL: The applicant has requested approval of a Site Development Review for the construction of a two-story 9,528 square foot office building. APPLICANT: Brian Keicher/Pahlisch Homes OWNER: Bob L. & Sudie E. Tommy 19363 Willamette Drive, #509 7120 SW Gonzaga Street West Linn, OR 97068 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Mixed Use Employment; MUE. ZONING DESIGNATION: Mixed Use Employment; MUE. The purpose of the MUE zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. APPLICABLE Community Development Code Chapters 18.360 (Site Development Review); REVIEW 18.390 (Decision Making Procedures); 18.520 (Central Business District CRITERIA: Zoning Districts); 18.620 (Tigard Triangle Design Standards); 18.705 (Access, Egress and Circulation); 18.745 (Landscaping and Screening); 18.755 (Mixed Solid Waste and Recyclable Storage) 18.765 (Off-Street Parking); 18.780 (Signs); 18.790 (Tree Removal); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Corrimuhity Development Director's designee has APPROVEDX a above request subject certain conditions of approval. The findings and co cIU; i S on which decision based in Section IV. 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: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 27, 1999 AND EFFECTIVE ON AUGUST 11, 1999 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 18.390.040.6.2. 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 3:30 PM ON AUGUST 10, 1999. Questions: For further information please contact the Planning Division Staff Planner, Julia Hajduk at (503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 1 *—SW GONZAGA STREET—'! Z 0 I - me > III Concrete W.»eay , o U eum®®® z °• 1111 8- z IN Z Office Bldg II J 9.42W..F. _Parking, Storm`W pond_ 2story - �� Q. IMO �, XTLrk Q ce 01,1 lie', end " a V." II T NI 1- mu- f O r2 1 AT..gf Parking - V N SITE PLAN t SDR 1999.00007 EXHIBIT MAP N PAHLISCH OFFICE — BUILDING _ CITY of TIGARD \Ik\/ -------- _ _ . VICINITY MAP 74 i pliiiipliiii AR H L1IS9 • j(/--,-) AL I a , -I(sr 1 1a siI r1.l_i.1t i ■ 11 Ala 71 l III_ - OFFICE -� raa/t_ a. .. SUBJECT I BUILDING / ■■ nsITE ■ 1 ! cIt y 'IF N j 1 1 illd 0 200 J aw »00 600 row - ■ 11111111111111 C milli Atik ' ■■ ■ � r �r.nCityrofT i Tigard w...lr= +.my owe wwr // *e+r�am fNlwrm i\curpin\setup\decision summaries\SUB1999-00004.doc I J I (✓VL/- J I r V EXHIBIT it 2S101AA-09100 2S101AA-09101 POLLOCK DONALD E KINDRICK ALFRED F&DIANNE M 1834 SW 58TH STE 202 12560 SW 70TH AVE PORTLAND,OR 97221 TIGARD,OR 97223 2S 101 AA-09108 254' 1 AA-09600 R&D PROPERTY DEVELOPMENT LLC KINDRI ED F AND 7991 SW MOHAWK ST 1256 70 AVE TUALATIN,OR 97062 ARD,OR 97223 2S101AB-02000 2S101AB-02100 BERMAN JOHN M& ANDRUS MICHAEL RYAN 7175 SW BEVELAND RD#210 7155 SW BEVELAND ST TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB-02200 2S101AB-02201 CASEY EDWARD L JR&JOANNE F SCRIVNER RONNY E/JILL A 7085 SW BEVELAND RD 7115 SW BEVELAND ST PORTLAND,OR 97223 TIGARD,OR 97223 2S101AB-02300 2S101AB-02400 BOLON DEAN N ZEEK VELMA EDWARDS 4022 NE LADDINGTON CT 7060 SW BEVELAND PORTLAND,OR 97232 TIGARD,OR 97223 2S101AB-02500 2S101AB-02707 SHIM STEVE S&JANET H EAGLE HARDWARE&GARDEN INC 14347 SW KOVEN CT 981 POWELL AVE SW TIGARD, OR 97224 RENTON,WA 98055 2S101AB-02800 2S101AC-00100 ZEEK VELMA EDWARDS KNECHT ANNA M 7060 SW BEVELAND 20135 SW BONANZA WAY TIGARD,OR 97223 TIGARD,OR 97224 2 S 101 AC-00200 2S101 AC-00300/ DAVIS SHIRLEY A WEAVER e'HAEL D&GAIL B 4225 PENN ST 7075 ZAGA ST LONGVIEW,WA 98632 SIGARD,OR 9 3 2S101AC-00400 2S101AC-00600 WEAVER MICHAEL D&GAIL B ROTH JACOB T JR&THERESA A 7075 SW GONZAGA ST 12600 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AC-00700 2S101AC-00701 PAULY SHERMAN R STATE OF OREGON FILE 51801 PO BOX 23684 DEPT OF TRANSPORTATION TIGARD,OR 97281 SALEM,OR 97310 . r , • I lit/w I 1 I t(I L I.)i I LA I I1-L, v .--—,• ( !Q/, c_.. 1'I ,--.1 } 2101 AC-00800, 2S 101 AC-00900 PAUL SH 1UAN R TOMMY BOB L SUDIE E PO�BBO 2 7120 SW GONZAGA I - YGARD,OR 97281 TIGARD,OR 97223 2S101AC-01000 2S101AC-01100 GIESZLER JACOB F HUGHES JOSEPH 18206 SW FALLATIN LOOP 7035 SW HAMPTON ALOHA,OR 97007 TIGARD,OR 97223 2S101AC-01300 2S101AC-01400 KAISER FOUNDATION HEALTH DALBEY KURT H 3600 N INTERSTATE AVE 7125 SW HAMPTON PORTLAND,OR 97227 PORTLAND,OR 97008 2S101AC-01600 2S101AC-01801 NEIMEYER JOHN SCHOOL DISTRICT NO.23 25 82ND DR STE 200 12615 SW 72ND AVENUE GLADSTONE,OR 97027 TIGARD,OR 97223 2S 101 AC-01900 2S 101 AD-02700 WASHINGTON COUNTY SCHOOL MCCROSKEY JOHN B 12615 SW 72ND AVE 1380 MORNING SKY CT TIGARD,OR 97223 LAKE OSWEGO,OR 97034 2S 101 AD-02800 2S 101 AD-02900 MORTON DON R AND CYNTHIA SUE ROTH J T JR&THERESA A& 3109 NE BROADWAY 12600 SW 72ND AVE#200 PORTLAND,OR 97232 TIGARD,OR 97223 2S101AD-03000 2S101AD-03100 KF LLC WESTON INVESTMENT CO 7407 SW HUNT CLUB DR 2154 NE BROADWAY PORTLAND,OR 97223 PORTLAND,OR 97232 BRIAN KEICHER PAHLISCH HOMES 19363 W'IL AMETTE DRIVE, #509 WEST LINN, 97068 I CITY TIGARD GEOGRAPHIC INFORMATION SrSrEM HERMOSO W.y . co NOTIFICATION / AREA MAP t (500') I Ilan FRANKLIN BEVELANo 25105802201 sr 25105602000 25101111102200 21011502300 S D R 1999-00007 15105002100 15105409100 IPS liI19130 BEVELAND ST PAHLISCH ,' 25105902500 2s1o5ao2< SUBJECT 2slo cooeoo is SITE 1Os OFFICE 2516000190e °1 ,� ease = a BUILDING ' - Ir..i�,tt o4gaauceeaoe. 00100 r 2s1g5oa21og GONZA ST _ GA I tS1o5000700 05901000 m01400280- 2s105co0J01 25105c00801. 25105500200 - 251019002900 25105901400 20105901300 2sto5CO1100 2S105C01801 mouooa000 SW HAMPTON • ono 251019901600 2510500 3100 I I O 0 200 400 1"=473 feet City of Tigard Information on this map is for general location only and ' should be verified with the Development Services Division. • 4 ■ 13725,SW OR Hall Blvd ■ Tigard,OR 9 ■ (503)639-4171 http:/hw.w.d.tigard.or.us ■ http:llwww.d.0gard.or.us Community Development Plot date:Jun 3, 1999;C:\magic\MAGIC03.APR I 1./11C1'/ / r fl '-I I / I'- I✓L.. - � ( 1 L'/ I L 2S101AA-09100 2S101AA-09101 POLLOCK DONALD E KINDRICK ALFRED F&DIANNE M 1834 SW 58TH STE 202 12560 SW 70TH AVE PORTLAND,OR 97221 TIGARD,OR 97223 2S 10'1 AA-09108 254AA-09600 R&D PROPERTY DEVELOPMENT LLC KINDR S1 ED F AND 7991 SW MOHAWK ST 1256 70 AVE TUALATIN,OR 97062 ARD,OR 97223 2S101AB-02000 2S101AB-02100 BERMAN JOHN M& ANDRUS MICHAEL RYAN 7175 SW BEVELAND RD#210 7155 SW BEVELAND ST TIGARD,OR 97223 PORTLAND,OR 97223 2S101AB-02200 2S101AB-02201 CASEY EDWARD L JR&JOANNE F SCRIVNER RONNY E/JILL A 7085 SW BEVELAND RD 7115 SW BEVELAND ST PORTLAND,OR 97223 TIGARD,OR 97223 2S101AB-02300 2S101AB-02400 BOLON DEAN N ZEEK VELMA EDWARDS 4022 NE LADDINGTON CT 7060 SW BEVELAND PORTLAND,OR 97232 TIGARD,OR 97223 2S101AB-02500 2S101AB-02707 SHIM STEVE S&JANET H EAGLE HARDWARE&GARDEN INC 14347 SW KOVEN CT 981 POWELL AVE SW TIGARD, OR 97224 RENTON,WA 98055 2S101AB-02800 2S101AC-00100 ZEEK VELMA EDWARDS KNECHT ANNA M 7060 SW BEVELAND 20135 SW BONANZA WAY TIGARD,OR 97223 TIGARD,OR 97224 2S101AC-00200 2S101AC-00300 DAVIS SHIRLEY A W ER ie11AEL D&GAIL B 4225 PENN ST 7075.)S ZAGA ST LONGVIEW,WA 98632 ARD,OR 9 3 2S101AC-00400 2S101AC-00600 WEAVER MICHAEL D&GAIL B ROTH JACOB T JR&THERESA A 7075 SW GONZAGA ST 12600 SW 72ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S101AC-00700 2S101AC-00701 PAULY SHERMAN R STATE OF OREGON FILE 51801 PO BOX 23684 DEPT OF TRANSPORTATION TIGARD,OR 97281 SALEM,OR 97310 P�101AC-008007 2S101AC-00900 SH MAN R TOMMY BOB L SUDIE E pp g{� 7120 SW GONZAGA ARD,OR 97281 TIGARD,OR 97223 2S 10'1 AC-01000 2S 101 AC-01100 GIESZLER JACOB F HUGHES JOSEPH 18206 SW FALLATIN LOOP 7035 SW HAMPTON ALOHA,OR 97007 TIGARD,OR 97223 2S101AC-01300 2S101AC-01400 KAISER FOUNDATION HEALTH DALBEY KURT H 3600 N INTERSTATE AVE 7125 SW HAMPTON PORTLAND,OR 97227 PORTLAND,OR 97008 2S101AC-01600 2S101AC-01801 NEIMEYER JOHN SCHOOL DISTRICT NO.23 25 82ND DR STE 200 12615 SW 72ND AVENUE GLADSTONE,OR 97027 TIGARD,OR 97223 2S101AC-01900 2S101AD-02700 WASHINGTON COUNTY SCHOOL MCCROSKEY JOHN B 12615 SW 72ND AVE 1380 MORNING SKY CT TIGARD,OR 97223 LAKE OSWEGO,OR 97034 2S 101 AD-02800 2S 101 AD-02900 MORTON DON R AND CYNTHIA SUE ROTH J T JR&THERESA A& 3109 NE BROADWAY 12600 SW 72ND AVE#200 PORTLAND,OR 97232 TIGARD,OR 97223 2S 101 AD-03000 2S 101 AD-03100 KF LLC WESTON INVESTMENT CO 7407 SW HUNT CLUB DR 2154 NE BROADWAY PORTLAND,OR 97223 PORTLAND,OR 97232 BRIAN KEICHER PAHLISCH HOMES 19363 WILLAMETTE DRIVE, #509 WEST LINN, OR 97068 APPLICANT MATERIALS SITE DEVELOPMENT REVIEW 4'1{ APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: 144,13bP 1j DATE OF PRE-APP.: °1/22.,7°!X' Property Address/Location(s): 7120 SW Gonzaga St FOR STAFF USE ONLY Tigard, Or. , 97223 Tax Map & Tax Lot#(s): 1 S 1 01 AC Tax Lot 900 Case No.(s):�/7/e /I 9�"OOCO Other Case No.(s): DOM 2 2 41 0 Sq. F't. ( . 51 ac. ) Receipt No.: - Q`j 3i Site Size: q Application Accepted By: Property Owner/Deed Holder(s)*: Date: Address: Phone: City: Zip: Date Determined T Be Complete: Applicant': Brian Keicher 503-650-6132 6> - Comp Plan/Zone Designation: Address: 19363 Willamette DPhgne#509 1/14. J u� City: West T,i nn, 0r , 97W CIT Area: -Call- *When the owner and the applicant are different people, the applicant Rev.4/21/97 i:\curpin\masters\.sdra.doc must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY / Application Elements Submitted: p Application Form Lt t eeil The owners of record of the subject property request Site Development Review approval to allow (please be specific): 0../Owner s Signature/Written Authorization'-� Title Transfer Instrument or Deed v 14e411 Site/Plot Plan 4� Construct 9528 Sq.Ft. Office Building ZG . (#of copies based on pre-app check list) ✓ Site/Plot Plan (reduced 81/7"x 11-)64. -----4€4 with �[1 nn-site parking spaces. ( VApplicant's Statement •c h12qd (#of copies based on pre-app check list) ❑ Construction Cost Estimate I ❑ USA Sewer Use Information Card (Distributed/completed at application submittal) ❑ Filing Fee (under$100.000) $ 800.00 ($100,000-5999.999) $1.600.00 ($1 Million&Over) $1,780.00 (-55,510,000) 1 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: None Requested. APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL. ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • I• - • ••• • &.•• - ••K. 1 • "• - 1 • •a• I=t^ 1/ 1•I I - II • • 1.. 1 1160 • • •II ••.t, y ••1 I • 1 • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of 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, may 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 cr denying the application. SIGNATURES of each owner of the subject property. DATED this `• ' day of `gym , 19 Y/ er's Signature Owner's Signature LtCla-i.' (61- Owner's,Signature �2� 3-- / Owner's Signature 2 �I CITY OF TIGARD Community(Development Shaping (Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 9/30/99 FILE NO(S).: SITE DEVELOPMENT REVIEW 150111 1999-00001 FILE TITLE: PAHLISCH HOMES OFFICE BUILDING APPLICANT: Brian Keicher/Pahlisch Homes OWNERS: Bob L. & Sudie E. Tommy 19363 Willamette Dr., #509 7120 SW Gonzaga Street West Linn, OR 97068 Tigard, OR 97223 (503) 650-6132 REQUEST: The applicant is requesting Site Development Review approval to construct a two- story, 9,528 square foot office building on a 22,410 square foot lot. LOCATION: 7120 SW Gonzaga Street; WCTM 2S101AC, Tax Lot 00900. ZONE: Mixed Use Employment; MUE The purpose of the Mixed Use Employment zoning district is to provide a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.390, 18.520, 18.620, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810 CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: COMMENTS SENT: JUNE 21,1999 DUE: JULY 6,1999 © STAFF DECISION DATE OF DECISION: [TENTATIVELY] JULY 22,1999 _ ❑ HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 ❑ PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 ❑ CITY COUNCIL DATE OF HEARING: TIME: 7:30 PROJECT RELATED COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION © VICINITY MAP © NARRATIVE p TRAFFIC IMPACT STUDY p ARCHITECTUAL PLAN p SITE PLAN © LANDSCAPE PLAN p GEO-TECH REPORT STAFF CONTACT: Julia Hajduk, Associate Planner (503) 639-4171 Ext. 407 SDR 1999-00007 PAHLISCH HOMES OFFICE BUILDING LAND USE PROPOSAL May 20, 1999 CITY OF TIGARD Brian Keicher OREGON 19636 Willamette Drive, 509 West Linn, OR 97068 Re: Notice of Incomplete Application Site Development Review 1999-00007 7120 SW Gonzaga Street Office; WCTM 2S101AC, Tax Lot 00900 Dear Mr. Keicher: Thank you for submitting a Site Development Review application for a proposed 9,528 square foot building on a .51 acre parcel located at 7120 SW Gonzaga Street in Tigard, in the Mixed Use Employment (MUE) Zone. Our office has reviewed the application and determined that it is incomplete. In order to have application processed without a new pre-application conference, please submit or clarify the following information: Revised S_ ite Plan Submit a revised 81/2 " by 11" site plan (20 copies) that contains the correct information. Please mark the site plan as "Revised". As discussed, the site plans that were submitted do not contain the same information. For example, SP3 shows the project containing 36 parking spaces, whereas the SP1 and the 8'/z" by 11" site plan shows 34 parking spaces. The general narrative and the narrative on SP1 show 30 parking spaces being provided covering 10,397 square feet when all the plans should show 34 spaces per Carter Case (phone call on May 12, 1999). The narrative states that the front yard setback is 5 feet yet SP3 shows a zero setback once the 5-foot right of way is dedicated, and SP1 shows a 10-foot front yard setback. Also, SP1 and SP3 show a projection along the west building elevation yet neither the floor plan nor the west elevations show a projection. Also, please note that the west side yard setback on SP1 is 20 feet while SP3 shows an 18-foot setback. The walkways also are different. SP3 shows a portion of the walkway being 4-feet wide while SP1 shows it being 8-feet wide. Please address how many parking spaces were included in the 10,397 square foot area parking area estimate. Narrative Please submit a revised narrative reflecting the correct number of parking spaces, the square footage of the parking area, the correct square footage of the landscaping and the front yard and side yard setbacks. Please submit 20 copies of the abridged revised narrative clearly marking that it a revised narrative. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 Page 1 of 3 Landscape Plan Please submit a revised 8W by 11" landscape plan showing the accurate site plan. I am asking for this because it appears that some of the street trees may actually be within the proposed sidewalk area. Also our code does not allow street trees to be closer than 2 feet from a sidewalk and the plan shows 2 trees being 1 foot from the sidewalk. Also, the revised narrative needs to reflect the accurate square footages of the landscaping that is being proposed. Also, please note that the proposed street trees may be no further than 30 feet apart (I would accept some averaging to take into account the trees located on either side of the driveway). Tree Replacement Plan Submit a tree replacement plan showing where the 39 caliper inches will be located. According to the city's code, the replacement trees may not be used for other tree requirements (street trees or parking lot trees). Therefore, the plan needs to show by caliper inches, where the replacement trees will be located (i.e. 19, 2-inch trees, etc.). As an option, the owner could pay in-lieu fees or plant the trees off-site. Tree Protection Plan Submit a tree protection plan for the trees that will remain. Also, please show a planter area for tree marked as "Number 2". Bike Parking Plan Submit a bike-parking plan showing the location and the number of bike parking spaces that will be provided on site. The City's code requires 5 bike-parking spaces for a 9,572 square foot office. Please show this information on the revised 81/2 " by 11" site plan. Parking Stall Size According to the Tigard Community Development Code, the standard parking stall dimension is 8.5 feet by 18.5 feet and the compact stall dimension is 7.5 feet and 16.5 feet. Also, the minimum sidewalk width is four feet. As such, the three standard spaces along the stairwell do not meet the code requirements as SP3 shows them being 18 feet long, not 18.5 feet along a 4-foot sidewalk area. These spaces could be compact spaces as the City allows up to 40% of the total parking spaces to be compact, if noted. However, if you do call out these 3 spaces as compact spaces, you would still need to address the handicap stall requirement. A portion of the parking stall may overhang a sidewalk as long as the stall does not reduce the minimum sidewalk width requirement (i.e. Tigard Triangle requirement of 6 feet or site development review provisions of 4 feet). Parking Plan Please note that the code now includes a minimum and maximum amount of parking that is required or allowed. Per the code, between 26 to 33 spaces are required or allowed. Therefore, 1 space will need to be removed. 5/20/99 Brian Keicher Letter Page 2 of 3 Re: SDR 1999-00007 Notice of Incomplete Application Screening As the pre-application notes stated, the code requires a buffer between the proposed office in the MUE Zone and the existing residence to the east. Section 18.745 of the Tigard Community Development Code requires either a 10-foot, 8-foot or 6-foot buffer. Attached for your information is the matrices explaining how the buffer width requirement of 10 feet can be reduced to 8 feet if a 5-foot solid wood fence is provided. The requirement may be further reduced to 6 feet wide if a 6-foot tall masonry wall is provided. Mailboxes/Utility Location Please note the location of the mailboxes and gas meters. Please note if the meters will be screened per the code. Mixed Use Solid Waste Collection Per the code, there are four ways to comply with this requirement. Unless advised by the hauler, the City will be expecting the minimum standard being proposed, which is a 48 square foot enclosure (containing a 10-foot-wide solid wood or metal gate). Except for the details noted above, your plans look great! Should you have any questions, please call me. My phone number is 639-4171, extension 317. Sincerely, Doris Michael Associate Planner I:\curpin\doris\sdr99-07pahlischincomplete.doc c: SDR 1999-00007 Land use file 5/20/99 Brian Keicher Letter Page 3 of 3 Re: SDR 1999-00007 Notice of Incomplete Application 05/21/99 09:09 $503 684 7297 CITY OF TIGARD 001 :1::i::i::E::i::E::i:$:$:*$:$:$c h:$::f::i::i: :$ :$:i::I:$$: 4 } } ACTIVITY REPORT $:$:$: .fi} }1 }$ }4 1 1 4 4 4 4 } r} }$..}...............:$: TRANSMISSION OK TX/RX NO. 5713 CONNECTION TEL CONNECTION ID START TIME 05/21 09:07 USAGE TIME 02'08 PAGES 3 RESULT OK Post-it7 Fax Note 7671 Oate / °ges� T o � , Ce • 44) Prom n� Co./Dept. Co. 7 �„ - -�/ , Phone# Phone g LG / C/G� May 20, 1999 _ , a / Fax# 57 .� 7 Fax# • crr ( OF TIGARD Brian Keicher OREGON 19636 Willamette Drive, 509 West Linn, OR 97068 Re: Notice of Incomplete Application Site Development Review 1999-00007 7120 SW Gonzaga Street Office; WCTM 2S10IAC, Tax Lot 00900 Dear Mr. Keicher: Thank you for submitting a Site Development Review application for a proposed 9,528 square foot building on a .51 acre parcel located at 7120 SW Gonzaga Street in Tigard, in the Mixed Use Employment (MUE) Zone. Our office has reviewed the application and determined that it is incomplete. In order to have application processed without a new pre-application conference, please submit or clarify the following information: Revised Site Plan Submit a revised 8'/z " by 11" site plan (20 copies) that contains the correct information. Please mark the site plan as "Revised". As discussed, the site plans that were submitted do not contain the same information. For example, SP3 shows the project containing 36 parking spaces, whereas the SP1 and the 8W by 11" site plan shows 34 parking spaces. The general narrative and the narrative on SP1 show 30 parking spaces being provided covering 10,397 square feet when all the plans should show 34 spaces per Carter Case (phone call on May 12. 1999). The narrative states that the front yard setback is 5 feet yet SP3 shows a zero setback once the 5-foot right of way is dedicated, and SP1 shows a 10-foot front yard setback. Also, SP1 and SP3 show a projection along LETTER OF TRANSMITTAL Date Received TO: City Of Tigard t ATTN: \� f\6(V ' ��� RECEIVED DEPT: JUN 0 4199 COMMUNITY DEVELOPMENT From: C '''.\r- ca�--.6, Contact Name: , , ,.,,,a .„, Project Name: Li\��, „ � .s. _ Phone: �-2722 t3`........ Fax: 2 "2- _ , Comments F2-AV c-6151)-'v e\i2r .g-- _ transmittalform CITY OF TIGARD June 7, 1999 OREGON Brian Keicher 19636 Willamette Drive, 509 West Linn, OR 97068 Re: Notice of Complete Application Submittal as of 6/2/99 Site Development Review 1999-00007 7120 SW Gonzaga Street Office; WCTM 2S101AC, Tax Lot 00900 Dear Mr. Keicher: Thank you for submitting a Site Development Review application for a proposed 9,528 square foot building on a .51 acre parcel located at 7120 SW Gonzaga Street in Tigard, in the Mixed Use Employment (MUE) Zone. Our office has reviewed the application and determined that it is complete. Should you have any questions, please call me. My phone number is 639-4171, extension 317. Sincerely, Doris Michael Associate Planner is\curpin\doris\sdr99-07pahlischcomplete.doc c: SDR 1999-00007 Land use file Carter Case, 513 NW 13th Avenue, 4th Floor, Portland, OR 97209 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 -1 . TITLE INSURANCE COMPANY ... OREG9h. .. MA N.. 963—Si....ns.N.ns Low atibluhing to.,Penland,Ora.97 04 .•' .e. ..c., •; 0.... !: . _ WARRANTY DEED—STATUTORY FORM INOIVIOUAL GRANTOR RICHARD G. ANDERSON and DELORES J. ANDERSON • , HUSBAN) AND D:1171::1: •- 1241)5 .: conveys and warrants to BOB L. TOMMY and SUDIE E. TOMMY,- HUSBAND AND WIFE . . ..0 '• free of encumbrances except as specifically set forth herein situated inG ': • i' Grantor. !! raWnateseh. itnhge tfoon llowing described real property •-■1 County, Oregon. to-wit: PARCEL 1 : Lot 15, BEVELAND NO. 2, Washington County, Oregon, together with that portion of u, tA • ' vacated street lying Westerly of said Lot 15, as set forth In Resolution and Order N . 77– .H c: I 107, recorddd-July 21 , 1977 in Book 1184 page 775, Washington County Records. .... PcAoRrCnEeLr lolf:LoTthalt5,"BrEtV:ANoDfNLOot2; leBnEcVeELN::h"0.0 2,55W:sWheisntgtaolnonCgollOsrtegboolddaersyclifb:ads .c..;,.... • • 2.1. - 1 follows: Beginning at the Northwest corner of said Lot 18; and running thence East 22.58 feet along the Northerly boundary thereof to the Northwest corner of Lot 16, BEVELAND NO. 2, Washington County, Oregon; thence along the West boundary of said Lot 16, South 00° 08' West 130.02 feet to the Southwest corner thereof; running thence South 890 05' West to the Southeast I, Lot 15, 130 feet to th:... point of beginning. :.' (IF SPACE INSUFFICIENT, CONTINUE DET,CkIPTION CN REVEUF SIDE) , ..1'.: The said property is free from encumbrances except : )19070260ttOttairtiOtX*OUXICZOWCOPOVebteX-X Statutory powers and assessments of Unified Sewerage Agency. Easements for existing i. • public utilities, recorded July 21 , 1977 in book 1184, page 775. . . The true consideration for this conveyance is$39,000.00 . (Here comply with the rrquirements of ORS 93.030) . ' .: .. ., . • - • • - •• - • • . Dated this . . . 1 7th day of . October 19 77 • — i, s — . . , ' ' '' " -- - . -:$13.:_?.1...Documentu7 St2mp Ri , ar G. An/78.41e.sizaioac/rr . . 'Fee Paid1,3-1 ,11 • , .. • Delores J. Berson - : . STATE OF OREGON, County of Washington )5, . October 17 . 19 77. . •,., . . ., . . ..• • Personally appeared the above named ... . . . .. ., . • . . RICHARDA-._ANDERSON. and DELORES J. ANDERSON . _ . j :- ..- . ...,. . and acknowledged the foregoing instrument to be the i r voluntary act and deed. - .. - • i• . ._ Before me: . .. .::.1-(,(0.1k,f).,.??.0.1...,Ct.....- 9-12-80 , (OFFICIAL SEAL) Notary Public Yor Oregon—My commission expires: .. . . . . - .. WARRANTY DEED '• ' . ANULKbON, Richard and Delores STATE OF°REA/DE-Al:1 TOMMY, BOB. L. and SO(Lit E. 0......reit County of Washington r ss y...,- , . : 11995-sw-Burt-tte1ghts • GRANTEE b.,4•-k-A,-'..,,..., ''-'. N. . . • :, Tigard, Oregon I, Rogen;Thorneserq,Dinto ecr of Records i ":. ' _ and Elections and Ex-Offigio,'Re-corner of Con- -- • . IPPANTT r•-• ArI^P.T• TrP veyances for said county, do herelaY,certify that le .7 -:'- . : After recording return to: the within Instrument of writing was received and recorded in-book-of tacordt . . . • St. James Escrow Co. •cl - • 3800-SW-Cedar-Hilts-Blvd. i. SPACE TILSERVI Nc. Fort of said-County Beaverton, Oregon 97005 . .-..-. • . r. js ANDERSON-TOMMY- -2238-8 RECOROER'S UP Witness my hand and seal affixed. .. , ROGER THOAISSEN, 'Director of ..' •. NAPE.•OOPESS.ZIP pf i AP)) Records-&.Elections'. • . ..- '1 ..:. - • i: Until a change is requested,all tax statements I . . r: ..:•_. r 1114iYrea"TI.1°Irdattlale E. /-) ' •• '- -- \ 1 • . - Deputy i. . . 7120-5W-Gonzaga • ..• . .w. !• zoox120 PLE237 9 Oct la 3 00 ill )77 • L Tigaed, Oregon A ... ii . l'..•"C ennecon.TIP . . , . 1 . " • . . .- ".7, • - Lil el"' . . . • , . . . ..4,:a . a. • . . .. . WU _ • -. . . • • :...;.. TITLE INSURANCE COMPANY OREGC.ef. POEM Ni. 963,-.Sieven.•Nvis tow Publi.hin Co.,Pont Of 97 04°^d•-..4- _. _ . .._ .77., 13495 _ _. _ ...... .. ... . _. ... .... TA WARRANTY DEED—STATUTORY FORM f.. ., INDIVIDUAL GRANTOR I! RICHARD G. ANDERSON and DELORES J. ANDERSON. • HUSBAN) AND WIFE Grantor. i . conveys BOB.L. TOMMY and SUDIE E. TOMMY,- HUSBAND AND WIFE . . Grantee. the following described real property -11 ...- , .- .--' \.t) . free of encumbrances except as specifically set forth herein situated in Washington County. Oregon. to-wit: PARCEL 1 : Lot 15, BEVELAND NO. 2, Washington County, Oregon, together with that portion of rl - ._ ,. .! vacated street lying Westerly of said Lot 15, as set forth in Resolution and Order Nu. 77- ; . .. . ,J) ': ' 107, recorddd.July 21 , 1977 in Book 1184 page 775, Washington County Records. . .. ... ' ... , i 117,! PARCEL 11 : That portion of Lot 18, BEVELAND NC. 2, Washington County, Oregon, described as . follows: 1 Beginning at the Northwest corner of said Lot 18; and running thence East 22.58 feet along . : the Northerly boundary thereof to the Northwest corner of Lot 16, BEVELAND NO. 2, Washington ton Y Y , 000 , 9 County, Oregon; thence along the West boundary of said Lot 16, South 00- 08' West 130.02 1 feet to the Southwest corner thereof; running thence South 89° 05' West to the Southeast I corner of Lot 15, BEVELAND NO 2; thence North 00 55' West along the East boundary of said Lot 15, 130 feet to th-.. point of beginning. C,.:-.1 :, H „, SPACE IINSUFFIC■ENT, CONTINUE DESCkIPT:ON CN ZEVEZSE SIOF.I The said property is free from encumbrances except : Z970-3,778xXPOSildeX,XNAM60e0t0t1t,t0VeCOOOVebtee„.x Statutory powers and assessments of Unified Sewerage Agency. Easements for existing public utilities, recorded July 21 , 1977 in book 1184, page 775. The true consideration for thil conveyance i9$39,000.0 0 . (Here comply with the rrquirementa of ORS 93.030) . .. . . . . . . . . . . . . ' : A ,....., A I Dated this . . 1 7 th day of October , 19 77... ..., $112.......Documentary Stoop 16,7Jd_Oi___ . . . , . Ri , ar G. An/Irmaiwite../ . . 4.ee Paidlo-1 -91 :, .. .• , - - Delores J. Berson- , STATE OF OREGON, County of Washington )ss. . . October 17 . fo 77, ,.. . ., _ : . ., .... • ." • Personally appeared the above named . . • .---.1 , . : RlCHARD.t- ,ANDERSON. and DELORES J. ANDERSON i - _ ..- . ...., , and acknowledged the foregoing instrument to be the i r voluntary act and deed. - --:. .-•1 , + ...‘_. ., . • Before me: -ifx! 9-12-80 (OFFICIAL SEAL) Notary Public for Oregon—My commission expires: .. . . . lis : .1.. . ..... 1 WARRANTY DEED ANUERSON, Richard and Uelores STATE OF OREADEArt., iA) • • Li TOMMY-, 'BOB. L and'S-adlit E. GRANTOR County of Washington SS ‘..)i.. , S. ; - ..., -il 11995.-SW-Btirt-Itel-qhts GRANTEE \. Ttgard, Oregon I. RogerThomssenc-Director of Records i .. . and Elections and'Ex.Offiefo.'Ricorrfer of Con- • -' 1.AN-1,-, An•-•or., , ? . yoyances for said county, do hereby-certify that le After recording return to: the within instrument of writing ran waived *.4 ' St. James Escrow Co. and recorded in•book.of records . d _ ' . . . ..5 3800-SW-Cedar-H111s.B1vd. SPACE RLSERVI Nt . --. of said-County IS ' 4'$:i.i.: . Beaverton, Oregon 97005 FOR RECORDER'S U.! Js ANDERSON-TOMMY- 2238-8 Witness my hand and seal affixed. ._.. . • :IP ROGER THOMSSEN, 'Director of NAME.ADDRESS. Di :()/ Records-&.Election,- . ..-- (1 . . . , •-■ I , . .- - Until a change is requested,all toe statements . \ I - . 'Mu:. ' i'3Y0erdOtet'l:ITITiatt!ale E. dr '\ . .41 ... .. Orr la 3 00 r H '7 7Destuty /12a SW Gonzaga et. r • - - Tigard, Gregr...n BOOY•1239 PALE 237 ry _ . ... 4 t , . -- - - . ---1 -- „ - i • . • .. - .e."7: ...", " av4,-,TA 17701. ' LETTER OF TRANSMITTAL Date Received TO: City Of Tigard ATTN: t:e/ ; DEPT: 61\,..N(-N--6 RECEIVED JUN 021999 COMMUNITY DEVELOPMENT From: J Contact Name: Project Name: Phone: 2 2 -.?D Fax: 22 2630 Comments dtc .,a`— -vv— (P /2-/ 9 ? —z� -Jr / w,s-� transmittalform �y�c— -5,47.2 cLe.�t g - 7J a 05/25/99 15:07 $503 684 7297 CITY OF TIGARD 001 4.4-1..1.4.*********:It*MMi:MI:*** *** ACTIVITY REPORT **s 111****Tttt*********4,4.444.*T TRANSMISSION OK TX/RX NO. 5868 CONNECTION TEL 5032232630 CONNECTION ID START TIME 05/25 15:05 USAGE TIME 0118 PAGES 2 RESULT OK 114 INVO= i1.4 SETTING THESTAhrDARD FOR SERVICE LLENCE - Facsimile To: • Company: Phone: Fax: 9- 3 - From: -b - Company: City of Tigard — __ _______ Phone: (503)639-4171 _ _____ Fax: (503)684-7297 Date: Pages including this pane: COMMENTS: < • • Pahlisch Homes Office Building Application Summary PROPERTY OWNER: Bob L. & Sudie E. Tommy 7120 SW Gonzaga Tigard, Or., 97223 PROJECT LOCATION 7120 SW Gonzaga Stret AND DESCRIPTION: Tigard, Or., 97223 .51 Acres, 22,410 Sq. Ft. 2S 101 AC 00900 APPLICANT: Brian Keicher/Pahlisch Homes 19363 Willamette Dr., #509 West Linn, Or., 97068 503-650-6132 fx 503-557-5677 ARCHITECT: Carter Case, Architects and Planners 513 NW 13th, Suite 204 Portland, Or., 97209 503-223-3855 fx 503-223-2630 CIVIL ENGINEER: CSA Consulting Engineers 321 SW 4th Ave. 4th Floor Portland, Or., 97204 503-228-3848 fx 503-228-0475 TRAFFIC ENGINEER: Lancaster Engineering Union Station, Suite 206 800 NW 6th Avenue Portland, Or., 97209 503-248-0313 fx 503-248-9251 REQUESTED APPROVAL: Site Development Review, 9528 sf two story Office Bldg.,with 30 on-site parking spaces. . I- Project Location and Site Plan i 1 �t I . .J xtdl'A ,.rte :\ f� 'Y4.. I 1 " , I l I I 1 V v`' / DARTMOUTH ST 1 1 1 I L _. °_ II , E r ' dIMIMIl:�� ST I ii 11 al i sue.. r , • H. VJ 1 j (0 . in i�O W.Y Q Q . 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Site plan/Landscaping plan ! ON leoi-oir S• . Civil En rin gineeg I , feLe SP . Civil Engineering site plan/details - 2. First floor plan/cross sections 1/4‘ 4,41 - 3. Second floor plan 4. Elevations . . Tra.sliend._ _ 1, 'ffil In . MIN_ m- . - LI iir PI)er. 4t4 I a-Ou Fbil "5 Es • . .1 _P_arking _ S , . . ..' )ti r.flogo listm 1 _Aiilb. Site Plan north , I ......... ik � y Project Narrative • -Pahlisch Homes Corporate Offices Tigard, Oregon Project Information: Land area: 22,410 sf Building footprint area: 5,400 sf Total building area: 9,528 sf Walkways: 790 sf Landscaped area: 5,823 sf 26% of site Lot coverage: 24% Floor area ratio: .4:1 Parking area: 10,397 sf 46% of site Parking required: 27 spaces Parking provided: 30 spaces Construction type: VN Occupancy: B Occupant load, first floor: 48 occ. Occupant load, second floor: 40 occ./ two exits required • . ti Chapter 18.360 SITE DEVELOPMENT REVIEW 18.360.020 Applicability of Provisions A. Applicability and exemptions. Site development review shall be applicable to all new developments and major modification of existing developments, as provided in Section 18.360.050, Our proposed development does meet the requirement for review under this chapter. 18.360.030 Approval Process A. New developments and major modifications. Site development review for a new development or major modification of an approved plan or existing development, as defined in Section 18.360.030A, shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.360.090. Our proposed development meets the requirement for a type II procedure under this chapter. 18.360.040 Bonding and Assurances A. Performance bonds for public improvements. On all projects where public improvements are required the Director shall require a bond in an amount not greater than 100% or other adequate assurances as a condition of approval of the site development plan in order to ensure the completed project is in conformance with the approved plan; and •B. Release of performance bonds. The bond shall be released when the Director finds the completed project conforms to the approved site development plan and all conditions of approval are satisfied. C. Completion of landscape installation. Landscaping shall be installed prior to issuance of occupancy permits, unless security equal to the cost of the landscaping as determined by the Director is filed with the City Recorder assuring such installation within six months after occupancy: 1. Security may consist of a faithful performance bond payable to the City, cash, certified check or such other assurance of completion approved by the City Attorney; and 2. If the installation of the landscaping is not completed within the six-month period, the security may be used by the City to complete the installation. D. Business tax filing. The applicant shall ensure that all occupants of the completed project, whether permanent or temporary, shall apply for and receive a City of Tigard business tax prior to initiating business. We will abide by the Director's determination regarding bonds and assurances. 18.360.070 Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Section 18.390.040. B. Additional information. In addition to the submission requirements required in Chapter 18.390, Decision-Making Procedures, an application for the conceptual development plan must include Site Development Review 18.360-1 11/26/98 , the following additional information in graphic, tabular and/or narrative form. The Director shall provide a list of the specific information to be included in each of the following: 1. An existing site conditions analysis; 1. A site plan; 3. A grading plan; 4. A landscape plan; 5. Architectural elevations of all structures; and 6. A copy of all existing and proposed restrictions or covenants. Our submittal includes the information required. 18.360.080 Exceptions to Standards We are not requesting any exceptions. 18.360.090 Approval Criteria A. Approval criteria. The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application: 1. Compliance with all of the applicable requirements of this title including Chapter 18.800, Street and Utility Standards; Our proposed development will comply to the above mentioned criteria.. 2. Relationship to the natural and physical environment: a. Buildings shall be: (1) Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; (2) Located in areas not subject to ground slumping or sliding; (3) Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and (4) Oriented with consideration for sun and wind. We will be able to save five existing trees and are not changing the topography significantly. Our proposal i, not located in an area subject to slumping or sliding. Our building is sited well away from any adjacent buildings. b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Our proposed development will comply to the above mentioned criteria. Site Development Review 18.360-2 11/26/98 ■ 12. Landscaping: a. All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100; b. In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and c. A minimum of 15 percent of the gross site area shall be landscaped. Our proposal provides 26%of the site area in landscaping. 13. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Our proposed development will comply to the above mentioned criteria. 14. Provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and Our proposed development will comply to the above mentioned criteria. 15. All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370.1 Our proposed development will comply to the above mentioned criteria. Site Development Review 18.360-3 11/26/98 Chapter 18.390 DECISION-MAKING PROCEDURES 18.390.020 Description of Decision-Making Procedures B. Types defined. There are four types of decision-making procedures, as follows: 2. Type II Procedure. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type II decision, the appeal of such decision will be heard by the Hearings Officer; C. Administrative decision requirements. The Director's decision shall address all of the relevant approval criteria. Based on the criteria and the facts contained within the record, the Director shall approve, approve with conditions or deny the requested permit or action. D. Final decision. The Director's decision is final for purposes of appeal on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's decision is not appealable locally, and is the final decision of the City. G. Effective date. The Director's decision is effective on the day after it is final. 18.390.040 Type II Procedure A. Preapplication conference. We had a pre application conference on 9/22/99. B. Application requirements. 'We are submitting the required information with our application. Decision-Making Procedures 18.390-1 11/26/98 Chapter 18.520 COMMERCIAL ZONING DISTRICTS 18.520.020 List of Zoning Districts F. MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools, utilities and transit- related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to 1) support alternative modes of transportation to the greatest extent possible; and 2) encourage a mix of uses to facilitate intra-district pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. Our proposed development is in this zone. 18.530.030 Uses A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted use under the provisions of Chapter 18.230; Our proposed development is permitted outright in this zone. TABLE 18.520.1 USE TABLE: COMMERCIAL ZONES USE CATEGORY C-G C-P CBD MUE20 COMMERCIAL -Office P P P P General Retail - Personal Services P P P R22 P=Permitted R=Restricted C=Conditional Use N=Not Permitted 20All permitted and conditional uses subject to special development standards contained in 18.520.050C. 22Retail and sales uses may not exceed 60,000 gross leasable area per building within the Tigard Triangle except for those areas zoned C-G at the time the MUE zoning district was adopted. Commercial Zoning Districts 18.520-1 11/26/98 18.520.040 Development Standards B. Development standards. Development standards in commercial zoning districts are contained in Table 18.520.2 below: TABLE 18.520.2 DEVELOPMENT STA_M)AUS IN COMMERCIAL ZONES R. P MUE t -CBD Residential R-25 _ STANDARD C-N C-C141 -fAG C-P CBD R-40 R-12 C-G F DU* Minimum Lot Size 5,000 sq ft 5,000 s fonc 6,000 sq ft None Nonc None Nonc - -Detached unit - - - - - - - - 480 sq ft -Boarding,lodging,rooming house - - - - - - 6, 00 sq ft Minimum Lot Width 50 ft 50,E 13 50 ft None Nonc Nontj 50 ft one Minimum Setbacks 1 -Front yard 20 ft 0/2Zr-ft[I A[6] 0 ft[6] 0/30 ft[7] 20 ft 20 ft 0 ft[6] 0 ft -Side facing stmt on corner S.: 20 ft - - - 0/30 ft[7] 20 ft 20 ft - 0 ft through lots[I] -Side yard 0/20 ft[3] 020ft[1 0/20 ft[3] 020ft[3] 0/30 ft[7] 10ft[9] 10 ft[9 0/20 ft[3] 10ft -Side or rear yard abutting more - - - - - - - 30 ft restrictive zoning district -Rear yard 020 ft[3] 020 ft[ ' 0/20 ft[3] 020 ft[3] 0/30 ft[7] 20 ft[9] 20 ft[9] 0/20 ft[3] 20 ft -Distance between front of garage& - - - - - 20 ft 20 ft - 20 ft property line abutting a public or private street -I - Maximum height 35 ft 3J;to ft 45 ft 80 ft[8] 60 ft 60 ft 45 ft 45 ft Maximum Site Coverage[2] 85% 80% 5% 85% 85% 80% e % a 80 /a 85 /0 0 /0[ll] Minimum Landscape Requirement 15%. 20% - 15% 15%. 15% 20% 20%[10] 15% 20% ti' [I] The provisions of Chapter 18.795(Vision Clearance)must [2] Includes all buildings and impervious surfaces. [3] No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district [4] See Section 18520.050B for site and building design standards. [5] No front yard setback shall be required,except a 20 foot front yard setback shall apply within 50 feet of a residential district [6] There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 must be met [7] There are no setback requirements,except 30 feet where a commercial use within a district abuts a residential zoning district. [8] The maximum height of any building in the CBD zone within 100 feet of any residential zoning district shall not exceed 40 feet [9] Where the side or rear yard of attached or multiple-family dwellings abut a more restrictive zoning district,such setbacks shall not be less than 35 feet. [10] Landscaped areas on existing developed property in the CBD shall be retained. Buffering and screening requirements set forth in Chapter 18.745 shall be met for existing and new development [II] Lot coverage includes all buildings and impervious surfaces. 'Multiple-family dwelling unit C-N-Neighborhood Commercial District C-C-Community Commercial District C-G-General Commercial District C-P-Professional/Administrative Office Commercial ICBD-Central Business District Commercial Zoning Districts 18.520-2 11/26/98 • • 18.520.050 Special Limitations on Uses C. In the MUE zone. Special limitations in the MUE zoning district are as follows: 1. The maximum floor area ratio (FAR) for all commercial and industrial use types and mixed- use developments shall not exceed 0.40. Residential use types, including transient lodging, shall not be subject to this requirement; We are proposing a building that is 9,528 sq ft which is net of exclusions allowed by the definition of floor area on a site of 22,410. Resulting in afloor area ratio of.4 to one. Commercial Zoning Districts 18.520-3 11/26/98 ' -Chapter 18.620 Tigard Triangle Design Standards: A. Street connectivity: does not apply B. Site Design Standards: 1. Building placement; SW Gonzaga is not an arterial street. 2. Building setback; Our proposed building will be set back five feet. 3. Front yard setback; Our proposed building will be landscaped to an L-1 standard 4. Walkway connection; We are proposing a seven foot wide scored concrete walkway to the street. 5. Parking location and landscape design; The parking for our proposed building is located to the east side of the building and occupies 36%of the street frontage. the parking will be set back ten feet from the street and be landscaped to an L-1 standard C. Building Standards: 1. Ground floor windows; Our proposed building provides for more than 50%of the ground floor wall area facing the street to be in window. 2. Building facades; Our proposed building will have a 12"off-set in the center of the street facing facade, and will have a different facade material. 3. Weather protection; Our proposed building provides a canopy at the main entrance. 4. Building materials; Our proposed building will not employ the prohibited materials 5. Roofs & roof lines; Our proposed building will have a straight forward,flat roof which is consistent will newer buildings in the immediate area. 6. Roof mounted equipment; All roof mounted equipment will be hidden from the view of adjacent public streets. D. Signs: We are proposing no signage at this time. E. Entry Portals: Does not apply F. Landscaping and Screening: 1. Low screen (L-1); The site currently has a 7'-0"high arborvitae hedge existing on three sides of the property. We intend to prune the hedges and leave them in place. The hedges will comply with the L-1 standards. 2. General landscaping (L-2); We will comply with the L-2 standards as they apply. Chapter 18.705 ACCESS, EGRESS, AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The provisions of this chapter apply to our proposed development. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. Our proposed development will comply with this requirement. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Our proposed development will comply with this requirement. ..D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall 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. Our proposed development connects directly to SW Gonzaga St.. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Our proposed development will comply with this requirement. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater. than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Access, Egress and Circulation 18.705-1 11/26/98 • 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Our proposed development will comply with this requirement. TABLE 18.705.3 VEHICULAR ACCESS/EGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES Required Parking Minimum Number of Minimum Access Width Minimum Pavement Spaces Driveways Required 0-99 1 30' 24' curbs required 100+ 2 or 1 30' 50' 24' curbs required 40' curbs required 2. Vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; 3. Additional requirements for truck traffic may be placed as conditions of site development review. Our proposed development will comply with these requirements. Access, Egress and Circulation 18.705-2 11/26/98 Chapter 18.745 LANDSCAPING AND SCREENING 18.100.015 Applicability: Approval Process C. The applicant shall submit a site plan which includes: 1. Location of underground irrigation system sprinkler head where applicable; 2. Location and height of fences,buffers, and screenings; 3. Location of terraces, decks, shelters, play areas, and common open spaces; 4. Location, type, size, and species of existing and proposed plant materials; See Landscape Plan on Sheet#1 of our submittal. Irrigation to be bidder-designed. 5. A narrative which addresses: a. Soils conditions; and b. Erosion control measures to be used. See Civil Engineering drawings. 18.100.020 General Provisions A. The owner shall be responsible for the maintenance of all landscaping, which shall be maintained ' in good condition so as to present a healthy, neat and orderly apperarance and shall be kept free from refuse and debris. Our proposed development will comply with this section. 18.810.030 Street Trees Our proposed development will comply with this section. 18.100.080 Buffering and Screening Our proposed development complies with this section. See Landscape Plan sheet #1 of our submittal. 18.100.110 Screening: Special Provisions A. Screening of parking and loading areas: Our proposed development complies with this section. See Landscape Plan sheet #1 of our submittal. Chapter 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE B. Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subject to full site plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. 18.755.040 Methods of Demonstrating Compliance A. Alternative methods of compliance. An applicant shall choose one of the following four methods to demonstrate compliance: 1. Minimum standards; 2. Waste assessment; 3. Comprehensive recycling plan; or 4. Franchised hauler review and sign-off. B. Provisions. The following provisions apply to all four methods of demonstrating compliance: 1. Section 18.755.050, Location, Design and Access Standards, except as provided in 18.755.040 G; 2. The floor area of an interior or exterior storage area required by this chapter shall be excluded from the calculation of lot coverage and from the calculation of building floor area for purposes of determining minimum storage requirements. C. Minimum standards method. 1. Description of method: This method specifies a minimum storage area requirement based on the size and general use category of the new construction; 2. Typical application of method: This method is most appropriate when the specific use of a new building is not known. It provides specific dimensions for the minimum size of storage areas by general use category; 3. Application requirements and review procedure: The size and location of the storage area(s) shall be indicated on the site plan of any construction subject to this ordinance. Through the site plan review process, compliance with the general and specific requirements set forth below is verified; 4. General requirements: a. The storage area requirement is based on the predominant use(s) of the building, (i.e. residential, office, retail, wholesale/warehouse/ manufacturing, educational/institutional, or other). If a building has more than one of the uses listed herein and that use occupies 20 percent or less of the floor area of the building, the floor area occupied by that use shall be counted toward the floor area of the predominant use(s). If a building has more than one of the uses listed herein and that use occupies more than 20% of the floor area of the building, then the storage area requirement for the whole building shall be the sum of the requirement for the area of each use. b. Storage areas for multiple uses on a single site may be combined and shared. Mixed Solid Waste and Recyclable Storage18.755-1 11/26/98 r c. The specific requirements are based on an assumed storage height of 4 feet for solid waste/recyclable. Vertical storage higher than 4 feet but no higher than 7 feet may be used to accommodate the same volume of storage in a reduced floor space (potential reduction of 43% of specific requirements). Where vertical or stacked storage is proposed, the site plan shall include drawings to illustrate the layout of the storage area and dimensions of containers. 5. Specific requirements: b. Non-residential buildings shall provide a minimum storage area of 10 square feet, plus: (1) Office: 4 square feet/1,000 square feet gross floor area (GFA). 18.755.050 Location, Design and Access Standards for Storage Areas A. Applicable standards. The following location, design and access standards for storage areas are applicable to all four methods of compliance, described in 18.755.040 above. B. Location standards. 1. To encourage its use, the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste; 2. Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; 3. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; 4. Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; 6. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 C, design standards; 7. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. We are proposing a trash/recycling enclosure which meets the City's size, location, and access standards. See SP1 C. Design standards. 1. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; 2. Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; 3. Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate Mixed Solid Waste and Recyclable Storage18.755-2 11/26/98 • • openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; 4. Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. Our proposed development will comply with this requirement. D. Access standards. 1. Access to storage areas can be limited for security reasons. However, the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service; 2. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered; 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. Our proposed development will comply with this requirement. Mixed Solid Waste and Recyclable Storagel8.755-3 11/26/98 _._-_ Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off- street vehicle parking will be provided in accordance with Section 18.765.070. This section applies to our proposed development. E. $uilding permit conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. No building or other permit shall be issued until plans are presented to the Director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space; and 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title; 3. Required vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents, patron and employees only; b. Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the business or use; and c. Not be rented, leased or assigned to any other person or organization. This section applies to our proposed development. 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 2. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building. G. Disabled-accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Off-Street Parking and Loading Requirements18.765-1 11/26/98 Our proposed development complies with these regulations. 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. Our proposed development complies with these regulations. 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 traffic and provide maximum safety for pedestrian and vehicular traffic on 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; 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; 1. 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt or concrete surface; and 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of- way will be required. Our proposed development complies with these regulations. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Our proposed development complies with these regulations. F. Pedestrian access. Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. Our proposed development complies with these regulations. G. Parking lot landscaping. Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. Our proposed development complies with these regulations. H. Parking space surfacing. Off-Street Parking and Loading Requirements18.765-2 11/26/98 r 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040 H3 and 4 below, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt or concrete surfaces; 2. Off-street parking spaces for single and two-family residences shall be improved with an asphalt or concrete surface; 3. Parking areas to be used primarily for the storage of fleet vehicles or construction equipment may be surfaced in gravel when authorized by the approval authority at the time the site development approval is given. The Director may require that the property owner enter into an agreement to pave the parking area: a) within a specified period of time after establishment of the parking area; or b) if there is a change in the types or weights of vehicles utilizing the parking area; or c) if there is evidence of adverse effects upon adjacent roadways, water courses, or properties. Such an agreement shall be executed as a condition of approval of the plan to establish the gravel parking area. Gravel-surfaced parking areas may only be permitted consistent with the following: a. Gravel parking areas shall not be permitted within 100 feet of any residentially-zoned or residentially-developed area; b. Gravel access and/or parking areas shall not be allowed within 100 feet of any water course; c. Gravel parking areas shall not be allowed within 100 feet of any public right-of-way; and d. A driveway which connects a gravel parking area with any public street shall be paved. Our proposed development complies with these regulations. I. Parking lot striping. 1. Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and 2. All interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. Our proposed development complies with these regulations. J. Wheel stops. Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. Our proposed development complies with these regulations. K. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur except for single-family and duplex residences, off-street parking and loading facilities shall be drained to Off-Street Parking and Loading Requirements18.765-3 11/26/98 r • avoid flow of water across public sidewalks. Our proposed development complies with these regulations. L. Lighting. A lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. Our proposed development complies with these regulations. See SP - A. Space and aisle dimensions. (Figure 18.765.1) 1. Except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are: a. 8.5' x 18.5' for a standard space; b. 7.5' x 16.5' for a compact space; and c. As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; d. The width of each parking space includes a stripe which separates each space. 2. Aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width; 1. Minimum standards for a standard parking stall's length and width, aisle width, and maneuvering space shall be determined as noted in Figure 18.765.2. See SP Parking required: 27 spaces Parking provided: 30 spaces Off-Street Parking and Loading Requirements18.765-4 11/26/98 r � Chapter 18.780 SIGNS We are proposing no signage at this time. Signs 18.780-1 11/26/98 Chapter 18.790 TREE REMOVAL 18.790.020 Definitions' 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. 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 as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, n accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% 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. We are submitting a tree plan and schedule along with our Landscaping Plan. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: Our proposal is subject to the requirements of this section. Tree Removal 18.790-1 11/26/98 1 ., Existing Tree List: . # species status size 1. Douglas fir to be removed 14" 2. Spruce to be saved 15" 3. Maple to be removed 15" 4. Maple to be removed 14" 5. Birch ' to be saved 12" 6. Birch to be removed 13" 7. Spruce • to be saved 13" Total caliper inches removed = 56"x .66% = 37' of mitigation required; Total caliper inches new trees provided on site =39" 1 (5)A•R• . • SW Gonzaga St, i - ���� �w• - =\TWA / i l6�)- .... r/ r�7o ►�`sue eon !!� fir• ., ....r2_ Pe1w lli . obi to Ire �, � itn� f 1II.n.CM/e WalkWa.y O ,?/ r ;I:) Storm water pnnd Office Bldg .� fit;,) 0.1 ie v.i ei s� 1e ParkingO �� � EP :•; C )f'F�602v rrA 'C./\� B : e0011 1 P11 !PP +1 • - El) RUM ' ii ®® it ld r1 �c i '4�� I� ':ia M ur+c t., v�T u • R t &r2..)' 1 l PGA w to„Api,..N i V M uN�s"r.(Zs�q ,g...,,,,,.9.,ki • Up4PE.42.. 601.. C.f , ist.��•a•:�..rJ- f.." jJil9..•�.."'��I•!:� ���. /'iti�ii�_�i ::: . § I...:7l••�i SJ ./.•j -4 ctfi.+•iiuce otziifw+ :i7.-e ;'.-.gz--.=es-. ':'', � Z .�:I/Van Co-)PP ()P dLVriAE Wetxl (2) ■P Chapter 18.795 VISUAL CLEARANCE AREAS 18.795.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The provisions apply to our proposed development. 18.795.030 Visual Clearance Requirements A. At corners. n/a B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tre&), 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. Our proposal complies with this section. 18.795.040 Computations B. Non-arterial streets. Our proposal complies with this section. Visual Clearance Areas 18.795-1 11/26/98 • Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.020 General Provisions A. When standards apply. Unless otherwise provided, the standard specifications for construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements within the City shall occur in accordance with the standards of this title. No development may occur unless the public facilities related to development comply with the public facility requirements established in this section. B. Standard specifications. The City Engineer shall establish standard specifications consistent with the application of engineering principles. C. Section 7.40 applies. The provision of Section 7.40 of the Tigard Municipal Code shall apply to this chapter. D. Adjustments. Adjustments to the provisions in this chapter related to street improvements may be granted by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria in Section 18.370.030 C9. 18.810.030 Streets A. Improvements. No development shall occur unless the development has frontage or approved access to a public street: Our proposed development has direct access to SW Gonzaga. N. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: Our proposed development complies with this section. R. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Our proposed development will comply with this section. 18.810.070 Sidewalks A. Sidewalks required. Sidewalks shall be constructed, replaced or repaired to City design standards as set forth in the standard specifications manual and located as follows: Our proposed development complies with this section. B. Planter strip requirements. Does not apply. 18.810.090 Sanitary Sewers Street and Utility Improvement Standards 18.810-1 11/26/98 a A. Sewers required. Sanitary sewers shall 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Our proposed development complies with this section. 18.810.100 Storm Drainage A. General provisions. 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. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. Our proposed development complies with this section. C. Accommodation of upstream drainage. 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, and: 1. 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Our proposed development complies with this section. D. Effect on downstream drainage. 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Our proposed development complies with this section 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; Street and Utility Improvement Standards 18.810-2 11/26/98 1 • • 2. The City reserves the right to approve location of all surface mounted facilities; 3. 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 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Our proposed development complies with this section. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. Our proposed development complies with this section. 18.810.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.100. Our proposed development will comply with this section. 18.810.140 Monuments A. Replacement required. Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. Our proposed development will comply with this section. 18.810.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City, permit fee paid, and permit issued. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for construction and other services in connection with the improvement. The permit fee shall be set by Council resolution. Our proposed development will comply with this section. Street and Utility Improvement Standards 18.810-3 11/26/98 18.810.160 Installation Conformation A. Conformance required. In addition to other requirements, improvements installed by the developer either as a requirement of these regulations or at his own option, shall conform to the requirements of this chapter and to improvement standards and specifications followed by the City. B. Adopted installation standards. The Standard Specifications for Public Works Construction, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) shall be a part of the City's adopted installation standard(s); other standards may also be required upon recommendation of the City Engineer. Our proposed development will comply with this section. 18.810.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance. All such plans shall be prepared in accordance with requirements of the City. Our proposed development will comply with this section. ,18.810.180 Notice to City A. Commencement. Work shall not begin until the City has been notified in advance. A. Resumption. If work is discontinued for any reason, it shall not be resumed until the City is notified. Our proposed development will comply with this section. 18.810.190 City Inspection A. Inspection of improvements. Improvements shall be constructed under the inspection and to the satisfaction of the City. The City may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. Our proposed development will comply with this section. 18.810.200 Engineer's Certification A. Written certification required. The developer's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. Our proposed development will comply with this section. Street and Utility Improvement Standards 18.810-4 11/26/98 Neighborhood Notification and Meeting Minutes BRIAN KEICHER PROJECT MANAGER • CONSTRUCTION AND DEVELOPMENT 19363 WII.U.METTE DR. #509 WEST LINN. OREGON 97068 OFFICE: 503/650-6132 FA\: 503/557-5677 Ma rch 8, 1999 Dear Interested Party: I am representing the owner of property located at 7120 SW Gonzaga Street in Tigard. Currently a residence, we are considering proposing a two story, 10,000 square foot office building. This will require a site development review application with the City. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: March 25, 1999 Pahlisch Neilson Homes 12540 SW 68th parkway, Suite B Tigard, Gr., 97223 Please notice this will be an informational meeting on preliminary plans. The plans may be altered prior to the submittal of the application to the City. I look fmvard to more specifically discussing the proposal with you. Please call me at 650-6132 if you have any questions. Sincerely, Brian Keicher Project Manager • • `�td�. *eti' y ';•.fYN:?$if:^t@+r`t'� .�` •J V 8.1 !t Pahlisch Homes Proposed Office Building Neighborhood Meeting March 25, 1999 A public meeting to outline preliminary plans for the proposed Pahlisch Office Building was held at the Pahlisch Offices on March 25, 1999 at 6:00 P.M.. In addition to the developer representatives, the following people were present. Sudie Tommy 7120 SW Gonzaga St. (current resident of the existing house.) Bob L. Tommy 7120 SW Gonzaga St. (current resident of the existing house.) Bert De Leon 7070 SW Gonzaga St. (next door neighbor of the site.) Mr. & Mrs Tommy disclosed that they are the sellers of the subject property, and currently occupy the house on the site. They were generally interested in seeing the redevelopment plans, and to understand the timelines for development. They were helpful describing the existing utility connections and potential springs that would have to be dealt with for the new building. They were also pleased that the current plans include saving the large arborvitae hedge that surrounds the lot. No other issues were identified regarding the development plans disclosed at this meeting. Brian Keicher Project Manager r -- AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223 I, 3rt ah ke t'cit-e'' , do affirm that I am (represent) the party initiating interest in a proposed o,c_e.. de ve..t/up#2-&,.....t- --a.. affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 7/3-0 Sc...) 6a�c.; 5-1-, / rj , #.1, Ow' . , and did on the (O'' day of P0 — 19 q/ personally postrnotice indicating that the site may be proposed for a s- tie AA application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was ostedd,at c-t c„.....,......... I.4....,/c am r cc.� (state location you posted notice on property) 7 .-2,-k______ --C-47.24_ Si ature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the // day of /276,‹,c--4._ , 19 /. .-�• OFFICIAL SEAL 7 ": NANCY E. KOWALSKI NOTARY-PUBLIC OF OREGON �7. , NoT Eluo6uc-oRECON My Commission Expires: 1.0-/8'-/'? 9 � ' CO!fA�ISSION N0.A048068 i A1Y COMMISSION EXPIRES OCT.19,1999 ' (Applicant, please complete information below for proper placement with proposed project) 1 NAME OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: 1 Name of Applicant/Owner. I Address or General Location of Subject Property: LSubject Property Tax Map(s)and Lot#(s): n.1ogotpatty mastun 3trposLmst 4'1 4 AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. ' City of Tigard ) 1, \ \CO\ 1-to 'l0► , being duly sworn, depose and say that on 1)`1rL4r 4 , 1999 I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) 1-110 c_3\ki C-cthl zq�. .. TiT Yr] r c17-222) a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at / ct.^d? 04' with postage prepai hereon. \\\‘VktillANhVe.041 Signature .• (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the /1 day of c , 199? c ar OFFICIAL SEAL er").—//0c-oa—gok; NANCY E. KOWALSKI 1 NOTAR=BLIC OF OREGON I 1.4-ii. NOTARY PUBLIC-OREGON , COMMISSION NO.A048068 M y Commission p Cission Ex Tres: /0-a-/9g 5 MY COMMISSION EXPIRES OCT.18,1999 ' (Applicant,please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: e7, 4-",4_, J3c•.,74) 1 / /4-----.2,-- TYPE OF PROPOSED DE�{LOPMENT: r! t 1 ---LC4-, Name of Applicant/Owner: r -1A-L^----``,, 5 I Address or General Location of Subject Property: 7'�-0 5(-) (7ay..y.....� S f• /<S ,d-,, - .. Lsubject Property Tax Map(s)and Lot#(s): n Uoq panyVnastersuttmailmst • Abdullah Alkadi Bill Gross Kathie Kallio 11905 SW 125th Court 11305 SW 135th Avenue 12940 SW Glacier Lily Drive Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Ed Howden Bonnie & Jim Roach Karl Swanson 11829 SW Morning Hill 14447 SW Twekesbury Drive 11410 SW Ironwood Loop Tigard, OR 97223 Tigard, OR 97224 Tigard, OR 97223 Clark G. Zeller Larry Westerman Christy Herr 13290 SW Shore Drive 13665 SW Fern Street 11386 SW Ironwood Loop Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Barbara Sattler June Sulffridge Beverly Froude 11245 SW Morgen Court 15949 SW 146th Ave. 12200 SW Bull Mountain Road Tigard, OR 97223 Tigard, OR 97224 Tigard, OR 97224 Kathy Smith Linda Masters Scott Russell 11645 SW Cloud Court 15120 SW 141st Avenue 31291 Raymond Creek Road Tigard, OR 97224 Tlgard, OR 97224 Scappoose, OR 97056 Cal Woolery Mark F. Mahon 12356 SW 132nd Court Craig Hopkins 11310 SW 91st Court Tigard, OR 97223 7430 SW Varns Street Tigard, OR 97223 Tigard, OR 97223 Jack Biethan Pat Wyden Sue Rorman 15525 SW 109th Avenue 8122 SW Spruce Street 11250 SW 82nd Avenue Tigard, OR 97224 Tigard, OR 97223 Tigard, OR 97223 John Benneth 15550 SW 109th Avenue Tigard, OR 97224 Jack Biethan 15525 SW 109th Avenue Tigard, OR 9'7224 • •.4 •j f STATE OF OREGON FILE 51801 Velma Edwards Zeek John McCroskey DEPT OF TRANSPORTATI 7060 Sw Beveland Rd 1380 Morning Sky Ct NO STREET NAME or NUMBER Tigard, OR 97223 Lake Oswego,OR 97034 , OR Don& Cynthia Sue Morton J T&Theresa Roth Jr. EAGLE HARDWARD& GARDEN INC PO Box 596 Michael Zoucha 981 Powell Ave Sw Lake Oswego, OR 97034 12600 Sw 72Nd Ave#200 Renton,WA 98055 Tigard, OR 97223 Jacob&Theresa Roth Jr. SCHOOL DISTRICT NO 23 WASHINGTON COUNTY SCHOOL 12600 Sw 72Nd Ave 12615 Sw 72Nd Ave DISTRICT NO 23 Tigard, OR 97223 Tigard,OR 97223 12615 Sw 72Nd Ave Tigard, OR 97223 Sherman Pauly&Jeannie Lee Velma Edwards Zeek Dean Bolon PO Box 23684 7060 Sw Beveland Rd 4022 Ne Laddington Ct Tigard, OR 97281 Tigard, OR 97223 Portland,OR 97232 Edward&Joanne Casey Jr. Steve&Janet Shim Ronny&Jill Scrivner 7085 Sw Beveland Rd 14347 Sw Koven Ct 7115 Sw Beveland Rd Portland, OR 97223 Tigard, OR 97224 Tigard,OR 97223 Michael Ryan Andrus John Berman&Michael Summers Shirley Davis 7155 Sw Beveland Rd 7175 Sw Beveland Rd#210 4225 Penn St Portland, OR 97223 Tigard, OR 97223 Longview, WA 98632 Anna Knecht Jacob Gieszler Michael&Gail Weaver 20135 Sw Bonanza Way 18206 Sw Fallatin Loop 7075 Sw Gonzaga St Tigard, OR 97224 Aloha, OR 97007 Tigard, OR 97223 Michael& Gail Weaver Sherman Pauly&Jeannie Lee WESTON INVESTMENT CO 7075 Sw Gonzaga St PO Box 23684 6950 Sw Hampton St Tigard, OR 97223 Tigard, OR 97281 Tigard,OR 97223 Llc Kf Joseph Hughes DEPARTMENT OF TRANSPORTATIO 7407 Sw Hunt Club Dr 7035 Sw Hampton St 25 82Nd Dr#200 Portland, OR 97223 Tigard, OR 97223 ,OR John Neimeyer KAISER FOUNDATION HEALTH Kurt Dalbey 25 82Nd Dr#200 PLAN OF THE NORTHWES 1865 Nw 169Th PI#200 Gladstone, OR 97027 3600 N Interstate Ave Beaverton,OR 97006 Portland,OR 97227 ti w 'yL �' • Y Velma Edwards Zeek Steve&Janet Shim Anna Knecht 7060 Sw Beveland Rd 7086 Sw Beveland Rd 7025 Sw Gonzaga St Tigard. OR 97223 Tigard, OR 97223 Tigard,OR 97223 Shirley Davis Michael&Gail Weaver Jacob&Theresa Roth Jr. 7020 Sw Gonzaga St 7075 Sw Gonzaga St 12600 Sw 72Nd Ave Tigard, OR 97223 Tigard,OR 97223 Tigard,OR 97223 Sherman Pauly&Jeannie Lee Jacob Gieszler Joseph Hughes 12700 Sw 72Nd Ave 7070 Sw Gonzaga St 7035 Sw Hampton St Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 KAISER FOUNDATION HEALTH PLAN OF THE NORTHWES Kurt Dalbey 7105 Sw Hampton St 7125 Sw Hampton St Tigard, OR 97223 Tigard, OR 97223 • Pahlisch Homes Corporate Offices. �� Tigard, Oregon Project Information: Land area: 22,410 sf Building footprint area: 5,400 sf Total building area: 9,528 sf Walkways: 790 sf Landscaped area: 5,185 sf 23% of site Lot coverage: 24% Floor area ratio: .4:1 Parking area: 11,035 sf 49% of site Parking required: 27 spaces Parking provided: 33 spaces Construction type: VN Occupancy: B Occupant load, first floor: 48 occ. Occupant load, second floor: 40 occ./ two exits required Chapter 18.620 Tigard Triangle Design Standards: A. Street connectivity: does not apply B. Site Design Standards: 1. Building placement; SW Gonzaga is not an arterial street. 2. Building setback; Our proposed building will be set back rooleefr ?ern • 3. Front yard setback; Our proposed building will be landscaped to an L-1 standard. 4. Walkway connection; We are proposing a seven foot wide scored concrete walkway to the street. 5. Parking location and landscape design; The parking for our proposed building is located to the east side of the building and occupies 36%of the street frontage. the parking will be set back ten feet from the street and be landscaped to an L-1 standard. C. Building Standards: 1. Ground floor windows; Our proposed building provides for more than 50%of the ground floor wall area facing the street to be in window. - 2. Building facades; Our proposed building will have a 12"off-set in the center of the street facing facade, and will have a different facade material. 3. Weather protection; Our proposed building provides a canopy at the main entrance. 4. Building materials; Our proposed building will not employ the prohibited materials 5. Roofs & roof lines; Our proposed building will have a straight forward,flat roof which is consistent will newer buildings in the immediate area. 6. Roof mounted equipment; All roof mounted equipment will be hidden from the view of adjacent public streets. D. Signs: We are proposing no signage at this time. E. Entry Portals: Does not apply F. Landscaping and Screening: 1. Low screen (L-1); The site currently has a 7'-0"high arborvitae hedge existing on three sides of the property. We intend to prune the hedges and leave them in place. The hedges will comply with the L-1 standards. 2. General landscaping (L-2); We will comply with the L-2 standards as they apply. We will be able to save five existing trees and are not changing the topography significantly. Our proposal is not located in an area subject to slumping or sliding. Our building is sited well away from any adjacent buildings. Our proposal provides 26% of the site area in landscaping. We are proposing a building that is 9,528 sq ft which is net of exclusions allowed by the definition offloor area on a site of 22,410. Resulting in a floor area ratio of.4 to one. Irrigation to be bidder-designed. We are proposing a trash/recycling enclosure which meets the City's size, location, and access standards. See SPI We are proposing a trash/recycling enclosure which meets the City's size, location, and access standards. See SP1 We are proposing a trash/recycling enclosure which meets the City's size, location, and access standards. See SPI See SP] Parking required: 27 spaces Parking provided: 33spaces We are removing 3.7 caliper inches of existing. :-a TREE & PLANT PRESERVATION/PROTECTION PART I - GENERAL 1.01 DESCRIPTION: A General requirements: Preservation, protection,and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions. 1. Consulting Arborist: A Consulting Arborist registered tvith the Amencan Society of Consulting Arborists(ASCA). 2. Certified Arborist: Certified by The International Society of Arboriculture(ISA). I.02 PROJECT CONDITIONS: A. Make every effort to protect all trees,shrubs, ground cover and other vegetation existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction requirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants, which are to remain, from all damage. Erect prior to commencement of clearing and demolition work and remove only after all work potentially injurious to trees and other plants is complete. Fence shall be placed as far from trees as is practical, but in no instance closer than one foot behind required construction limits. Fence shall be 4'visibility plastic on steel posts placed no further than 6'apart extending no less than 4-1/2'above the ground, kept taut at all times. D. Protect all trees from stockpiling, material storage,vehicle parking and driving within the tree dnp line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from: I. Dumping of refuse. 2. Chemically injurious materials and liquids. 3. Noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials,and drainage from stored materials. 4. Continual puddling of running water. F. Restrict vehicular and foot traffic to prevent compaction of soil over root systems. PART 2- PRODUCTS 2.01 MATERIALS. A. As indicated and required elsewhere in this Specification Section, and as may be recommended by Consulting Arborist. PART 3 - EXECUTION 3.0I GENERAL: A. Protect root systems of existing trees, shrubs and ground covers from damage due to noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials,and drainage from stored materials. B. Protect root systems from flooding,erosion, excessive wetting and drying resulting from de-watering and other operations. C. Protect all exiting plan material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or bruising of bark. D. Do not allow fires under and adjacent to trees or other plants which are to remain. E. Engage a Consulting Arborist to direct removal of branches from trees and large shrubs,which are to remain, if required to clear new construction and where indicated; and to direct tree root pruning and relocation work. F. Where directed by Consulting Arborist,extend pruning operations to restore natural shape of entire tree. G. Cut branches and roots with sharp pruning instruments. Do not break,chop or mutilate. H. Water trees and other vegetation which are to remain as necessary to maintain their health during the course of the work. Maintain a water schedule and document. 3.02 EXCAVATION AROUND TREES A. Excavate within root zone of trees only where indicated and acceptable to the Consulting Arborist. B. Excavate around tree roots within tree root zone only under the direction of a Consulting Arborist retained by the Contractor. C. Where trenching for utilities is required within root zones,tunnel under and around roots by hand digging. Do not cut main lateral support roots. Cut smaller roots which interfere with installation of new work; use sharp pruning tools D. Where excavating for new construction is required within root zones of trees, hand excavate to minimize damage to root systems. Use narrow tine spading forks and comb soil to expose roots. Relocate roots in backfill areas whenever possible. If large, main lateral roots are encountered, expose beyond excavation limits as required to bend and relocate without breaking. E. If encountered immediately adjacent to location of new construction and relocation is not practical,cut roots approximately 6 inches back from new construction. F. Do not allow exposed roots to dry out before permanent backfill is placed; provide temporary earth cover, pack with wet peat moss or 4 layers of wet untreated burlap and temporarily support and protect from damage until permanently relocated and covered with backfill. Water puddle backfill to eliminate voids and air pockets. G. All pruning shall be performed to ANSI A-300 Pruning standards by Oregon state registered tree care firms employing Certified Arborists. Other therapeutic care work shall be performed to National Arborist Association standards. 3.03 GRADING AND FILLING AROUND TREES: A. Maintain existing grade within root zones of trees unless otherwise indicated or acceptable to the Consulting Arborist. • B. Lowering Grades: Where existing grade is above new finish grade shown around trees, under direction of Consulting Arborist, carefully hand excavate within root zones to new grade. Cut roots exposed by excavation to approximately 3 inches below elevation of new finish grade. C. Raising Grades: Permitted only as acceptable to the Consulting Arborist. 3 04 REPAIR AND REMOVAL OF TREES: A. Retain a Consulting Arborist to direct tree repair work. Engage a Certified Arbonst, acceptable to the Consulting Arborist, to perform tree repair work. Repair trees damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged trees. B. Remove dead and damaged trees which are determined by the Consulting Arbonst to be incapable of restoration to normal growth pattern. 3.05 REPAIR AND REPLACEMENT OF SHRUBS: A. Repair shrubs, and other vegetation damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged plants. B. Remove and replace dead and damaged plants which are determined by the Consulting Arborist incapable of restoration to normal growth pattern. 1. Provide new shrubs of same size and species as those replaced or as otherwise acceptable to the Consulting Arborist. 2. Plant and maintain as acceptable to the Consulting Arborist. 3.06 HARDSCAPE INSTALLATION WITHIN TREE PROTECTION ZONES: A. Electrical conduit and irrigation main lines should be run under walkways, within stone or concrete subbase, and should not cut into native soil within the Tree - Protection Zone(within the drip line). Drip irrigation shall be installed within the Tree Protection Zone. Lateral electrical lines to individual lights, should be installed as close to the soil surface as possible with short runs from the main conduit. B. Electrical fixtures, housing, and irrigation valves must be installed with care to avoid cutting roots. Digging must be minimal with excess dirt removed from the tree preservation area. Do not cut roots greater than I" in diameter without the approval of the Consulting Arborist. Roots greater than 1" in diameter exposed during excavation must be cut squarely at the edge of the excavation with a sharp saw or appropriate pruning tool. C Install walkways as close to grade as possible to minimize excavation into the soil where large roots and areas of high root density exist. Backfill with loose dirt to the minimum depth necessary to achieve a natural look. Mulch if appropriate,as directed by the Consulting Arborist. 3.07 COMPENSATION TO OWNER FOR TREES: A Contractor shall pay the Owner the value of existing trees to remain that died or were damaged and required removal because of the Contractor's failure to provide adequate protection and maintenance. B Value of existing trees will be determined by the Consulting Arborist in accordance with the evaluation formula set forth in "The Council of Tree and Landscape Evaluation Guide for Plant Appraisers," Eighth edition, 1992. C. Any wound or damage to a preserved tree constitutes partial injury. These include, but are not limited to: Any cambian tissue damage_ Unauthorized cutting, breaking or removing tree branches. Unauthorized cutting or damaging protected root zones. Soil compaction. Toxic run-off into tree preservation areas. D. Partial injury will be calculated by percentage of the total value of the damage tree. E. The loss value penalty will include cost to the Owner for loss appraisal by the Consulting Arborist plus the cost for necessary damage repair. PART 4- PRE-CONSTRUCTION TREE CARE 4.01 PRUNING AND STRUCTURAL SUPPORT: A. All trees designated to be retained within the project limits shall be pruned to ANSI A-300 Pruning standards with selective low limb removal, as directed and approved by the Consulting Arborist, where required for construction clearance. B. Structural support(cabling) may be required on specific trees as identified by the Consulting Arborist, to National Arborist Association Standards. C. All therapeutic care recommended will be directed, inspected and approved by the Consulting Arborist. PART 5- POST-CONSTRICTION TREE CARE 5.01 FERTILIZATION/AERATION A. Aeration as determined by the Consulting Arborist may be required in areas where construction compaction has occurred. B. Deep root liquid injection fertilizing of all trees retained within the project Ifmits will be required following the completion of construction to National Arborist Association Standards. The timing of this fertilizing will be determined by the Consulting Arborist. Prepared by: Bob Mazany ASCA #133 Consulting Arborist Robert Mazany and Associates P.O. Box 1305 Beaverton,OR 97075 (503)646-0897 � - May-28-99 07 : 07A P.02 TREE & PLANT PRESERVATION/PROTECTION PART 1 -GENERAL 1.01 DESCRIPTION: A. General requirements: Preservation, protection,and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions_ 1. Consulting Arborist: A Consulting Arborist registered with the American Society of Consulting Arborists (ASCA). 2. Certified Arborist: Certified by The International Society of Arboriculture (ISA). 1.02 PROJECT CONDITIONS: A. Make every effort to protect all trees, shrubs, ground cover and other vegetation existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction requirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants, which are to remain, from all damage. Erect prior to commencement of clearing and demolition work and remove only after all work potentially injurious to trees and other plants is complete. Fence shalt be placed as far from trees as is practical, but in no instance closer than one foot behind required construction limits. Fence shall be 4'visibility plastic on steel posts placed no further than 6'apart extending no less than 4-1/2'above the ground, kept taut at all times. D... Protect all trees from stockpiling, material storage,vehicle parking and driving within the tree dnp line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from I. Dumping of refuse. 2. Chemically injurious materials and liquids May-28-99 07 : 07A P . 03 3. Noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. 4. Continual puddling of running water. F. Restrict vehicular and foot traffic to prevent compaction of soil over root systems. PART 2 - PRODUCTS 2.01 MATERIALS: A._ As indicated and required elsewhere in this Specification Section, and as may be recommended by Consulting Arborist. PART 3 - EXECUTION 3.01 GENERAL: A. Protect root systems of existing trees, shrubs and ground covers from damage due to noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. B Protect root systems from flooding, erosion, excessive wetting and drying resulting from de-watering and other operations. C. Protect all exiting plan material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or bruising of bark. D. Do not allow fires under and adjacent to trees or other plants which are to remain. E. Engage a Consulting Arborist to direct removal of branches from trees and large shrubs, which are to remain, if required to clear new construction and where indicated; and to direct tree root pruning and relocation work. F. Where directed by Consulting Arborist, extend pruning operations to restore natural shape of entire tree. G. Cut branches and roots with sharp pruning instruments. Do not break,chop or mutilate. H. Water trees and other vegetation which are to remain as necessary to maintain their health during the course of the work Maintain a water schedule and document. May-28-99 07 : 08A P . 04 3.02 EXCAVATION AROUND TREES: A Excavate within root zone of trees only where indicated and acceptable to the Consulting Arborist. B Excavate around tree roots within tree root zone only under the direction of a Consulting Arborist retained by the Contractor. C Where trenching for utilities is required within root zones, tunnel under and around roots by hand digging. Do not cut main lateral support roots. Cut smaller roots which interfere with installation of new work; use sharp pruning tools D. Where excavating for new construction is required within root zones of trees, hand excavate to minimize damage to root systems. Use narrow tine spading forks and comb soil to expose roots. Relocate roots in backfill areas whenever possible. If large, main lateral roots are encountered, expose beyond excavation limits as required to bend and relocate without breaking. E If encountered immediately adjacent to location of new construction and relocation is not practical, cut roots approximately 6 inches back from new construction. F. Do not allow exposed roots to dry out before permanent backfill is placed; provide temporary earth cover, pack with wet peat moss or 4 layers of wet untreated burlap and temporarily support and protect from damage until permanently relocated and covered with backfill. Water puddle backfill to eliminate voids and air pockets. G. All pruning shall be performed to ANSI A-300 Pruning standards by Oregon state registered tree care firms employing Certified Arborists. Other therapeutic care work shall be performed to National Arborist Association standards. 3.03 GRADING AND FILLING AROUND TREES: A. Maintain existing grade within root zones of trees unless otherwise indicated or acceptable to the Consulting Arborist. B. Lowering Grades: Where existing grade is above new finish grade shown around trees, under direction of Consulting Arborist, carefully hand excavate within root zones to new grade. Cut roots exposed by excavation to approximately 3 inches below elevation of new finish grade C. Raising Grades: Permitted only as acceptable to the Consulting Arborist. • 3.04 REPAIR AND REMOVAL OF TREES: A. Retain a Consulting Arborist to direct tree repair work. Engage a Certified Arborist, acceptable to the Consulting Arborist, to perform tree repair work. Repair trees damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged trees. B. Remove dead and damaged trees which are determined by the Consulting Arbonst to be incapable of restoration to normal growth pattern. 3.05 REPAIR AND REPLACEMENT OF SHRUBS: A. Repair shrubs, and other vegetation damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged plants. B. Remove and replace dead and damaged plants which are determined by the Consulting Arborist incapable of restoration to normal growth pattern. 1. Provide new shrubs of same size and species as those replaced or as otherwise acceptable to the Consulting Arborist. 2. Plant and maintain as acceptable to the Consulting Arborist. 3.06 HARDSCAPE INSTALLATION WITHIN TREE PROTECTION ZONES: A. Electrical conduit and irrigation main lines should be run under walkways, within stone or concrete subbase, and should not cut into native soil within the Tree Protection Zone(within the drip line). Drip irrigation shall be installed within the Tree Protection Zone. Lateral electrical lines to individual lights, should be installed as close to the soil surface as possible with short runs from the main conduit. B. Electrical fixtures, housing, and irrigation valves must be installed with care to avoid cutting roots. Digging must be minimal with excess dirt removed from the tree preservation area. Do not cut roots greater than 1" in diameter without the approval of the Consulting Arborist. Roots greater than 1" in diameter exposed during excavation must be cut squarely at the edge of the excavation with a sharp saw or appropriate pruning tool. C. Install walkways as close to grade as possible to minimize excavation into the soil where large roots and areas of high root density exist. Backfill with loose dirt to the minimum depth necessary to achieve a natural look. Mulch if appropriate,as directed by the Consulting Arborist. 3.07 COMPENSATION TO OWNER FOR TREES: A. Contractor shall pay the Owner the value of existing trees to remain that died or were damaged and required removal because of the Contractor's failure to provide adequate protection and maintenance B. Value of existing trees will be determined by the Consulting Arborist in accordance with the evaluation formula set forth in "The Council of Tree and Landscape Evaluation Guide for Plant Appraisers," Eighth edition, 1992. C. Any wound or damage to a preserved tree constitutes partial injury. These include, but are not limited to: Any cambian tissue damage. Unauthorized cutting, breaking or removing tree branches. Unauthorized cutting or damaging protected root zones. Soil compaction. Toxic run-off into tree preservation areas. D. Partial injury will be calculated by percentage of the total value of the damage tree. E. The loss value penalty will include cost to the Owner for loss appraisal by the Consulting Arborist plus the cost for necessary damage repair. PART 4- PRE-CONSTRUCTION TREE CARE 4.01 PRUNING AND STRUCTURAL SUPPORT: A. All trees designated to be retained within the project limits shall be pruned to ANSI A-300 Pruning standards with selective low limb removal, as directed and approved by the Consulting Arborist, where required for construction clearance. . B. Structural support(cabling) may be required on specific trees as identified by the Consulting Arborist, to National Arborist Association Standards. C. All therapeutic care recommended will be directed, inspected and approved by the Consulting Arborist. . l (5) P•R• SW Gonzaga St, i ( • • TrM111,1111M . Fill 11 . ( ! ir`j, 1.) PP 't �n ncrete La� ay• ME® ■■■■ M,ti 1.+ �_ 'r(�*( e-1�e P.1!:;� - •itnrm water pond _ _ Office Bldg ..j !1 ii . 'rf � en. Parking O NMI Ce.) ..:,,, ,rm., 1. 4,ai •z�Iy - - %10■ PM r Ii �4) f3J M 'bg ® i.,-- 144 `' 6 II i0 M u— ' vr`T U • R ���arwwwsw.v.mwewMm�II ormil . Sid Ifri irk PEA 1 . ..P V. VM UND02 � \\ .et:,:,,I. A 1 k., . UN• ' 16111e. ilitilk ;;.;,° i'')41 , . &'i�.ir-e�� iti2: :.o.ioa lt-Lr— 0.:irx4i-,(!i Y / <i5e ii�:,.%i ..?i:.:. •i/:// ? 4. i. , Ca)PP I • ( ) v'ITAE- Wit E (2) P .Landscape Plan N r f.oiE • I2R i iGN c•yere M -ro f5e. II. ' r 2G o BfG7DEF. PC-S1670452 / cze‘)1se o 6.111 P1 List: Qpecies Size Quantity AM Azalea Micranthra "Rosaeflora" 1 gallon 16 RCC Rhodo.Christmas Cheer lgallon 1 RJM Rhodo Jean Marie 1 gallon • 2 FSP Forsythia Suspensa 1 gallon 72 VM Vinca Minor Periwinkle 1 gallon @ 30"o/c diag. mass AP Acer Plantanoides Norway maple 2"cal/ 6'-8' 4 AR Acer Rubrum Red Sunset Maple 2"cal/ 6'-8' 5 PCA Pyrus Calleryanna Ornamental Pear 6'to 8' 8 PF Photinia Fraseri 1 gallon 6 VO Viburnum Opulus "Snowball" 1 gallon @ 30"o/c diag. 12 Existing Tree List: # species status size 1. Douglas fir to be removed 14" 2. Spruce to be saved 15" 3. Maple to be removed 15" 4. Maple to be removed 14" 5. Birch to be saved 12" 6. Birch to be removed 13" 7. .Spruce to be saved 13" Total caliper inches removed = 56"x.66%=3T'of mitigation required;ToeE Pe ovIt'EP o P• 51M- Pgois ci i l (i�1 1 s Q 5 s. a K i , SE GONZAGA ST. `ttt3 Sugurr_u.ynr — — —y — — — s".. — —.p■M l.S)-21.4 I / / [M(f',h-!1173 '1l1 1/ ` E \8 -t 4617 t!<PANT 3 Zr • s ' U1 KR, sr i / ,..r .. ■ as S.LOX won_ ° Si: I �.� I Z 1 mlfai!w�r , PA re R r,./..x C5-. �–•J ,... • •I I 14 .r 1 ( (.!-.‘•iel•6� G� �1 `I /,,,/� �./--- - .0 I W cnsT.lo To K U y'lq!�n — \ MNR- Pu- O 8:: 4 / .f (y,� I^ WT it W ml E I i notion; \t 0• j ! - / a r r % Ni. —i •• RI �j 1 / t (• \ x $ _ �� r$3 ------.......--,,,„ , fN Ia.r �.a� I T,11WAcr g .N1�•1 • \ \ Ig 1. I 7. C). _ \ ,aT tr Ir CS••f.DX ® \ La' •Z • 1 p N• 1 TAM(rD K L rKA f.( Cr-OK. OW ..I C� F 11.r I KA1A ,Cll 1 Ia.7• I I Yl -_ 1•-IC Mpll '00 f •-1 f-- l� M4�. k ,.. . . . . ,:r L \ •.:: / 111' , I 3.31' T .t.)(-- 5 89V3 59' W 163.13' it U c. Spa Impact 3tvdj 0 GONZAGA OFFICE BUILDING TRAFFIC IMPACT STUDY TIGARD, OREGON PREPARED BY LANCASTER ENGINEERING APRIL 1999 0 ..................... ...................... . ................. ..................... . .................MF a� k „.° :i,STER ENGINEERING ,„:,„„:„,:„„„,,,,,,,, imam tudies • Planning • Safety s oamov Antarn moda mom GONZAGA OFFICE BUILDING Traffic Impact Study com b tTy0 Tigard, Oregon menvx,,,,,A.::: ::- 80 gii.... ....,111v-r c r .:`.4 O LGOREGO\r► �2 "'V. . 21,9 4 22, `91 C '• SN P. L A$ >� ' la Go IN i:�F 'VW:'tti'x a ;fit. Prepared By ,!<:. TOM R. LANCASTER, P.E. .k DAVID C. CRAM cu .rk a is ,:>; r:' >P K April, 1999 q yP. ' k tNivAgir 23<.ar... d: xv:%ir o:;. 9r :t: .Y tion,Suite 206 • 800 N.W.6th Avenue • Portland,OR 97209 • Phone(503)248-0313 • FAX(503)248-9251 LANCASTER ENGINEERING TABLE OF CONTENTS Executive Summary 3 Introduction 4 Location Description 5 Trip Generation 10 Trip Distribution 12 Operational Analysis 16 Appendix 23 -2- LANCASTER ENGINEERING SUMMARY 1. The proposed office building is expected to generate approximately 16 trips during the morning peak hour. Of these, 14 will be entering and 2 will be exiting the site. An estimated total of 15 trips will occur during the evening peak hour, with 3 entering and 12 exiting the site. The expected daily traffic volume is 110 trips, with half entering and half exiting the site. 2. Left-turn lanes will be constructed on SW 72nd Avenue at Gonzaga Street as part of roadway improvements conditioned on the development of the Eagle Hardware & Gar- den Store on the west side of SW 72'd Avenue opposite Gonzaga Street. 3. The unsignalized intersection of SW 72nd Avenue at Gonzaga Street is currently op- erating at level of service B during the morning and evening peak hours. With the im- provements to SW 72' Avenue and the construction of a west leg to the intersection, background volumes result in level of service A during the morning peak hour, and level of service E during the evening peak hour. The E level of service is for the shared left/through movement on the eastbound approach exiting the Eagle Hardware driveway. Addition of site-generated traffic from the proposed office building will not change the levels of service. The westbound approach serving the proposed office building is expected to operate at level of service D. 4. The signalized intersection of SW 72"d Avenue at Hampton Street is currently oper- ating between level of service A and B during the morning peak hour and at B during the evening peak hour. Background volumes result in level of service B during the morning and evening peak hours. Addition of site-generated traffic from the proposed office building will not change the levels of service. 5. The proposed office building will have almost no noticeable affect on the operation of the study area intersections. Improvements scheduled on SW 72nd Avenue as a result of the Eagle Hardware retail development will accommodate background traffic plus the site-generated traffic from the proposed office building. No other mitigations are rec- ommended. -3- 0 V a LANCASTER ENGINEERING INTRODUCTION A two-story office building has been proposed for a site on the south side of Gonzaga Street and east of SW 72nd Avenue in Tigard, Oregon. The development will consist of approximately 10,000 square feet. The purpose of this study is to assess the traffic impact of the proposed devel- opment on the nearby street system and to recommend any required mitigative meas- ures. The analysis will include level of service calculations, left-turn lane warrants and traffic signal warrants. Detailed information on level of service, traffic counts, trip generation calcula- tions, and level of service calculations is included in the appendix to this report. -4- 0 r.y LANCASTER ENGINEERING LOCATION DESCRIPTION The site is located on the south side of Gonzaga Street and east of SW 72nd Ave- nue in Tigard, Oregon. The site is approximately 0.5 acres in size and is proposed to be developed with a two-story office building totaling approximately 10,000 square feet. An area map showing the location is on page seven, and a vicinity map showing the proposed site and the existing lane configuration in the vicinity of the site is on page eight. The site is proposed to have access to Gonzaga Street. The study area consists of the intersections of: SW 72nd Avenue at Gonzaga Street SW 72' Avenue at Hampton Street SW 72" Avenue is under the jurisdiction of the city of Tigard, and is classified as a Major Arterial roadway. In the vicinity of the site, SW 72' Avenue is a two-lane facility, with widening to accommodate a left-turn lane at Hampton Street. The posted speed on SW 72nd Avenue is 30 mph in the vicinity of the site. Hampton Street is under the jurisdiction of the city of Tigard, and is classified as a Minor Arterial roadway. Hampton Street is a three-lane facility in the vicinity of SW 72nd Avenue. Hampton Street forms a tee-shaped intersection with 72' Avenue that is controlled by a three-phase traffic signal. At the intersection, northbound 72nd Avenue has a through lane and a right-turn lane; southbound 721'd Avenue has a through lane and a left-turn lane. Hampton Street has separate left and right-turn lanes. Gonzaga Street is under the jurisdiction of the city of Tigard, and is classified as a local roadway. Gonzaga is a two-lane roadway, forming a tee-shaped intersection with 72" Avenue that is controlled by a STOP sign on Gonzaga Street. All approaches to the intersection have shared lanes. Tri-Met Route 78 travels between the Tigard and Beaverton Transit Centers and passes the site on SW 72' Avenue. Buses arrive approximately every half-hour on weekdays. Although the site is well served by public transit, no reduction in trips was made in order to provide a conservative analysis. -5- 3g LANCASTER ENGINEERING Manual turning movement counts were made at the study area intersections during March, 1999, from 7:00 to 9:00 AM and from 4:00 to 6:00 PM. The peak hours are from 7:15 to 8:15 AM and from 4:35 to 5:35 PM. The peak hour volumes for the morning and evening peak hours are shown in the traffic flow diagram on page nine. -6- 0 1 \)- \*+-13(11‘p T. 1S. LdI I. a I o I 1 ili 9i^ m CLINTON ST. co vp I 35 36 Z ° 36 • NPt� \\\� GARDE \ T• ELMNURS�- r, LAN =l -- . 1. r-� � \\ HE12MUSA �yIAY I r I i • t j PROJECT c I F RANKLIN ST. ° SITE l •� 9A �._ 6EVELANO ST 1 L�EvELnN _ 9 PHIL LENTS o ti ►- I FR SCH r .r .r ..ao /1'''''''''' <'ll4',,,' �\� ;UNZA G ST. -1 ...... fc\ ,>,,\\* ,,,.., , ____ , 1 \_` HAMF TON - r I ST, CI_ ,,,. C:c---- \\ Iy0'P�, /�,C CRESTVIEW AVE. 1-'' ■ �+ �y �v �_ [a VARNS ST, `\\`\ �� \VPARKWAY ' j VARNS 9 I Z � If ST, \F,A VARNS ST. !- FIR ST. J \\\ . Q _I - FIR '5' \‘',9'1",../%. I% a Q LOUD �- \�\ C Z k -4 CHERRY ST. .- 'So �C O _ n� ( SANUf3URG �s 20 I J Cr �o = --_- 1ST. -- 4 N IIP.' ' = w •.P CD -J r M.P. 7.22 TECH CENTER DR. M,P._292.05 2 1 J \ L -- 1. a. 11 i j I( cr. F %NDMARK� Lj 12 C —.0 o L N. .44:±S:COLONY CFAE I�z Q n NNO G��-. ligfi. AREA MAP ASTER ENGINEERING ;.q..�:i;Plr O}6. • -7- 0 11 c a� ■N SW Gonzogo Street r— — — —, i Project I I Site I J _ — J C 4) t O f_ j 41 SW Hampton Street J \ ,G; b ' Legend • Study Area Intersection ;N; Traffic Signal STOP Sign \NI No souls VICINITY MAP Existing Lane Configurations LANCASTER ENGINEERING & Traffic Control Devices gnzgo_1.dwg -8- 0 AM Peok Hour PM Peok Hour ko t o 7 ,1-> •c ' \c-6 cu Try Try ^QO CT) C ^ N � � SW Gonzogo Street — — —7 i Project I I Site _ _ Q 0 AM Peok Hour PM Peok Hour N tl 12 �� 63 L> c128 1,1_> ,r401 r) Tr)01 Cs.4 y '7N SW Hampton Street / r H No souls TRAFFIC VOLUMES Existing Conditions LANCASTER ENGINEERING AM & PM Peak Hours gnzga_2.dwg -9- 0 LANCASTER ENGINEERING TRIP GENERATION To estimate the number of trips that will be generated by the proposed office building, trip rates from TRIP GENERATION, Sixth Edition, published by the Institute of Transportation Engineers (ITE), were used. The trip rates used were for land-use code 710, General Office Building. The trip generation rates are based on the square footage. Although a portion of the building will be utilized as warehouse space, the entire 10,000 square foot area was used in the trip generation calculations. The calculations indicate that there will be an estimated total of 16 trips gener- ated during the morning peak hour. Of these, 14 will be entering and 2 will be exiting the site. An estimated total of 15 trips will occur during the evening peak hour, with 3 entering and 12 exiting the site. The expected daily traffic volume is 110 trips, with half entering and half exiting the site. Since the land use is primarily a destination or origin for site trips, no reduction was made for pass-by trips. As previously discussed, no reduction was made for tran- sit usage. • A summary of the trip generation calculations is shown in the following table. The trip generation calculations are included in the appendix to this report. -10- LANCASTER ENGINEERING TRIP GENERATION SUMMARY Gonzaga Office Building Entering Exiting Total Trips Trips Trips AM Peak Hour 14 2 16 PM Peak Hour 3 12 15 Daily 55 55 110 -11- 0 LANCASTER ENGINEERING TRIP DISTRIBUTION The directional distribution of the trips generated by the proposed land use was estimated from the nature of the land use, the nearby land uses, and the primary routes which will serve the site. Since the surrounding land uses on Gonzaga and Hampton Streets are primarily office use, it was assumed that the trip distribution patterns for the proposed development would be similar to existing patterns. For this reason, the total of entering and exiting traffic volumes at Gonzaga and Hampton Streets were used to estimate the future distribution patterns. Through traffic on SW 72nd Avenue was not used in the distribution calculations. The traffic flow diagrams on pages 13 and 14 show the distribution of the pro- jected site-generated trips for the proposed office building for the morning and evening peak hours. The traffic flow diagram on page 15 shows the expected site trips for the morn- ing and evening peak hours. -12- 0 of �o m J c a� Q C N b SW Gonzogo Street I —' I Project I I Site I L — _ J W NC) SW Hompton Street f �a I No Scale ................ SITE TRIP DISTRIBUTION .................. Inbound & Outbound Percentages .................... LANCASTER ENGINEERING AM Peak Hour gnzgo_3.dwg -13- 0 m ] c a� Q v C N V) SW Gonzogo Street I Project I Site I Q J • co 6 irm No Soots .................... SITE TRIP DISTRIBUTION Inbound & Outbound Percentages N ASTER ENGINEERING PM Peak Hour gnzgo_4.dwg .............. ...... ......... ................ ................. ............. ................. ............... -14- 0 AM Peok Hour PM Peok Hour 0 2 ON 00 o ■1. .C-2 .0 10 Q Tf-> T� ON OM] C (N n SW Gonzaga Street — — I Project I I Site I 7 t5 AM Peak Hour PM Peak Hour t0 �0 (NO ^O � 4 �° ,L cO NO nO a ! . SW Hampton Street �n No Souls SITE TRIPS AM & PM Peak Hours LANCASTER ENGINEERING gnzgo_5.dwg -15- S 72-A /C).-4 • ? v PM Ne .1 -FL-NJ = 2.(1(A + 2 Sc, 3 1 r-?ac,l- . 2 .©8 Ala r 25.3 I. 1 .08 Zoo _ 1 iAr' 4 L.\ at 1N CEV = 2.t.s4 I Zc.SS 11 ,1 _ 1/2..t.c6 • .09-57, _ .0 (owo y yr�� I LANCASTER ENGINEERING OPERATIONAL ANALYSIS Background Traffic Future traffic volumes associated with nearby developments that are approved but not yet constructed, as well as the general growth in area traffic must be considered in order to provide a worst-case traffic analysis. This section accounts for the nearby developments that are currently approved as well as growth not associated with any particular developments. The total of existing traffic plus these two factors comprises the background traffic. Eagle Hardware & Garden Store is a 147,812 square foot retail development to be located on the west side of SW 72nd Avenue directly opposite Hampton and Gonzaga Streets. The primary entrance/exit for Eagle Hardware will be via an extension of Gon- zaga Street to the west of SW 72' Avenue. Several improvements to 72nd Avenue will be made as a result of the Eagle Hardware development, including left-turn lanes at Gonzaga Street and the installation of a traffic signal at Beveland Street. Candlewood Hotel is a nearby development that is currently approved but not yet constructed. This development is to be located immediately northwest of the Eagle Hardware and Garden store at the terminus of Beveland Street. Traffic volumes gener- ated by the hotel were taken from the traffic impact study prepared by Charbonneau Engineering. Homestead Village is an extended-stay hotel that has recently been con- structed south of Hampton near 68th Parkway. Since this development was not yet completed when the traffic counts were made, the traffic volumes generated by this de- velopment were taken from the traffic impact study dated June 1996, prepared by Mackenzie Engineering, now known as Group Mackenzie. Triangle Corporate Park is another nearby development that was recently ap- proved. This development south of Hampton Street and east of 68th Parkway is cur- rently under construction. The traffic volumes generated by this development were taken from the traffic impact study dated December 1996, prepared by Group Macken- zie. Tri-County Center is a recently approved large commercial development that is to be located south of Dartmouth Street and west of 72°d Avenue. The development in- cludes a total of 331,189 square feet of retail space on approximately 26.3 acres. The development will house five or more major tenants and will include a large-multi-tenant building as well as several outlying pads. Information on the traffic generated by the -16- I LANCASTER ENGINEERING development and proposed intersection improvements associated with the project was taken from the Tri-County Center, Traffic Impact Study, dated February 1998, prepared by Lancaster Engineering. Background traffic volumes for the evening peak hour were taken from Total Traffic (page 25) from the Eagle Hardware & Garden Store, Traffic Impact Study, dated October 1998, prepared by Lancaster Engineering. Since almost no information from the other developments was provided for the morning peak hour, estimations were made based on the increase in traffic for the evening peak hour above the existing traf- fic conditions. These increases were applied to the morning peak hour turning move- ment volumes as an approximation. A traffic flow diagram showing the background traffic volumes for the morning and evening peak hours is shown on page 18. The diagram on page 19 shows the total of background traffic plus the site-generated traffic from the proposed office building. -17- AM Peok Hour PM Peok Hour N. t0 v it_.5 N --oa F-0 o 0 cu El J,y ■C 1 El4,4 .C5 cu 0 -1' Tr-) 22—I\ EITr> 0 0 -� ova 0 000 c 0 °' 84 c°Lv'_ N. 3 N 16 SW Gonzogo Street I r— — — —1 N 4 I Project' i Site I Qi C Qi Q t Eagle Hardware Al eak Hour PM Peak Hour 3 \ 771�� 15 � t_ 7,--- - 73 r•-v Lan 1 ,L c181 �y ,F 453 Try Try SW Hampton Street _ r- H a H I all 1 � i � lrbir No Saab ; , TRAFFIC VOLUMES Background Traffic LANCASTER ENGINEERING AM & PM Peak Hours gnzgo_6.dwg -18- AM Peok Hour PM Peak Hour 7'-c:v '-"-0 c E�.l.y NV (J.1/ y X05 Q 0 <-11\r> 22J\ 1Tr-> N. 3 N SW Gonzogo Street I Project' Site I a) z c 117 N Q t Eagle ° Hardware Peak Hour PM Peak Hour ir:AM o co 15 N,n 73 v ca n ,L 181 1 y 453 Tr> Tr> y o o)NN a SW Hampton Street l C Ilip a No Soak TRAFFIC VOLUMES Background + Site Trips LANCASTER ENGINEERING AM & PM Peak Hours gnzgo_7.dwg -19- LANCASTER ENGINEERING Capacity Analysis To determine the level of service at the study area intersections, a capacity analysis was conducted. The level of service can range from A, which indicates very little or no delay, to level F, which indicates a high degree of congestion and delay. The analysis was made for existing conditions, background conditions, and background plus site-generated traffic. The study area intersections were analyzed using the signalized intersection methods in the 1994 HIGHWAY CAPACITY MANUAL, Special Report 209, published by the Transportation Research Board. The results of the capacity analysis show that the unsignalized intersection of SW 72nd Avenue at Gonzaga Street is currently operating at level of service B during the morning and evening peak hours. This level of service describes the delay to the minor street traffic on Gonzaga Street. With the improvements to SW 72"d Avenue and the construction of a west leg to the intersection, background volumes result in level of service A during the morning peak hour, and level of service E during the evening peak hour. The E level of service is for the shared left/through movement on the eastbound approach exiting the Eagle Hardware driveway. Addition of site-generated traffic from the proposed office building will not change the levels of service. The westbound ap- proach serving the proposed office building is expected to operate at level of service D. The signalized intersection of SW 72nd Avenue at Hampton Street is currently operating between level of service A and B during the morning peak hour and at B during the evening peak hour. Background volumes result in level of service B during the morning and evening peak hours. Addition of site-generated traffic from the pro- posed office building will not change the levels of service. The results of the capacity analysis, along with the Levels Of Service (LOS) and the average delay per vehicle are shown in the following table. Tables showing the re- lationships between delay and level of service are included in the appendix to this re- port. -20- LANCASTER ENGINEERING L LEVEL OF SERVICE SUMMARY Gonzaga Office Building AM Peak Hour PM Peak Hour LOS Delay LOS Delay SW 72""Avenue at Gonzaga Street Existing Conditions B 6 B 8 Background Conditions A 3 E 31 Background + Site Trips B 9 E 31 SW 72"Avenue at Hampton Street Existing Conditions A-B 5 B 11 Background Conditions B 6 B 14 Background + Site Trips B 6 B 14 LOS = Level of Service Delay = Average Delay per Vehicle in Seconds -21- • LANCASTER ENGINEERING Proposed Mitigations The proposed office building will have almost no noticeable affect on the opera- tion of the study area intersections. Improvements scheduled on SW 721c Avenue as a result of the Eagle Hardware retail development will accommodate background traffic plus the site-generated traffic from the proposed office building. No other mitigations are recommended. -22- LANCASTER ENGINEERING APPENDIX -23- { CASTER ENGINEERING LEVEL OF SERVICE Level of service is used to describe the quality of traffic flow. Levels of service A to C are considered good, and rural roads are usually designed for level of service C. Urban streets and signalized intersections are typically designed for level of service 1). Level of service E is considered to be the limit of acceptable delay. For unsignalized intersections, level of service E is generally considered acceptable. Here is a more complete description of levels of service: Level of service A: Very low delay at intersections, with all traffic signal cycles clearing and no vehicles waiting through more than one signal cycle. On highways, low volume and high speeds, with speeds not restricted by other vehicles. Level of service R: Operating speeds beginning to be affected by other traffic; short traffic delays at intersections. Higher average intersection delay than for level of service A resulting from more vehicles stopping. Level of service Operating speeds and maneuverability closely controlled by other traffic; higher delays at intersections than for level of service 13 due to a signifi- cant number of vehicles stopping. Not all signal cycles clear the waiting vehicles. This is the recommended design standard for rural highways. Level of service l): Tolerable operating speeds; long traffic delays occur at in- tersections. The influence of congestion is noticeable. At traffic signals many vehicles stop, and the proportion of vehicles not stopping declines. The number of signal cycle failures, for which vehicles must wait through more than one signal cycle, are noticeable. This is typically the design level for urban signalized intersections. Level of service E: Restricted speeds, very long traffic delays at traffic signals, and traffic volumes near capacity. How is unstable so that any interruption, no matter how minor, will cause queues to form and service to deteriorate to level of service F. Traffic signal cycle failures are frequent occurrences. For unsignalized intersections, level of service E or better is generally considered acceptable. Level of service F: Extreme delays, resulting in long queues which may inter- fere with other traffic movements. There may be stoppages of long duration, and speeds may drop to zero. There may be frequent signal cycle failures. Level of service F will typically result when vehicle arrival rates are greater than capacity. It is considered unacceptable by most drivers. $...:,,Yap 2 LANCASTER ENGINEERING LEVEL OF SERVICE CRITERIA FOR SIGNALIZED INTERSECTIONS LEVEL STOPPED DELAY OF PER VEHICLE SERVICE (Seconds) A <5 B 5-15 C 15-25 D 25-40 E 40-60 F >60 ww■MISwIw LEVEL OF SERVICE CRITERIA FOR UNSIGNALIZED INTERSECTIONS LEVEL STOPPED DELAY OF PER VEHICLE SERVICE (Seconds) A <5 B >5-10 C > 10-20 D >20-30 E >30-45 F >45 INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT 72ND AVENUE AT HAMPTON STREET I q 0;q • T= 3% P=.715 N 1369 ♦ DATE OF COUNT: 03/16/99 O 1194 DAY OF WEEK: Tue R 6 329 34 TIME STARTED: 07:00 T TIME ENDED: 09:00 H 4-6 43 i L. 4-140• •0 - L12 T= 0% T= 5.1% 0 —* 4-0 P=O. P=.777 0 1 128 TEV=TOTAL ENTRY VOLUME T=%TRUCKS BY APPROACH 4, r P=PHF BY APPROACH 0 --► 0 182 433 467 '♦ DJBN Peak Hour 1457 07:15-08:15 Traffic Smithy • T= 2.5% P=.873 615 TEV=1124 (503) 641-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD • _ • FROM - TO 1 _* J 4� 1 4 4l r j L ALL 07:00-07:05 0 0 0 0 18 1 0 8 47 1 0 0 75 07:05-07:10 0 0 0 0 20 1 0 16 29 7 0 0 73 07:10-07:15 0 0 0 0 22 0 0 13 27 4 0 0 66 07:15-07:20 0 0 0 6 18 3 0 16 32 14 0 1 90 07:20-07:25 0 0 0 0 30 1 0 15 39 4 0 2 91 07:25-07:30 0 0 0 0 29 0 0 13 39 8 0 1 90 07:30-07:35 0 0 0 0 27 1 0 20 33 6 0 2 89 07:35-07:40 0 0 0 0 23 2 0 18 26 10 0 0 79 07:40-07:45 0 0 0 0 24 2 0 13 31 12 0 1 83 07:45-07:50 0 0 0 0 39 6 0 9 30 12 0 0 96 07:50-07:55 0 0 0 0 32 3 0 15 47 15 0 2 114 07:55-08:00 0 0 0 0 43 6 0 12 45 7 0 0 113 08 :00-08:05 0 0 0 0 25 1 0 10 47 20 0 1 104 08:05-08:10 0 0 0 0 26 3 0 19 30 8 0 1 87 08:10-08:15 0 0 0 0 13 6 0 22 34 12 0 1 88 08:15-08:20 0 0 0 0 17 5 0 15 27 9 0 1 74 08:20-08:25 0 0 0 0 18 4 0 13 32 8 0 2 77 08:25-08:30 0 0 0 0 20 2 0 18 32 11 0 0 83 08:30-08:35 0 0 0 0 19 3 0 13 37 9 0 3 84 08:35-08:40 0 0 0 0 14 1 0 13 39 15 0 0 82 08:40-08:45 0 0 0 0 14 2 0 10 18 14 0 4 62 08:45-08:50 0 0 0 0 22 1 0 13 26 12 0 3 77 08:50-08:55 0 0 0 0 14 2 0 13 36 16 0 0 81 08:55-09:00 0 0 0 0 14 1 0 13 34 11 0 2 75 Total Survey 0 0 0 6 541 57 0 340 817 245 0 27 2033 PHF 0 0 0 .25 .72 .57 0 .89 .78 .76 0 .6 .848 Trucks 0 0 0 0 3 3 .5 0 3 .8 2 4.5 0 11.1 3 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peds 0 1 0 0 0 0 0 1 0 0 1 0 Hourly Totals 07:00-08:00 0 0 0 6 325 26 0 168 425 100 0 9 1059 07:15-08 :15 0 0 0 6 329 34 0 182 433 128 0 12 1124 07:30-08 :30 0 0 0 0 307 41 0 184 414 130 0 11 1087 07:45-08:45 0 0 0 0 280 42 0 169 418 140 0 15 1064 08 :00-09:00 0 0 0 0 216 31 0 172 392 145 0 18 974 INTERSEC. N TURN MOVEMENT COUNT SUMMA1 REPORT 72ND AVENUE AT HAMPTON STREET le-_-.,7 030 • T= 2.6% P=.798 N 1428 ♦ DATE OF COUNT: 03/11/99 O 1432 DAY OF WEEK: Thu R 0 390 38 TIME STARTED: 16:00 T TIME ENDED: 18:00 H 4--1 4-1 i 4 4-464 0 • x-63 T= 0% T= 1.3% 0 —► 4-0 P=0. P=.8 0 ; ;401 TEV=TOTAL ENTRY VOLUME ♦ T=%TRUCKS BY APPROACH 43 I r• P=PHF BY APPROACH 0 —* 260 —* RHDM 1 369 222 Peak Hour - I791 ♦ 16:35-17:35 Traffic Smithy + T= 1.9% P=.913 1592 TEV=1484 (503) 641-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD • ♦ FROM - TO —► 3 AJ 1 �■ 41 I r• j - L ALL 16:00-16:05 0 0 0 0 28 ' 2 0 31 22 35 0 4 122 16 :05-16:10 0 0 0 0 32 4 0 27 17 41 0 1 122 16:10-16:15 0 0 0 0 30 3 0 32 8 41 0 6 120 16 :15-16:20 0 0 0 0 39 4 0 25 12 29 0 3 112 16:20-16:25 0 0 0 0 45 1 0 17 19 15 0 2 99 16 :25-16:30 0 0 0 0 30 5 0 22 18 27 0 1 103 16:30-16:35 0 0 0 0 25 2 0 32 16 40 0 2 117 16 :35-16:40 0 0 0 0 34 4 0 36 18 36 0 6 134 16 :40-16:45 0 0 0 0 43 3 0 22 21 31 0 4 124 16:45-16:50 0 0 0 0 40 2 0 34 19 29 0 4 128 16:50-16:55 0 0 0 0 41 5 0 30 28 43 0 4 151 16 :55-17:00 0 0 0 0 29 2 0 27 12 29 0 3 102 17:00-17:05 0 0 0 0 35 2 0 24 15 36 0 8 120 17:05-17:10 0 0 0 0 28 3 0 32 17 49 0 10 139 17:10-17:15 0 0 0 0 25 2 0 39 25 32 0 10 133 17:15-17:20 0 0 0 0 29 6 0 29 15 30 0 3 112 17:20-17:25 0 0 0 0 29 3 0 37 17 31 0 3 120 17:25-17:30 0 0 0 0 24 3 1 25 17 29 0 1 100 17:30-17:35 0 0 0 0 33 3 0 34 18 26 0 7 121 17:35-17:40 0 0 0 0 46 1 0 27 21 24 0 1 120 17:40-17:45 0 0 0 0 28 3 0 31 26 19 0 2 109 17:45-17:50 0 0 0 0 35 0 0 21 19 29 0 6 110 17:50-17:55 0 0 0 0 26 1 0 24 22 18 0 3 94 17:55-18:00 0 0 0 0 23 3 0 17 23 20 0 3 89 Total Survey 0 0 0 0 777 67 1 675 445 739 0 97 2801 PHF 0 0 0 0 .79 .79 .25 .88 .82 .86 0 .56 .920 % Trucks 0 0 0 0 2.7 1.5 0 1.2 2.9 1.5 0 0 1. 9 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peds 0 0 0 0 0 0 0 0 0 0 2 0 Hourly Totals 16:00-17:00 0 0 0 0 416 37 0 335 210 396 0 40 1434 16:15-17:15 0 0 0 0 414 35 0 340 220 396 0 57 1462 16:30-17:30 0 0 0 0 382 37 1 367 220 415 0 58 1480 16 :45-17:45 0 0 0 0 387 35 1 369 230 377 0 56 1455 17:00-18 :00 0 0 0 0 361 30 1 340 235 343 0 57 1367 INTERSECTION TURN MOVEMENT COUNT SUMMARY REPORT 72ND AVENUE AT GONZAGA STREET /4c233 !• T= 3% P=.738 N 1372 ♦ DATE OF COUNT: 03/16/99 O 1177 DAY OF WEEK: The R 0 365 7 TIME STARTED: 07:00 ,T TIME ENDED: 09:00 H 4-1 4-1 I L. i-1 • + • 0 j L0 T= 0% T=28.6% 0 —► 4-0 P=.25 P=.25 1 1 TEV=TOTAL ENTRY VOLUME ♦ r T=%TRUCKS BY APPROACH 4-1 1 r► P=PHF BY APPROACH 1 —► 15 DLMK 1 177 8 Peak Hour 1367 ♦ 07:15-08:15 Traffic Smithy - T= 4.9% P=.894 1186 TEV=560 (503) 641-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD • • FROM - TO —► 4J 1 14. 41-1 41-1 _1 r• r L ALL - 07:00-07:05 0 0 0 0 15 0 0 15 0 0 0 0 30 07:05-07:10 0 0 0 0 23 1 0 9 0 1 0 0 34 07:10-07:15 0 0 0 0 20 0 0 12 2 1 0 0 35 07:15-07:20 0 0 0 0 29 0 0 22 1 1 0 0 53 07:20-07:25 0 0 0 0 34 2 0 12 1 0 0 0 49 07:25-07:30 0 0 0 0 32 0 0 12 1 0 0 0 45 07:30-07:35 0 0 0 0 20 1 0 19 2 0 0 0 42 07:35-07:40 0 0 0 0 28 1 0 13 0 0 0 0 42 07:40-07:45 0 0 0 0 28 1 0 13 0 0 0 0 42 07:45-07:50 0 0 0 0 45 0 0 10 0 0 0 0 55 07:50-07:55 0 0 0 0 37 0 0 16 1 0 0 0 54 07:55-08 :00 0 0 0 0 43 1 0 11 0 0 0 0 55 08:00-08:05 0 0 0 0 27 1 0 14 1 0 0 0 43 08:05-08:10 1 0 0 0 26 0 1 11 1 0 0 0 40 08:10-08:15 0 0 0 0 16 0 0 24 0 0 0 0 40 08:15-08:20 0 0 0 0 22 0 0 13 0 0 0 0 35 08:20-08:25 0 0 0 0 21 0 0 16 0 0 0 0 37 08:25-08:30 0 0 0 1 32 0 2 12 0 1 0 0 48 08:30-08 :35 0 0 0 0 13 0 0 10 1 1 0 0 25 08:35-08:40 1 0 1 0 13 0 1 12 0 0 0 0 28 08:40-08:45 0 0 0 1 20 0 0 10 0 0 0 1 32 08:45-08:50 3 0 0 0 17 0 1 15 0 0 0 0 36 08:50-08:55 0 0 0 0 16 0 0 11 1 0 0 1 29 08:55-09:00 1 0 0 1 16 0 0 18 0 0 0 0 36 Total Survey 6 0 1 3 593 8 5 330 12 5 0 2 965 PHF .25 0 0 0 .73 .58 .25 .9 .5 .25 0 0 .853 % Trucks 0 0 0 0 3 0 20 4 .8 0 40 0 0 3.8 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peds 0 0 0 0 0 0 0 0 0 0 0 0 Hourly Totals 07:00-08:00 0 0 0 0 354 7 0 164 8 3 0 0 536 07:15-08:15 1 0 0 0 365 7 1 177 8 1 0 0 560 07:30-08:30 1 0 0 1 345 5 3 172 5 1 0 0 533 07:45-08:45 2 0 1 2 315 2 4 159 4 2 0 1 492 08:00-09:00 6 0 1 3 239 1 5 166 4 2 0 2 429 INTERSEC 72ND AVENUE AT MOVEMENT STREET ZEPORT / 6kY3' • T. 2.5% P=.831 N 1419 DATE OF COUNT: 03/11/99 • O 427 DAY OF WEEK: Thu R 1 417 1 TIME STARTED: 16:00 H �-4 4. I �► 4-13• 1 -1 + TIME ENDED: 18:00 L7 T= 0% T= 6.9% 0 -* •-0 P=.5 P=.464 5 TEV=TOTAL ENTRY VOLUME • * T=96-TRUCKS BY APPROACH .l I I* P=PHF BY APPROACH 6 -► 3 419 1 2 --► D Peak Hour - 1428 • 16:40-17:40 Traffic Smithy ♦ T= .8% P=.896 423 TEV=861 (503) 641-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD • • • FROM - TO -► 41 1 L. 41 r• j _ L ALL 16:00-16:05 0 0 0 0 26 " 0 0 33 0 1 0 0 60 16:05-16:10 0 0 0 0 32 0 0 37 1 1 0 0 71 16:10-16:15 0 0 0 0 37 0 0 31 1 3 0 1 73 16 :15-16:20 2 0 0 0 36 0 2 24 1 2 0 0 67 16:20-16:25 0 0 0 0 45 1 0 13 0 2 0 0 61 16 :25-16:30 0 0 0 0 34 0 0 28 1 1 0 0 64 16:30-16:35 1 0 0 0 27 0 1 33 1 1 0 0 64 16:35-16:40 0 0 0 0 33 0 2 32 0 2 0 0 69 16:40-16:45 3 0 0 0 39 0 1 24 1 2 0 2 72 16:45-16:50 0 0 0 0 47 0 0 46 0 2 0 0 95 16:50-16:55 0 0 0 0 40 0 0 27 0 0 0 1 68 16:55-17:00 1 0 0 0 28 0 1 33 0 0 0 0 63 17:00-17:05 0 0 0 0 37 0 1 32 0 0 0 0 70 17:05-17:10 0 0 0 0 29 1 0 42 0 1 0 1 74 17:10-17:15 0 0 0 0 27 0 0 43 0 1 0 1 72 17:15-17:20 0 0 0 0 31 0 0 30 0 0 0 0 61 17:20-17:25 0 0 0 0 28 0 0 42 0 0 0 0 70 17:25-17:30 1 0 0 0 30 0 0 34 0 0 0 0 65 17:30-17:35 0 0 1 1 33 0 0 40 0 0 0 0 75 17:35-17:40 0 0 0 0 48 0 0 26 0 0 0 2 76 17:40-17:45 0 0 0 0 27 0 0 35 0 0 0 0 62 17:45-17:50 1 0 0 0 26 0 1 25 0 1 0 0 54 17:50-17:55 0 0 0 0 31 0 0 24 0 0 0 1 56 17:55-18:00 0 0 0 0 30 0 0 25 0 0 0 0 55 Total Survey 9 0 1 1 801 2 9 759 6 20 0 9 1617 PHF .42 0 .25 .25 .83 .25 .38 .9 .25 .38 0 .58 .915 % Trucks 0 0 0 0 2.5 0 0 .7 16.7 10 0 0 1 . 7 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peds 0 0 0 0 0 0 0 1 0 0 0 0 Hourly Totals 16:00-17:00 7 0 0 0 424 1 7 361 6 17 0 4 827 16 :15-17:15 7 0 0 0 422 2 8 377 4 14 0 5 839 16:30-17:30 6 0 0 0 396 1 6 418 2 9 0 5 843 16:45-17:45 2 0 1 1 405 1 2 430 0 4 0 5 851 17:00-18:00 2 0 1 1 377 1 2 398 0 3 0 5 790 I�=n UNCASTER ENGINEERING TRIP GENERATION CALCULATIONS Land Use: General Office Building Land Use Code: 710 Variable: 1000 Sq Ft Gross Floor Area Variable Value: 10.0 AM PEAK HOUR PM PEAK HOUR Trip Rate: 1.56 Trip Rate: 1.49 Enter Exit Total Enter Exit Total Directional Directional Distribution 0.88 0.12 Distribution 0.17 0.83 Trip• :<:::>::>:: ::::::<:>:::>:>::>::::>::::<::>::::>:::;::>::::>:<:: .::>::::>::: Tri Ends <> > `<> ...................................... Ends >::::>:::� :::::>::<::<:;:>::>:< ::::»:«:::::>:>::::<::�: :>::::>::;: P ::::::::::::...:::::::..:............................... WEEKDAY SATURDAY Trip Rate: 11.01 Trip Rate: 2.37 Enter Exit Total Enter Exit Total Directional Directional Distribution 0.5 0.5 Distribution 0.5 0.5 ..:::............... Trip Ends Trip Ends Source:TRIP GENERATION,Sixth Edition HCS: Unsignalized Intersections Release 2 . 1e GO_1EXAM.HCO Page 1 Center For Microcomputers In Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 Streets : (N-S) SW 72ND AVENUE (E-W) GONZAGA STREET Major Street DirectionNS Length of Time Analyzed15 (min) Analyst DAVE CRAM Date of Analysis 4/6/99 Other Information EXISTING CONDITIONS / AM PEAK HOUR Two-way Stop-controlled Intersection Northbound Southbound Eastbound Westbound L T R L T R L T R L T R ---- ---- --- - ---- ---- ---- --- - - --- ---- -- - - ---- ---- No. Lanes 0 1 < 0 0 > 1 0 0 0 0 0 > 0 < 0 Stop/Yield N N Volumes 177 8 7 365 1 0 PHF . 85 . 85 . 85 . 85 . 85 . 85 Grade 0 0 0 MC' s (%) 0 SU/RV' s (%) 0 CV' s (%) PCE ' s 1 . 03 1 . 10 1 . 10 Adjustment Factors Vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) Left Turn Major Road 5 . 00 2 . 10 Right Turn Minor Road 5 . 50 2 . 60 Through Traffic Minor Road 6 . 00 3 . 30 Left Turn Minor Road 6 . 50 3 . 40 HCS : Unsignalized Intersections Release 2 . 1e GO_1EXAM.HCO Page 2 Worksheet for TWSC Intersection Step 1 : RT from Minor Street WB EB Conflicting Flows : (vph) 212 Potential Capacity: (pcph) 1081 Movement Capacity: (pcph) 1081 Prob. of Queue-Free State : 1 . 00 Step 2 : LT from Major Street SB NB Conflicting Flows : (vph) 217 Potential Capacity: (pcph) 1351 Movement Capacity: (pcph) 1351 Prob. of Queue-Free State : 0 . 99 TH Saturation Flow Rate : (pcphpl) 1700 RT Saturation Flow Rate : (pcphpl) Major LT Shared Lane Prob. of Queue-Free State : 0 . 99 Step 4 : LT from Minor Street WB EB Conflicting Flows : (vph) 650 Potential Capacity: (pcph) 445 Major LT, Minor TH Impedance Factor: 0 . 99 Adjusted Impedance Factor: 0 . 99 Capacity Adjustment Factor due to Impeding Movements 0 . 99 Movement Capacity: (pcph) 441 Intersection Performance Summary Avg. 95% Flow Move Shared Total Queue Approach Rate Cap Cap Delay Length LOS Delay Movement (pcph) (pcph) (pcph) (sec/veh) (veh) (sec/veh) WB L 1 441 > 441 8 . 2 0 . 0 B 8 . 2 WB R 0 1081 > SB L 8 1351 2 . 7 0 . 0 A 0 . 1 Intersection Delay = 0 . 0 sec/veh HCS : Unsignalized Intersections Release 2 . 1e GO_1EXPM.HCO Page 1 Center For Microcomputers In Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 Streets : (N-S) SW 72ND AVENUE (E-W) GONZAGA STREET Major Street DirectionNS Length of Time Analyzed15 (min) Analyst DAVE CRAM Date of Analysis 4/6/99 Other Information EXISTING CONDITIONS / PM PEAK HOUR Two-way Stop-controlled Intersection Northbound Southbound Eastbound Westbound L T R L T R L T R L T R ---- - --- - --- - --- ---- - - - - -- - - ---- --- - ---- ---- - - - - No. Lanes 0 1 < 0 0 > 1 0 0 0 0 0 > 0 < 0 Stop/Yield N N Volumes 419 1 1 417 6 7 PHF . 92 . 92 . 92 . 92 . 92 . 92 Grade 0 0 0 MC' s (o) 0 SU/RV' s (o) 0 CV' s (o) 3 PCE ' s 1 . 03 1 . 10 1 . 10 Adjustment Factors Vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) Left Turn Major Road 5 . 00 2 . 10 Right Turn Minor Road 5 . 50 2 . 60 Through Traffic Minor Road 6 . 00 3 . 30 Left Turn Minor Road 6 . 50 3 . 40 HCS : Unsignalized Intersections Release 2 . 1e GO_1EXPM.HCO Page 2 Worksheet for TWSC Intersection Step 1 : RT from Minor Street WB EB Conflicting Flows : (vph) 456 Potential Capacity: (pcph) 813 Movement Capacity: (pcph) 813 Prob. of Queue-Free State : 0 . 99 Step 2 : LT from Major Street SB NB Conflicting Flows : (vph) 456 Potential Capacity: (pcph) 1039 Movement Capacity: (pcph) 1039 Prob. of Queue-Free State : 1 . 00 TH Saturation Flow Rate : (pcphpl) 1700 RT Saturation Flow Rate : (pcphpl) Major LT Shared Lane Prob. of Queue-Free State : 1 . 00 Step 4 : LT from Minor Street WB EB Conflicting Flows : (vph) 910 Potential Capacity: (pcph) 315 Major LT, Minor TH Impedance Factor: 1 . 00 Adjusted Impedance Factor: 1 . 00 Capacity Adjustment Factor due to Impeding Movements 1 . 00 Movement Capacity: (pcph) 315 Intersection Performance Summary Avg. 95% Flow Move Shared Total Queue Approach Rate Cap Cap Delay Length LOS Delay Movement (pcph) (pcph) (pcph) (sec/veh) (veh) (sec/veh) WB L 8 315 > 466 8 . 0 0 . 0 B 8 . 0 WB R 9 813 > SB L 1 1039 3 . 5 0 . 0 A 0 . 0 Intersection Delay = 0 . 1 sec/veh HCS : Unsignalized Intersections Release 2 . 1e GO_1BGAM.HCO Page 1 Center For Microcomputers In Transportation University of Florida 512 Well Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 Streets : (N-S) SW 72ND AVENUE (E-W) GONZAGA STREET Major Street DirectionNS Length of Time Analyzed15 (min) Analyst DAVE CRAM Date of Analysis 4/6/99 Other Information BACKGROUND TRAFFIC / AM PEAK HOUR Two-way Stop-controlled Intersection Northbound Southbound Eastbound Westbound L T R L T R L T R L T R ---- ---- ---- ---- ---- --- - -- -- - --- -- -- - --- ---- - - - - No. Lanes 1 1 < 0 1 1 < 0 0 > 1 1 0 > 1 < 0 Stop/Yield N N Volumes 0 194 8 7 427 1 0 1 0 0 0 1 PHF . 85 . 85 .85 . 85 . 85 . 85 . 85 . 85 . 85 . 85 . 85 . 85 Grade 0 0 0 0 MC' s (%) 0 SU/RV' s (%) 0 CV' s (%) 3 PCE ' s 1 . 10 1 . 03 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 Adjustment Factors Vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) Left Turn Major Road 5 . 00 2 . 10 Right Turn Minor Road 5 . 50 2 . 60 Through Traffic Minor Road 6 . 00 3 . 30 Left Turn Minor Road 6 . 50 3 .40 HCS : Unsignalized Intersections Release 2 . 1e GO_1BGAM.HCO Page 2 Worksheet for TWSC Intersection Step 1 : RT from Minor Street WB EB Conflicting Flows : (vph) 232 502 Potential Capacity: (pcph) 1056 771 Movement Capacity: (pcph) 1056 771 Prob. of Queue-Free State : 1 . 00 1 . 00 Step 2 : LT from Major Street SB NB Conflicting Flows : (vph) 237 503 Potential Capacity: (pcph) 1322 987 Movement Capacity: (pcph) 1322 987 Prob. of Queue-Free State : 0 . 99 1 . 00 Step 3 : TH from Minor Street WB EB Conflicting Flows : (vph) 744 748 Potential Capacity: (pcph) 444 442 Capacity Adjustment Factor due to Impeding Movements 0 . 99 0 . 99 Movement Capacity: (pcph) 441 439 Prob. of Queue-Free State : 1 . 00 1 . 00 Step 4 : LT from Minor Street WB EB Conflicting Flows : (vph) 744 744 Potential Capacity: (pcph) 393 393 Major LT, Minor TH Impedance Factor: 0 . 99 0 . 99 Adjusted Impedance Factor: 0 . 99 1 . 00 Capacity Adjustment Factor due to Impeding Movements 0 . 99 0 . 99 Movement Capacity: (pcph) 391 391 Intersection Performance Summary Avg. 95% Flow Move Shared Total Queue Approach Rate Cap Cap Delay Length LOS Delay Movement (pcph) (pcph) (pcph) (sec/veh) (veh) (sec/veh) EB L 0 391 > 439 8 . 2 0 . 0 B EB T 1 439 > 8 . 2 EB R 0 771 4 . 7 0 . 0 A WB L 0 391 > WB T 0 441 > 1056 3 .4 0 . 0 A 3 . 4 WB R 1 1056 > NB L 0 987 3 . 6 0 . 0 A 0 . 0 SB L 8 1322 2 . 7 0 . 0 A 0 . 0 Intersection Delay = 0 . 0 sec/veh HCS: Unsignalized Intersections Release 2 . 1e GO_1BGPM.HCO Page 1 Center For Microcomputers In Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 Streets: (N-S) SW 72ND AVENUE (E-W) GONZAGA STREET Major Street DirectionNS Length of Time Analyzed15 (min) Analyst DAVE CRAM Date of Analysis 4/6/99 Other Information BACKGROUND TRAFFIC / PM PEAK HOUR Two-way Stop-controlled Intersection Northbound Southbound Eastbound Westbound L T R L T R L T R L T R ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- No. Lanes 1 1 < 0 1 1 < 0 0 > 1 1 0 > 1 < 0 Stop/Yield N N Volumes 80 540 10 10 614 43 22 0 84 5 0 5 PHF . 9 . 9 . 9 . 9 . 9 . 9 . 9 . 9 . 9 . 9 . 9 . 9 Grade 0 0 0 0 MC' s (%) 0 SU/RV' s (%) 0 CV' s (%) 3 PCE' s 1 . 10 1 . 03 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 Adjustment Factors Vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) Left Turn Major Road 5 . 00 2 . 10 Right Turn Minor Road 5 . 50 2 . 60 Through Traffic Minor Road 6 . 00 3 . 30 Left Turn Minor Road 6 . 50 3 .40 HCS : Unsignalized Intersections Release 2 . 1e GO_1BGPM.HCO Page 2 Worksheet for TWSC Intersection Step 1 : RT from Minor Street WB EB Conflicting Flows : (vph) 606 706 Potential Capacity: (pcph) 683 608 Movement Capacity: (pcph) 683 608 Prob. of Queue-Free State : 0 . 99 0 . 83 Step 2 : LT from Major Street SB NB Conflicting Flows : (vph) 611 730 Potential Capacity: (pcph) 877 770 Movement Capacity: (pcph) 877 770 Prob. of Queue-Free State : 0 . 99 0 . 87 Step 3 : TH from Minor Street WB EB Conflicting Flows : (vph) 1436 1417 Potential Capacity: (pcph) 192 197 Capacity Adjustment Factor due to Impeding Movements 0 . 86 0 . 86 Movement Capacity: (pcph) 165 170 Prob. of Queue-Free State : 1 . 00 1 . 00 Step 4 : LT from Minor Street WB EB Conflicting Flows : (vph) 1458 1414 Potential Capacity: (pcph) 152 161 Major LT, Minor TH Impedance Factor: 0 . 86 0 . 86 Adjusted Impedance Factor: 0 . 89 0 . 89 Capacity Adjustment Factor due to Impeding Movements 0 . 74 0 . 88 Movement Capacity: (pcph) 113 142 Intersection Performance Summary Avg. 950 Flow Move Shared Total Queue Approach Rate Cap Cap Delay Length LOS Delay Movement (pcph) (pcph) (pcph) (sec/veh) (veh) (sec/veh) EB L 26 142 > 142 30 . 9 0 . 6 E EB T 0 170 > 12 . 1 EB R 102 608 7 . 1 0 . 6 B WB L 7 113 > WB T 0 165 > 194 20 . 0 0 . 1 C 20 . 0 WB R 7 683 > NB L 98 770 5 . 4 0 . 4 B 0 . 7 SB L 11 877 4 . 2 0 . 0 A 0 . 1 Intersection Delay = 1 .4 sec/veh HCS: Unsignalized Intersections Release 2 .1e GO_1CUAM.HCO Page 1 Center For Microcomputers In Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 Streets: (N-S) SW 72ND AVENUE (E-W) GONZAGA STREET Major Street DirectionNS Length of Time Analyzed15 (min) Analyst DAVE CRAM Date of Analysis 4/6/99 Other Information BACKGROUND + SITE TRIPS / AM PEAK HOUR Two-way Stop-controlled Intersection Northbound Southbound Eastbound Westbound L T R L T R L T R L T R ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- No. Lanes 1 1 < 0 1 1 < 0 0 > 1 1 0 > 1 < 0 Stop/Yield N N Volumes 0 194 20 9 427 0 1 0 0 3 0 1 PHF . 85 . 85 . 85 . 85 . 85 . 85 . 85 . 85 . 85 . 85 . 85 . 85 Grade 0 0 0 0 MC' s (%) 0 SU/RV' s (%) 0 CV' s (%) 3 PCE' s 1 . 10 1 . 03 1 . 10 1. 10 1 . 10 1 .10 1. 10 1 . 10 Adjustment Factors Vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) Left Turn Major Road 5 . 00 2 . 10 Right Turn Minor Road 5 . 50 2 . 60 Through Traffic Minor Road 6 . 00 3 .30 Left Turn Minor Road 6 . 50 3 .40 HCS: Unsignalized Intersections Release 2 . 1e GO_1CUAM.HCO Page 2 Worksheet for TWSC Intersection Step 1 : RT from Minor Street WB EB Conflicting Flows : (vph) 240 502 Potential Capacity: (pcph) 1046 771 Movement Capacity: (pcph) 1046 771 Prob. of Queue-Free State : 1 . 00 1 . 00 Step 2 : LT from Major Street SB NB Conflicting Flows : (vph) 252 502 Potential Capacity: (pcph) 1300 988 Movement Capacity: (pcph) 1300 988 Prob. of Queue-Free State : 0 . 99 1 . 00 Step 3 : TH from Minor Street WB EB Conflicting Flows : (vph) 753 765 Potential Capacity: (pcph) 439 433 Capacity Adjustment Factor due to Impeding Movements 0 . 99 0 . 99 Movement Capacity: (pcph) 435 429 Prob. of Queue-Free State : 1 . 00 1 . 00 Step 4 : LT from Minor Street WB EB Conflicting Flows : (vph) 753 754 Potential Capacity: (pcph) 388 387 Major LT, Minor TH Impedance Factor: 0 . 99 0 . 99 Adjusted Impedance Factor: 0 . 99 0 . 99 Capacity Adjustment Factor due to Impeding Movements 0 . 99 0 . 99 Movement Capacity: (pcph) 385 384 Intersection Performance Summary Avg. 95% Flow Move Shared Total Queue Approach Rate Cap Cap Delay Length LOS Delay Movement (pcph) (pcph) (pcph) (sec/veh) (veh) (sec/veh) EB L 1 384 > 384 9 .4 0 . 0 B EB T 0 429 > 9 . 4 EB R 0 771 4 . 7 0 . 0 A WB L 4 385 > WB T 0 435 > 441 8 . 3 0 . 0 B 8 . 3 WB R 1 1046 > NB L 0 988 3 . 6 0 . 0 A 0 . 0 SB L 11 1300 2 . 8 0 . 0 A 0 . 1 Intersection Delay = 0 . 1 sec/veh HCS: Unsignalized Intersections Release 2 .1e GO_1CUPM.HCO Page 1 Center For Microcomputers In Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 Streets: (N-S) SW 72ND AVENUE (E-W) GONZAGA STREET Major Street DirectionNS Length of Time Analyzed15 (min) Analyst DAVE CRAM Date of Analysis 4/6/99 Other Information BACKGROUND + SITE TRIPS / PM PEAK HOUR Two-way Stop-controlled Intersection Northbound Southbound Eastbound Westbound L T R L T R L T R L T R ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- No. Lanes 1 1 < 0 1 1 < 0 0 > 1 1 0 > 1 < 0 Stop/Yield N N Volumes 80 540 13 10 614 43 22 0 84 15 0 7 PHF . 9 . 9 . 9 . 9 . 9 . 9 . 9 . 9 . 9 . 9 . 9 . 9 Grade 0 0 0 0 MC' s (%) 0 SU/RV' s (%) 0 CV' s (%) 3 PCE' s 1 . 10 1 . 03 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 1. 10 Adjustment Factors Vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) Left Turn Major Road 5 . 00 2 . 10 Right Turn Minor Road 5 . 50 2 . 60 Through Traffic Minor Road 6 . 00 3 . 30 Left Turn Minor Road 6 . 50 3 .40 HCS : Unsignalized Intersections Release 2 . 1e GO_1CUPM.HCO Page 2 Worksheet for TWSC Intersection Step 1 : RT from Minor Street WB EB Conflicting Flows : (vph) 607 706 Potential Capacity: (pcph) 682 608 Movement Capacity: (pcph) 682 608 Prob. of Queue-Free State : 0 . 99 0 . 83 Step 2 : LT from Major Street SB NB Conflicting Flows : (vph) 614 730 Potential Capacity: (pcph) 874 770 Movement Capacity: (pcph) 874 770 Prob. of Queue-Free State : 0 . 99 0 . 87 Step 3 : TH from Minor Street WB EB Conflicting Flows : (vph) 1437 1420 Potential Capacity: (pcph) 192 196 Capacity Adjustment Factor due to Impeding Movements 0 . 86 0 . 86 Movement Capacity: (pcph) 165 169 Prob. of Queue-Free State : 1 . 00 1 . 00 Step 4 : LT from Minor Street WB EB Conflicting Flows : (vph) 1460 1417 Potential Capacity: (pcph) 151 160 Major LT, Minor TH Impedance Factor: 0 . 86 0 . 86 Adjusted Impedance Factor: 0 . 89 0 . 89 Capacity Adjustment Factor due to Impeding Movements 0 . 74 0 . 88 Movement Capacity: (pcph) 112 141 Intersection Performance Summary Avg. 95% Flow Move Shared Total Queue Approach Rate Cap Cap Delay Length LOS Delay Movement (pcph) (pcph) (pcph) (sec/veh) (veh) (sec/veh) EB L 26 141 > 141 31 . 2 0 . 6 E EB T 0 169 > 12 . 1 EB R 102 608 7 . 1 0 . 6 B WB L 19 112 > WB T 0 165 > 153 28 . 7 0 . 6 D 28 . 7 WB R 9 682 > NB L 98 770 5 .4 0 . 4 B 0 . 7 SB L 11 874 4 . 2 0 . 0 A 0 . 1 Intersection Delay = 1 . 7 sec/veh HCM: SIGNALIZED INTE1wECTION SUMMARY Version 2 .4e 04-06-1999 Center For Microcomputers In Transportation Streets : (E-W) HAMPTON STREET (N-S) SW 72ND AVENUE Analyst : DAVE CRAM File Name: GO 2EXAM.HC9 Area Type : Other 4-6-99 AM PEAK Comment : EXISTING CONDITIONS Eastbound Westbound Northbound Southbound L T R L T R L T R L T R ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- No. Lanes 0 0 0 1 0 1 0 1 1 1 1 0 Volumes 128 12 182 433 34 329 Lane W (ft) 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 RTOR Vols 0 0 0 Lost Time 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru * Right Right * Peds Peds WB Left * SB Left * Thru Thru * * Right * Right Peds * Peds NB Right * EB Right SB Right WB Right Green 15 . OA Green 5 . OA 48 . OA Yellow/AR 4 . 0 Yellow/AR 4 . 0 4 . 0 Cycle Length: 80 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS WB L 354 1770 0 .427 0 .200 18 .6 C 18 .4 C R 317 1583 0 . 044 0 .200 16 .7 C NB T 1141 1863 0 . 188 0 . 613 4 .4 A 2 . 0 A R 1346 1583 0 . 378 0 . 850 0 . 9 A SB L 133 1770 0 . 301 0 . 075 23 . 0 C 4 .4 A T 1350 1863 0 . 287 0 . 725 2 . 5 A Intersection Delay = 4 . 8 sec/veh Intersection LOS = A Lost Time/Cycle, L = 6 . 0 sec Critical v/c (x) = 0 .372 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2 .4e 04-06-1999 Center For Microcomputers In Transportation Streets : (E-W) HAMPTON STREET (N-S) SW 72ND AVENUE Analyst : DAVE CRAM File Name : GO 2EXPM.HC9 Area Type : Other 4-6-99 PM PEAK Comment : EXISTING CONDITIONS Eastbound Westbound Northbound Southbound L T R L T R L T R L T R ---- ---- ---- ---- ---- -- - - ---- ---- - --- ---- ---- ---- No. Lanes 0 0 0 1 0 1 0 1 1 1 1 0 Volumes 401 63 369 222 38 390 Lane W (ft) 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 RTOR Vols 0 0 0 Lost Time 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru * Right Right * Peds Peds WB Left * SB Left * Thru Thru * * Right * Right Peds * Peds NB Right * EB Right SB Right WB Right Green 30 . OA Green 10 . OA 38 . OA Yellow/AR 4 . 0 Yellow/AR 4 . 0 4 . 0 Cycle Length: 90 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS WB L 610 1770 0 . 715 0 . 344 19 . 3 C 18 . 5 C R 545 1583 0 . 125 0 . 344 13 . 1 B NB T 807 1863 0 .497 0 .433 12 . 3 B 8 . 2 B R 1284 1583 0 . 188 0 . 811 1 . 2 A SB L 216 1770 0 . 190 0 . 122 23 . 0 C 7 . 9 B T 1097 1863 0 . 387 0 . 589 6 . 5 B Intersection Delay = 11 . 3 sec/veh Intersection LOS = B Lost Time/Cycle, L = 9 . 0 sec Critical v/c (x) = 0 . 539 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2 .4e 04-06-1999 Center For Microcomputers In Transportation Streets: (E-W) HAMPTON STREET (N-S) SW 72ND AVENUE Analyst : DAVE CRAM File Name: GO 2BGAM.HC9 Area Type: Other 4-6-99 AM PEAK Comment : BACKGROUND TRAFFIC Eastbound Westbound Northbound Southbound L T R L T R L T R L T R ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- No. Lanes 0 0 0 1 0 1 0 1 1 1 1 0 Volumes 181 15 199 564 46 385 Lane W (ft) 12 .0 12 .0 12 . 0 12 . 0 12 . 0 12 . 0 RTOR Vols 0 0 0 Lost Time 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru * Right Right * Peds Peds WB Left * SB Left * Thru Thru * * Right * Right Peds * Peds NB Right * EB Right SB Right WB Right Green 15 . OA Green 5 . OA 48 . OA Yellow/AR 4 . 0 Yellow/AR 4 . 0 4 .0 Cycle Length: 80 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS WB L 354 1770 0 . 602 0 .200 20 . 9 C 20 . 5 C R 317 1583 0 . 057 0 .200 16 . 7 C NB T 1141 1863 0 .205 0 . 613 4 . 5 A 2 . 1 A R 1346 1583 0 .493 0 . 850 1. 2 A SB L 133 1770 0 .407 0 . 075 24 . 0 C 4 . 9 A T 1350 1863 0 .335 0 .725 2 .6 A Intersection Delay = 5 .6 sec/veh Intersection LOS = B Lost Time/Cycle, L = 6 . 0 sec Critical v/c (x) = 0 .486 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2 .4e 04-06-1999 Center For Microcomputers In Transportation Streets : (E-W) HAMPTON STREET (N-S) SW 72ND AVENUE Analyst : DAVE CRAM File Name : GO 2BGPM.HC9 Area Type : Other 4-6-99 PM PEAK Comment : BACKGROUND TRAFFIC Eastbound Westbound Northbound Southbound L T R L T R L T R L T R ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- No. Lanes 0 0 0 1 0 1 0 1 1 1 1 0 Volumes 453 73 557 249 35 668 Lane W (ft) 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 RTOR Vols 0 0 0 Lost Time 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru * Right Right * Peds Peds WB Left * SB Left * Thru Thru * * Right * Right Peds * Peds NB Right * EB Right SB Right WB Right Green 30 . OA Green 10 . OA 38 . OA Yellow/AR 4 . 0 Yellow/AR 4 . 0 4 . 0 Cycle Length: 90 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS WB L 610 1770 0 . 807 0 . 344 22 . 8 C 21 . 5 C R 545 1583 0 . 145 0 . 344 13 . 2 B NB T 807 1863 0 . 750 0 . 433 16 . 6 C 11 . 8 B R 1284 1583 0 . 211 0 . 811 1 . 3 A SB L 216 1770 0 . 176 0 . 122 22 . 9 C 9 . 8 B T 1097 1863 0 . 662 0 . 589 9 . 1 B Intersection Delay = 13 . 6 sec/veh Intersection LOS = B Lost Time/Cycle, L = 6 . 0 sec Critical v/c (x) = 0 . 715 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2 .4e 04-06-1999 Center For Microcomputers In Transportation Streets : (E-W) HAMPTON STREET (N-S) SW 72ND AVENUE Analyst : DAVE CRAM File Name: GO 2CUAM.HC9 Area Type: Other 4-6-99 AM PEAK Comment : BACKGROUND + SITE TRIPS Eastbound Westbound Northbound Southbound L T R L T R L T R L T R ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- No. Lanes 0 0 0 1 0 1 0 1 1 1 1 0 Volumes 181 15 211 564 46 387 Lane W (ft) 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 RTOR Vols 0 0 0 Lost Time 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru * Right Right * Peds Peds WB Left * SB Left * Thru Thru * * Right * Right Peds * Peds NB Right * EB Right SB Right WB Right Green 15 . OA Green 5 . OA 48 . OA Yellow/AR 4 . 0 Yellow/AR 4 . 0 4 . 0 Cycle Length: 80 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS WB L 354 1770 0 . 602 0 .200 20 . 9 C 20 . 5 C R 317 1583 0 . 057 0 .200 16 . 7 C NB T 1141 1863 0 . 217 0 . 613 4 . 5 A 2 . 1 A R 1346 1583 0 .493 0 . 850 1. 2 A SB L 133 1770 0 .407 0 . 075 24 . 0 C 4 . 9 A T 1350 1863 0 .337 0 . 725 2 .6 A Intersection Delay = 5 .6 sec/veh Intersection LOS = B Lost Time/Cycle, L = 6 . 0 sec Critical v/c (x) = 0 .486 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2 .4e 04-06-1999 Center For Microcomputers In Transportation Streets : (E-W) HAMPTON STREET (N-S) SW 72ND AVENUE Analyst : DAVE CRAM File Name : GO 2CUPM.HC9 Area Type : Other 4-6-99 PM PEAK Comment : BACKGROUND + SITE TRIPS Eastbound Westbound Northbound Southbound L T R L T R L T R L T R ---- ---- ---- ---- ---- ---- ---- ---- ---- --- - ---- - --- No. Lanes 0 0 0 1 0 1 0 1 1 1 1 0 Volumes 453 73 560 249 35 678 Lane W (ft) 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 12 . 0 RTOR Vols 0 0 0 Lost Time 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 3 . 00 Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left NB Left Thru Thru * Right Right * Peds Peds WB Left * SB Left * Thru Thru * * Right * Right Peds * Peds NB Right * EB Right SB Right WB Right Green 30 . OA Green 10 . OA 38 . OA Yellow/AR 4 . 0 Yellow/AR 4 . 0 4 . 0 Cycle Length: 90 secs Phase combination order: #1 #5 #6 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS WB L 610 1770 0 . 807 0 . 344 22 . 8 C 21 . 5 C R 545 1583 0 . 145 0 . 344 13 . 2 B NB T 807 1863 0 . 754 0 . 433 16 . 7 C 11 . 9 B R 1284 1583 0 . 211 0 . 811 1 . 3 A SB L 216 1770 0 . 176 0 . 122 22 . 9 C 9 . 9 B T 1097 1863 0 . 672 0 . 589 9 . 3 B Intersection Delay = 13 . 7 sec/veh Intersection LOS = B Lost Time/Cycle, L = 6 . 0 sec Critical v/c (x) = 0 . 722 cStorrvi D CELl P1ay_ c2I et) L&+,'ovis CSACUMMINGS, SENKEL& ASSOCIATES CONSULTING ENGINEERS STORM DRAINAGE CALCULATIONS FOR PAHLISCH HOMES CSA JOB #9017 PAHLISCH HOMES OFFICE BUILDING Ic0 F 50400PE • l.l Ci14 c11 V v 'iF EXPIRES:06-30-2-000 I 321 S.W.4th, 4th Floor• Portland, Oregon 97204 (503)228-3848 FAX (503)228-0475 _ 1 CSACUMMINGS, SENKEL& ASSOCIATES CONSULTING ENGINEERS April 2, 1999 Mr. Brian Rager Development Review Engineer 13125 SW Hall Blvd. Tigard, OR 97223 RE: Pahlisch Homes Dear Mr. Rager: Per our conversation on Wednesday March 31, 1999, CSA Consulting Engineers is requesting a fee in-lieu of constructing a water quality facility. We are proposing an on- site detention pond, in-lieu of performing a down stream analysis. The proposed pond is only designed for water quantity, not for water quality. As the total storage requirement, results in an impractical design. Section 3.11.5.d of the USA Design and Construction Standards, states a water quality facility shall be constructed unless; the site topography or soils makes it impractical, or ineffective to construct an on-site facility. The required storage volumes to meet the City of Tigard and USA design standards for detention is 315 c.f., and for water quality is 478 c.f.; resulting in a total storage volume of 793 c.f. To obtain the proper coverage and fall required to obtain adequate drainage from the site, for the total storage volume, the site will require approximately 2-3 ft. of fill material. If you have any other questions or concerns, please feel free to contact Albert Castaneda or myself at 228-3848. Sincerely, CSA Consulting Engineers Patrick Tortora, P.E. Civil Department 321 S.W.4th,4th Floor• Portland, Oregon 97204 (503) 228-3848 FAX (503)228-0475 . .• • CSACUMMINGS, SENKEL& ASSOCIATES CONSULTING ENGINEERS 3/3 1/99 PAHLISCH HOMES OFFICE BUILDING 7120 SW GONZAGA ST TIGARD,OREGON PREDEVELOPED Segment 1 (Sheet Flow).- Short prairie grass and lawns L= 130.00 LF Ns= 0.15 S= 0.04 P2= 2.12 in Ttl= (0.42*(Ns*L)^.8)/((P2^.5)*(S^.4))= 11.25 min. Segment 2 (Shallow Concentrated Flow).- Channel Flow(intermittent) L= 210.00 LF K= 17 S= 0.04 v= K*(S)^0.5 = 3.40 ft/sec Tt2= L/(60*v)= 1.03 min. Tc=Tt1+Tt2+...Ttn= 12.28 min. Cn pery= 86 (Open spaces, lawns, parks,good condition, Soil C) POSTDEVELOPED Segment 1 (Sheet Flow).- Paved surfaces L= 110.00 LF Ns= 0.01 S= 0.02 P2= 2.50 in Ttl= (0.42*(Ns*L)^.8)/((P2^.5)*(S^.4))= 1.48 min. Segment 2 (Shallow Concentrated Flow).- Channel Flow Intermittent L= 140.00 LF K= 21 S= 0.02 v= K*(S)^0.5 = 2.97 ft/sec Tt3= L/(60*v)= 0.79 min. Tc=Ttl+Tt2+,..Ttn= 2.27 min (5 min. minimum) Cn pery= 86 (Forest Land,young second growth or bnish, Soil D) Cu imperv.= 98 (Roofs,paved areas) TIME.XLS 321 S.W.4th,4th Floor• Portland, Oregon 97204 (503) 228-3848 FAX (503)228-0475 CSACUMMINGS, SENKEL& ASSOCIATES CONSULTING ENGINEERS SUMMARY OF INPUT ITEMS I)TYPE OF FACILITY: POND(.0:1 SIDE SLOPES) 2) STORAGE DEPTH(ft): 1.33 3) VERTICAL PERMEABILITY(min/in): .00 4) PRIMARY DESIGN HYDROGRAPH FILENAME: 25DEV 5)PRIMARY RELEASE RATE(cfs): .27 6) NUMBER OF TEST HYDROGRAPHS: 4 TEST HYD 1 FILENAME: 2DEV TARGET RELEASE(cfs): .17 TEST HYD 2 FILENAME: 5DEV TARGET RELEASE(cfs): .23 TEST HYD 3 FILENAME: JODEV TARGET RELEASE(cfs): .27 TEST HYD 4 FILENAME: 25DEV TARGET RELEASE(cfs): .32 7)NUMBER-OF-ORIFICES,RISER-HEAD(ft),RISER-DIAM(in): 1, 2.00, 8 8) ITERATION DISPLAY: YES PERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD: .46 .27 .27 2.00 315 TEST HYD 1: .28 .17 .20 1.06 90 TEST HYD 2: .35 .23 .23 1.43 180 TEST HYD 3: .40 .27 .25 1.65 230 TEST HYD 4: .46 .32 .27 2.00 310 STRUCTURE DATA: R/D-POND(VERTICAL SIDE SLOPES) RISER-HEAD POND-BOTTOM-AREA TOP-AREA(@IT.I3.) STOR-DEPTH STORAGE-VOLUME 2.00 FT 237.3 SQ-FT 237.3 SQ-FT 1.33 FT 315 CU-FT • SINGLE ORIFICE RESTRICTOR: DIA=2.65" 321 S.W. 4th, 4th Floor• Portland, Oregon 97204 (503) 228-3848 FAX (503)228-0475 Given: 7PIi;ji t: :_':PAHLISCH HOMES OFFICE BUILDING _ ..__ 0.49 acres 1 '•;?;t::::; 2.5 inches(Total rainfall for 2 year-24 hour storm event) AE:::::i :::>% 10 min. .................... KKSSSKSSSSP ::At::?:?::W:::;:::: 12.28 min. (PRE-Developed site conditions) ` ..... i'.ill'•••i'+:'%is:%• :•`: is::::::::::::: ..v.t :.i_.'E' ®li. i:-:. '.C'e;:E::::::i :::i; ii::'? :m:::::; 0.39 acres '....::::>::Y':..... 0.1 acres -v::::.:.:*:.:::::. 86 :,1;>::>::�:::::;:: 98 $;�L:::::1:>::::r:::>::::::: 1.63 :; > :s>:::<::>: 0.20 0/4 s:::::rs<<:::::: 0.33 d::s«<: :::«;< 0.04 Compute: F iP Tifrii pe4V*41lElhats:4mtol'4ydrogr.81 :;:;;`s? s Column(3)=SCS Type IA Rainfall Distribution Column(4)=Col.(3)x Pt=2 year-24 Hour Hyetograph at this location. Column(5)=Accumulated Sum of Col.(4) Column(6)=[If P<=0.2S]=0;Note,use PERVIOUS Area"S"value. [If P>0.2S]=(Col.(5)-0.2S)^2/(Col.(5)+0.8S);Using the PERVIOUS Area"S"value. Column(7)=Col.(6)of Present Time Step-Col.(6)of Previous Time Step Column(8)=Same method as for Col.(6),except use the IMPERVIOUS Area"S"value. Column(9)=Col.(8)of the present time step-Col.(8)of the previous time step. Column(10)=((PERVIOUS area/Total area)x Col.(7))+((IMPERVIOUS area/Total area)x Col.(9)) Column(11)=(60.5 x Col.(10)x Total Area)/10(dt=10 minutes) Routing Constant,w=dt/(2Tc+dt) = 0.289352 Column(12)=Col.(12)of Previous Time Step+(w x[Col.(1 I)of Previous Time Step +Col.(11)of Present Time Step-(2 x Col.(12)of Previous Time Step)]) : :' Aiti::::::'>::::>::::>:::>::::»:::::::::::>::>:::::>:::::;::.i: 3: W. i ::::::::::::>:::>;::::>::::>:::>:IEFI 12''iC1i#$:4 k:>:::::::1<lf"EP 'fi!I(?35: A : f 1!H[> iY13I (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Inge- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in in. in. in. in. in. in. cfs cfs . 1 10; 0.0040 0.0100 0.0100 ' 0.0000 0.0000 0.0000 0.0000 ' 0.0000 0.000 0.000 ' 2 201 0.0040 0.0100 0.0200 0.0000 0.0000 0.0000 0.0000 1 0.0000 0.000 0.000 I I 3 30 I 0.0040 0.0100 0.0300 0.0000 0.0000 0.0000 0.0000 0.0000 0.000 0.000 4 40 0.0040 0.0100 0.0400 0.0000 0.0000 0.0000 0.0000 0.0000 0.000 0.000 I I � 1 5 50 0.0040 0.0100 0.0500 0.0000 0.0000 0.0004 0.0004 0.0001 0.000 0.000 1 6 60 0.0040 0.0100 0.0600 0.0000 0.0000 0.0016 0.0013 0.0003 0.001 0.000 7 70 0.0040 0.0100 0.0700 0.0000 0.0000 0.0037 0.0020 0.0004 0.001 0.001 8 80 0.0040 0.0100 0.0800 0.0000 0.0000 � 0.0063 0.0027 0.0005 0.002 0.001 I 9 90 0.0040 0.0100 0.0900 0.0000 0.0000 0.0096 0.0032 0.0007 0.002 0.002 10 100 0.0040 0.0100 0.1000 0.0000 0.0000 0.0133 0.0038 0.0008 0.002 0.002 11 110 0.0050 0.0125 0.1125 1- 0.0000 0.0000 0.0186 0.0053 0.0011 0.003 0.002 12 120 0.0050 0.0125 0.1250 0.0000 0.0000 0.0246 0.0060 0.0012 0.004 0.003 I 13 130 0.0050 0.0125 0.1375 0.0000 0.0000 0.0311 0.0065 0.0013 0.004 0.003 I 14 140 0.0050 0.0125 0.1500 0.0000 0.0000 0.0381 0.0070 0.0014 0.004 0.004 I 15 150 0.0050 0.0125 0.1625 0.0000 0.0000 0.0455 0.0074 0.0015 0.004 0.004 I 16 160 0.0050 0.0125 0.1750 0.0000 0.0000 0.0532 0.0078 0.0016 0.005 0.004 17 170 0.0060 0.0150 0.1900 0.0000 0.0000 0.0630 0.0098 0.0020 0.006 0.005 I I 1 18 180 0.0060 0.0150 0.2050 0.0000 0.0000 0.0732 0.0102 0.0021 0.006 0.006 1 19 190 0.0060 0.0150 0.2200 0.0000 0.0000 0.0838 0.0106 0.0022 0.006 0.006 20 200 0.0060 0.0150 0.2350 0.0000 0.00001 0.0947 0.0109 0.0022 0.007 0.006 J I_ I 21 210 0.0060 0.0150 0.2500 0.0000 0.0000 1 0.1059 0.0112 0.0023 0.007 0.007 I I 22 220 0.0060 0.0150 0.2650 0.0000 0.0000 0.1174 0.0115 0.0023 0.007 0.007 23 230 0.0070 0.0175 0.2825 0.0000 0.0000 0.1310 0.0137 0.0028 0.008 0.007 24 240 0.0070 0.0175 0.3000 0.0000 0.0000 0.1450 0.0140 0.0029 0.008 0.008 � I 25 250 0.0070 0.0175 0.3175 I 0.0000 0.0000 I 0.1592 0.0142 0.0029 0.009 0.008 26 260 0.0070 0.0175 0.3350 0.0001 0.0001 0.1737 0.0145 0.0030 0.009 0.009 27 270 0.0070 0.0175 0.3525 0.0004 0.0004 � 0.1884 0.0147 0.0033 0.010 0.009 I 28 280 I 0.0070 0.0175 0.3700 1 0.0012 0.0007 I 0.2032 0.0148 I 0.0036 0.011 0.010 1 29 290 0.0082 0.0205 0.3905 0.0025 0.0013 0.2208 0.0176 0.0046 0.014 0.011 30 300 0.0082 0.0205 0.4110 L 0.0043 0.0018 j 0.2386 0.0178 L 0.0050 0.015 0.013 1 I 31 310 1 0.0082 0.0205 0.4315 I 0.0065 0.0022 I 0.2566 0.0180 0.0054 0.016 0.0141 32 320 1 0.0082 0.0205 0.4520 I 0.0091 0.0026 1 0.2748 0.0182 1 0.0058 0.017 0 016 1 •T#ML^ :.:.:. . : NFA3tiT,O:: .....::::':;' ':1'ERtiIOt1'S`,t) A::>:; []1'JEP1ViQMB4,._..44T4TAL:)ELUNOWAiiQGRA (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- mere- Accumu- Inge- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # mm. %of Pt in. in. in. in. in. in. in. cfs cfs 33 330 0.0082 0.0205 0.4725 0.0122 0.0031 0.2931 0,0183 0.0062 0.018 0.017 34 340 0.0082 0.0205 0.4930 0,0156 0.0035 I 0.3116 0.0185 I 0.0065 0.019 0.018 35 350 0.0095 0.0238 0.5168 0.0201 0.0045 I 0.3331 0.0215 1 0.0080 0.024 0.020 36 360 0.0095 0.0238 0.5405 1 0.0251 0.0050 0.3548 0.0217 0.0084 0.025 0.0221 I I I I 37 370 1 0.0095 0.0238 0.5643 1 0.0305 0.0055 1 0.3766 0.0218 0.0088 0.026 0.0241 38 380 0.0095 0.0238 0.5880 0.0364 0.0059 0.3985 0.0219 0.0092 0.027 0.0261 39 390 0.0095 0.0238 0.6118 0.0428 0.0064 0.4206 0.0221 1 0.0096 0.028 0.0271 1 I I I I 40 400 0.0095 0.0238 0.6355 I 0.0496 0.0068 0.4427 0.0222 0.0099 0.029 0.0281 41 410 0.0134 0.0335 0.6690 0.0598 0.0103 0.4741 0.0314 0.0146 0.043 0.0331 42 420 0.0134 0.0335 0.7025 1 0.0709 0.0110 0.5057 0.0316 0.0152 0.045 0.0391 43 430 � 0.0134 0.0335 0.7360 � 0.0826 0.0118 0.5374 0.0317 0.0158 0.047 0.043 44 440 0.0180 0.0450 0.7810 I 0.0996 0.0169 I 0.5802 0.0428 0.0222 0.066 0.0511 45 450 0.0180 0.0450 0.8260 0.1177 0.01811 0.6232 0.0430 0.0232 0.069 0.0601 46 460 � 0.0340 0.0850 0.9110 � 0.1548 0.0372 � 0.7049 0.0817 0.0463 0.137 0.085 47 470 0.0540 0.1350 1.0460 0.2210 0.0662 0.8355 0.1307 0.0793 0.235 0.1441 48 480 1 0.0270 0.0675 1.1135 1 0.2570 0.0360 I 0.9012 0.0657 1 0.0420 0.125 0.1651Q peak 49 490 0.0180 0.0450 1.1585 0.2819 0.0249 � 0.9451 0.0439 0.0288 0.085 0.1301 50 500 0.0134 0.0335 1.1920 0.3010 0.0190 0.9778 0.0327 0.0218 0.065 0.0981 51 510 1 0.0134 0.0335 1.2255 r 0.3204 0.01941 1.0106 0.0328 r 0.0221 0.066 0.0791 52 520 0.0134 0.0335 1.2590 0.3402 0.0198 1.0434 0.0328 0.0224 0.067 0.0721 I 1 I 53 530 0.0088 0.0220 1.2810 0.3534 0.0132 1.0649 0.0216 0.0149 0.044 0.0621 54 540 0.0088 0.0220 1.3030 0.3667 0.0133 1.0865 0.0216 0.0150 0.045 0.0521 55 550 0.0088 0.0220 1.3250 0.3802 0.0135 1.1081 0.0216 0.0151 0.045 0.0481 I I I 56 560 0.0088 0.0220 1.3470 0.3938 0.0136 1.1297 0.0216 0.0153 0.045 0.0461 57 570 0.0088 0.0220 1.3690 0.4076 0.0138 1.1513 0.0216 0.0154 0.046 0.0461 58 580 0.0088 0.0220 1.3910 0.4215 0.0139 1.1729 0.0216 0.0155 0.046 0.0461 59 590 0.0088 0.0220 1.4130 � 0.4355 0.0140 1.1945 0.0216 � 0.0156 0.046 0.046 60 600 0.0088 0.0220 1.4350 0.4496 0.0142 1.2162 0.0216 0.0157 0.046 0.0461 61 610 0.0088 0.0220 1.4570 r 0.4639 0.01431 1.2378 0.0216 r 0.0158 0.047 0.0461 . 62 620 0.0088 0.0220 1.4790 0.4783 0.0144 1.2595 0.0217 0.0159 0.047 0.0471 63 630 0.0088 0.0220 1.5010 0.4928 0.0145 1.2811 0.0217 0.0160 0.047 0.0471 64 640 0.0088 0.0220 1.5230 0.5075 0.0146 1.3028 0.0217 0.0161 0.048 0.0471 65 650 0.0072 0.0180 1.5410 0.5195 0.0121 1.3205 0.0177 0.0132 0.039 0.0451 66 660 0.0072 0.0180 1.5590 0.5317 0.0121 I 1.3383 0.0177 0.0133 0.039 0.0421 67 670 0.0072 0.0180 1.5770 0.5439 0.0122 1 1.3560 0.0177 0.0133 0.040 0.0401 68 680 0.0072 0.0180 1.5950 0.5562 0.0123 1.3738 0.0178 0.0134 0.040 0.0401 I I I I 69 690 0.0072 0.0180 1.6130 0.5685 0.0124 1.3915 0.0178 0.0135 0.040 0.0401 70 700 0.0072 0.0180 1.6310 0.5810 0.0124 1.4093 0.0178 0.0135 0.040 0.0401 71 710 1 0.0072 0.0180 1.6490 r' 0.5934 0.01251 1.4271 0.0178 r 0.0136 0.040 0.0401 I I I I I 72 720 I 0.0072 0.0180 1.6670 I 0.6060 0.0126 1.4449 0.0178 0.0136 0.040 0.0401 73 730 I 0.0072 0.0180 1.6850 I 0.6186 0.0126 1.4626 0.0178 0.0137 0.041 0.0401 74 740 0.0072 0.0180 1.7030 0.6313 0.0127 1.4804 0.0178 0.0137 0.041 0.0411 75 750 0.0072 0.0180 1.7210 0.6441 0.0128 1.4982 0.0178 0.0138 0.041 0.0411 76 760 0.0072 0.0180 1.7390 0.6569 0.0128 1.5160 0.0178 0.0138 0.041 0.0411 77 770 0.0057 0.0143 1.7533 1 0.6671 0.0102 1.5301 0.0141 0.0110 0.033 0.0381 78 780 0.0057 0.0143 1.7675 0.6773 0.0102 1.5442 0.0141 0.0110 0.033 0.0351 79 790 0.0057 0.0143 1.7818 0.6875 0.0103 I 1.5583 0.0141 I 0.0110 0.033 0.0341 80 800 0.0057 0.0143 1.7960 0.6978 0.0103 1.5724 0.0141 1 0.0111 0.033 0.0331 81 810 h 0.0057 0.0143 1.8103 j 0.7082 0.0103A 1.5865 0.0141 j 0.0111 0.033 0.0334 82 820 0.0057 0.0143 1.8245 0.7185 0.0104 1.6006 0.0141 I 0.0111 0.033 0.0331 83 830 1 0.0057 0.0143 1.8388 0.7289 0.0104 1.6147 0.0141 1 0.0112 0.033 0.0331 84 840 0.0057 0.0143 1.8530 0.7394 0.0104 1.6288 0.0141 0.0112 0.033 0.0331 I I 1 85 850 I 0.0057 0.0143 1.8673 I 0.7499 0.0105 I 1.6429 0.0141 I 0.0112 0.033 0.0331 86 860 I 0.0057 0.0143 1.8815 1 0.7604 0.0105 I 1.6570 0.0141 I 0.0112 0.033 0-0331 87 870 0.0057 0.0143 1.8958 0.7709 0.0105 1 1.6711 0.0141 0.0113 0.033 0.0331 I I I I 88 880 0.0057 0.0143 1.91001 0.7815 0.0106 1.6852 0.0141 1 0.0113 0.033 0.0331 89 890 0.0050 0.0125 1.9225 0.7908 0.0093 1.6976 0.0124 0.0099 0.029 0.0321 90 900 0.0050 0.0125 1.9350 0.8001 0.0093 1 1.7100 0.0124 0.0100 0.029 0.0311 91 910 0.0050 0.0125 1.9475 0.8095 0.0094 1.7223 0.0124 0.0100 0.030 0.030 92 920 0.0050 0-0125 1.9600 0.8188 0.0094 1.7347 0.0124 0.0100 0.030 0.0301 93 930 1 0.0050 0.0125 1.9725 0.8282 0.0094 1.7471 0.0124 0.0100 0.030 0.0301 94 940 � 0.0050 0.0125 1.9850 0.8377 0.0094 1.7595 0.0124 0.0100 0.030 0.030 95 950 I 0.0050 0.0125 1.9975 I 0.8471 0.0094 I 1.7719 0.0124 I 0.0100 0 030 0.0301 '#IME ::-'.:s :; ::::: ")a'Al<1"13rfs?Leh ': . :. ..PER OU5.e1REA:: >EMTPTERY#ARb. .:A';Cfi1!"1vAI.iRi3}at #11YA (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant design Step digtri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in. in. in. in. in. in. in. cfs cis 96 960 • 0.0050 0.0125 2.0100 • 0.8566 0.0095 • 1.7843 0.0124 1 0.0101 0.030 0.030 97 970 0.0050 0.0125 2.0225 I 0.8661 0.0095 1 1.7967 0.01241 0.0101 0.030 0.0301 98 980 0.0050 0.0125 2.0350 0.8756 0.0095 1.8090 0.0124 0.0101 0.030 0.0301 99 990 0.0050 0.0125 2.0475 1 0.8851 0.0095 1.8214 0.0124 0.0101 0.030 0.0301 I I I I I 100 1000 0.0050 0.0125 2.0600 1 0.8947 0.0096 1.8338 0.0124 0.0101 0.030 0.0301 I 101 1010 0.0040 0.0100 2.0700 1 0.9023 0.0077 1.8438 0.0099 0.0081 0.024 0.0281 102 1020 0.0040 0.0100 2.0800 0.9100 0.0077 1.8537 0.0099 0.0081 0.024 0.0261 I I I 103 1030 0.0040 0.0100 2.0900 1 0.9177 0.0077 1.8636 0.0099 0.0081 0.024 0.0251 I 104 1040 0.0040 0.0100 2.1000 0.9254 0.0077 1.8735 0.0099 0.0082 0.024 0.0241 105 1050 0.0040 0.0100 2.1100 1 0.9331 0.0077 1.8834 0.0099 0.0082 0.024 0.0241 I 1 I I 1 106 1060 0.0040 0.0100 2.1200 0.9409 0.0077 1.8933 0.0099 0.0082 0.024 0.0241 I 107 1070 0.0040 0.0100 2.1300 I 0.9486 0.0077 1.9033 0.0099 0.0082 0.024 0.0241 108 1080 0.0040 0.0100 2.1400 0.9564 0.0078 1.9132 0.0099 0.0082 0.024 0.0241 109 1090 0.0040 0.0100 2.1500 1 0.9641 0.0078 1 1.9231 0.0099 0.0082 0.024 0.0241 I 110 1100 0.0040 0.0100 2.1600 0.9719 0.0078 1.9330 0.0099 0.0082 0.024 0.0241 111 1110 1 0.0040 0.0100 2.1700 r 0.9797 0.00787 1.9430 0.0099 r 0.0082 0.024 0.0241 112 1120 0.0040 0.0100 2.1800 0.9875 0.0078 1.9529 0.0099 0.0082 0.024 0.0241 I 113 1130 0.0040 0.0100 2.1900 1 0.9953 0.0078 1.9628 0.0099 0.0083 0.024 0.0241 1 114 1140 0.0040 0.0100 2.2000 1.0032 0.0078 1.9727 0.0099 0.0083 0.024 0.0241 115 1150 0.0040 0.0100 2.2100 1.0110 0.0078 1.9827 0.0099 0.0083 0.025 0.0241 1 I I 116 1160 0.0040 0.0100 2.2200 1.0189 0.0079 1.9926 0.0099 0.0083 0.025 0.0251 117 1170 0.0040 0.0100 2.2300 1.0267 0.0079 2.0025 0.0099 0.0083 0.025 0.0251 118 11801 0.0040 0.0100 2.2400 1.0346 0.0079 2.0124 0.0099 0.0083 0.025 0.0251 I I I I 1 119 1190 0.0040 0.0100 2.2500 1.0425 0.0079 2.0224 0.0099 0.0083 0.025 0.0251 I 120 1200 0.0040 0.0100 2.2600 1.0504 0.0079 2.0323 0.0099 0.0083 0.025 0.0251 121 1210 r 0.0040 0.0100 2.2700 r 1.0583 0.00791 2.0422 0.0099 r 0.0083 0.025 0.025 122 1220 0.0040 0.0100 2.2800 1.0663 0.0079 2.0521 0.0099 0.0083 0.025 0.0251 I 123 1230 0.0040 0.0100 2.2900 1 1.0742 0.0079 1 2.0621 0.0099 0.0083 0.025 0.0251 124 1240 0.0040 0.0100 2.3000 1.0822 0.0080 2.0720 0.0099 0.0084 0.025 0.0251 ' 125 1250 0.0040 0.0100 2.3100 1.0901 0.0080 2.0819 0.0099 0.0084 0.025 0.0251 I 126 1260 0.0040 0.0100 2.3200 1.0981 0.0080 2.0919 0.0099 0.0084 0.025 0.0251 127 1270 0.0040 0.0100 2.3300 I 1.1061 0.0080 1 2.1018 0.0099 0.0084 0.025 0.0251 128 1280 0.0040 0.0100 2.3400 1.1141 0.0080 2.1117 0.0099 0.0084 0.025 0.0251 I 129 1290 0.0040 0.0100 2.3500 1.1221 0.0080 1 2.1217 0.0099 0.0084 0.025 0.0251 130 1300 1 0.0040 0.0100 2.3600 1.1301 0.0080 I 2.1316 0.0099 0.0084 0.025 0.0251 131 1310 0.0040 0.0100 2.3700 r 1.1381 0.00801 2.1415 0.0099 I- 0.0084 0.025 0.025 I I 1 I 132 1320 0.0040 0.0100 2.3800 1.1462 0.0080 2.1515 0.0099 0.0084 0.025 0.0251 1 133 1330 0.0040 0.0100 2.3900 1.1542 0.0081 I 2.1614 0.0099 0.0084 0.025 0.0251 134 1340 0.0040 0.0100 2.4000 1.1623 0.0081 2.1714 0.0099 0.0084 0.025 0.0251 I I 1 1 135 1350 0.0040 0.0100 2.4100 1.1704 0.0081 I 2.1813 0.0099 0.0085 0.025 0.0251 I 136 1360 I 0.0040 0.0100 2.4200 1.1785 0.0081 I 2.1912 0.0099 0.0085 0.025 0.0251 137 1370 0.0040 0.0100 2.4300 1.1865 0.0081 1 2.2012 0.0099 0.0085 0.025 0.0251 I I I 1 138 1380 1 0.0040 0.0100 2.4400 1.1946 0.0081 I 2.2111 0.0099 0.0085 0.025 0.0251 I 139 1390 0.0040 0.0100 2.4500 1.2028 0.0081 I 2.2210 0.0099 0.0085 0.025 0.0251 140 1400 I 0.0040 0.0100 2.4600 1.2109 0.0081 1 2.2310 0.0099 0.0085 0.025 0.0251 141 1410 0.0040 0.0100 2.4700 1.2190 0.0081� 2.2409 0.0099 L 0.0085 0.025 0.0251 I 142 1420 0.0040 0.0100 2.4800 1.2272 0.0081 I 2.2509 0.0099 I 0.0085 0.025 0.0251 143 1430 0.0040 0.0100 2.4900 1.2353 0.0082 2.2608 0.0099 0.0085 0.025 0.0251 144 1440 1 0.0040 0.0100 2.5000 L 1.2435 0.00821 2.2707 0.0099 L 0.0085 0.025 0.025 Total Volume of Runoff= 2566 cu.ft. (Found by summing this column and multiplying by 600.600 is the conversion required to convert SUM(Q)in cfs to total volume in cubic feet as follows: V=SUM(Q)x dt (cu.ft.)_(cult's)x(10 min.)x(60 smin.) Given: Kotitm PAHLISCH HOMES OFFICE BUILDING x!;: :; 0.49 acres ` -*tw 3.1 inches(Total rainfall for 5 year-24 hour storm event) iit::::'*:> >: 10 min. .................... "CENE 12.28 min. (PRE-Developed site conditions) -I ':.Bret "Y.....':.'.j' ,::.Wi::: ::: Area - u..19 acres -..::,'" t .«,., Ca - 86 '."':::»:< ::>s 98 S>>a - 1.63 $::::>`?>:t::>:ii:: 0.20 5> 0.33 8 .:.: <:."<: 0.04 Compute: l i; : elnPe : am[1dwt tu>:ei3'h3! rteegratph ' iii;>: Column(3)=SCS Type IA Rainfall Distribution Column(4)=Col.(3)x Pt=2 year-24 Hour Hyetograph at this location. Column(5)=Accumulated Sum of Col.(4) Column(6)_[If P<=0.2S]=0;Note,use PERVIOUS Area"S"value. [If P>0.2S]_(Col.(5)-0.2S)^2/(Col.(5)+0.8S);Using the PERVIOUS Area"S"value. Column(7)-Col.(6)of Present Time Step-Col.(6)of Previous Time Step Column(8)=Same method as for Col.(6),except use the IMPERVIOUS Area"S"value. Column(9)=Col.(8)of the present time step-Col.(8)of the previous time step. Column(10)=((PERVIOUS area/Total area)x Col.(7))+((IMPERVIOUS area/Total area)x Col.(9)) Column(11)=(60.5 x Col.(10)x Total Area)/10(dt=10 minutes) Routing Constant,w=dt/(2Tc+dt) = 0.289352 Column(12)=Col.(12)of Previous Time Step+(w x[Col.(11)of Previous Time Step +Col.(11)of Present Time Step-(2 x Col.(12)of Previous Time Step)]) ...:.....:::::.::...::. :. : . :::. (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Inge- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # mm. %of Pt in. in. in in. M. M. in. cfs cfs 1 10 0.0040 0.0124 0.0124 0.0000 0.0000 ' 0.0000 0.0000 ' 0.0000 0.000 0.000 ' 2 201 0.0040 0.0124 0.0248 0.0000 0.0000 0.0000 0.0000 0.0000 0.000 0.000 3 30 0.0040 0.0124 0.0372 0.0000 0.0000 0.0000 0.0000 0.0000 0.000 0.000 4 40 0.0040 0.0124 0.0496 0.0000 0.0000 0.0004 0.0004 0.0001 0.000 0.000 I 1 5 50 0.0040 0.0124 0.0620 1 0.0000 0.0000 0.0020 0.0016 0.0003 0.001 0.000 6 60 0.0040 0.0124 0.0744 0.0000 0.0000 0.0047 0.0028 0.0006 0.002 0.001 I 7 70 0.0040 0.0124 0.0868 0.0000 0.0000 0.0085 0.0037 0.0008 0.002 0.002 I I 8 80 0.0040 0.0124 0.0992 0.0000 0.0000 0.0130 0.0045 0.0009 0.003 0.002 9 90 0.0040 0.0124 0.1116 0.0000 0.0000 0.0182 0.0052 0.0011 0.003 0.003 10 100 0.0040 0.0124 0.1240 0.0000 0.0000 0.0241 0.0059 0.0012 0.004 0.003 11 110 1- 0.0050 0.0155 0.1395 j 0.0000 0.0000 0.0322 0.0081 1- 0.0016 0.005 0.004 12 120 0.0050 0.0155 0.1550 0.0000 0.0000 0.0410 0.0088 0.0018 0.005 0.005 13 130 0.0050 0.0155 0.1705 0.0000 0.0000 0.0504 0.0094 0.0019 0.006 0.005 14 140 0.0050 0.0155 0.1860 0.0000 0.0000 0.0604 0.0100 0.0020 0.006 0.006 15 150 0.0050 0.0155 0.2015 0.0000 0.0000 0.0708 0.0104 0.0021 0.006 0.006 16 160 0.0050 0.0155 0.2170 0.0000 0.0000 0.0816 0.0108 0.0022 0.007 0.006 17 170 1 0.0060 0.0186 0.2356 0.0000 0.0000 0.0951 0.0135 0.0028 0.008 0.007 1 I 18 180 I 0.0060 0.0186 0.2542 I 0.0000 0.0000 I 0.1091 0.0139 I 0.0028 0.008 0.008 1 19 190 I 0.0060 0.0186 0.2728 0.0000 0.0000 0.1234 0.0143 I 0.0029 0.009 0.008 20 200 1 0.0060 0.0186 0.2914 0.0000 0.00001 0.1381 0.0147 0.0030 0.009 0.009 L 21 210 t 0.0060 0.0186 0.3100 1 0.0000 0.0000 I 0.1531 0.0150 1 0.0031 0.009 0.009 1 22 220 0.0060 0.0186 0.3286 0.0000 0.0000 0.1684 0.0153 0.0031 0.009 0.009 23 230 0.0070 0.0217 0.3503 0.0004 0.0004 0.1865 0.0181 0.0040 0.012 0.010 24 240 0.0070 0.0217 0.3720 0.0013 0.0009 0.2049 0.0184 0.0045 0.013 0.011 25 250 0.0070 0.0217 0.3937 0.0027 0.0014 0.2236 0.0187 0.0050 0.015 0.013 26 260 0.0070 0.0217 0.4154 0.0047 0.0020 0.2425 0.0189 0.0054 0.016 0.014 27 270 0.0070 0.0217 0.4371 0.0071 0.0025 0.2616 0.0191 0.0059 0.017 0.016 28 280 0.0070 0.0217 0.4588 0.0101 0.0029 0.2809 0.0193 0.0063 0.019 0.017 29 290 0.0082 0.0254 0.4842 0.0141 0.0040 0.3036 0.0228 I 0.0078 0.023 0.019 30 300 0.0082 0.0254 0.5096 L 0.0187 0.00461 0.3266 0.0230 L 0.0084 0.025 0.0221 31 310 0.0082 0.0254 0.5351 I 0.0239 0.00521 0.3498 0.0232 0.0089 0.026 0.0241 32 320 1 0.0082 0.0254 0.5605 I 0.0296 0.00571 0.3731 0.0233 I 0.0093 0.028 0.0261 �.. YD ��.GII :(1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall lucre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in. in. in. in. in. in. in. cfs cfs 33 330 . 0.0082 0.0254 0.5859 . 0.0359 0.0063 ' 0.3966 0.0235 0.0098 0.029 0.027 � 34 340 0.0082 0.0254 0.6113 I 0.0427 0.0068 I 0.4202 0.0236 0.0102 0.030 0.029 I 35 350 0.0095 0.0295 0.6408 0.0511 0.0085 l 0.4477 0.0275 I 0.0123 0.037 0.031 I 36 360 0.0095 0.0295 0.6702 0.0602 0.0091 0.4753 0.0276 0.0129 0.038 0.0351 I I 1 37 370 0.0095 0.0295 0.6997 0.0699 0.0097 0.5030 0.0277 0.0134 0.040 0.0371 1 38 380 0.0095 0.0295 0.7291 1 0.0802 0.0103 0.5309 0.0279 0.0139 0.041 0.0391 39 390 0.0095 0.0295 0.7586 0.0910 0.0108 0.5589 0.0280 0.0143 0.042 0.0411 I 1 I 40 400 0.0095 0.0295 0.7880 0.1023 0.0113 0.5869 0.0281 0.0147 0.044 0.0421 I 41 410 0.0134 0.0415 0.8296 0.1191 0.0168 0.6266 0.0397 0.0215 0.064 0.0491 42 420 1 0.0134 0.0415 0.8711 0.1369 0.0178 0.6665 0.0399 0.0223 0.066 0.0581 43 430 � 0.0134 0.0415 0.9126 0.1556 0.0187 I 0.7065 0.0400 I 0.0230 0.068 0.0631 I 44 440 1 0.0180 0.0558 0.9684 0.1820 0.0264 0.7603 0.0539 0.0320 0.095 0.0741 45 450 0.0180 0.0558 1.0242 0.2098 0.0278 0.8144 0.0541 I 0.0332 0.098 0.0871 46 460 � 0.0340 0.1054 1.1296 � 0.2658 0.0560 � 0.9170 0.1025 � 0.0655 0.194 0.1211 I 47 470 0.0540 0.1674 1.2970 0.3631 0.0972 1.0807 0.1637 0.1108 0.328 0.2021 1 48 480 1 0.0270 0.0837 1.3807 I 0.4150 0.0519 I 1.1628 0.0822 1 0.0581 0.172 0.2301Q peak 49 490 0.0180 0.0558 1.4365 � 0.4506 0.0357 � 1.2177 0.0549 0.0396 0.117 0.1811 50 500 0.0134 0.0415 1.4781 1 0.4777 0.0271 I 1.2586 0.0409 0.0299 0.089 0.1361 l 51 510 1 0.0134 0.0415 1.5196 r 0.5052 0.02751 1.2995 0.0409 r 0.0302 0.090 0.1091 52 520 0.0134 0.0415 1.5612 0.5331 0.0279 1.3404 0.0409 0.0306 0.091 0.0981 I 1 I I I 53 530 0.0088 0.0273 1.5884 0.5517 0.0185 I 1.3673 0.0269 0.0203 0.060 0.0851 1 54 540 0.0088 0.0273 1.6157 0.5704 0.0187 1.3942 0.0269 0.0204 0.060 0.0711 55 550 0.0088 0.0273 1.6430 0.5893 0.0189 1.4212 0.0269 0.0205 0.061 0.0651 I I I 1 56 560 0.0088 0.0273 1.6703 0.6083 0.0190 1.4481 0.0269 0.0206 0.061 0.0631 I 57 570 0.0088 0.0273 1.6976 0.6275 0.0192 I 1.4750 0.0269 0.0208 0.062 0.0621 58 580 0.0088 0.0273 1.7248 0.6468 0.0193 1.5020 0.0270 0.0209 0.062 0.0621 59 590 0.0088 0.0273 1.7521 0.6662 0.0195 1.5290 0.0270 � 0.0210 0.062 0.0621 1 60 600 0.0088 0.0273 1.7794 0.6858 0.0196 1.5559 0.0270 0.0211 0.063 0.0621 61 610 r 0.0088 0.0273 1.8067 [ 0.7056 0.01971 1.5829 0.0270 [ 0.0212 0.063 0.0631 • 62 620 � 0.0088 0.0273 1.8340 0.7254 0.0199 1.6099 0.0270 0.0213 0.063 0.0631 I 63 630 0.0088 0.0273 1.8612 0.7454 0.0200 1.6369 0.0270 0.0214 0.064 0.0631 64 640 1 0.0088 0.0273 1.8885 1 0.7656 0.0201 1 1.6639 0.0270 I 0.0215 0.064 0.0631 65 650 j 0.0072 0.0223 1.9108 0.7821 0.0166 � 1.6860 0.0221 � 0.0177 0.052 0.060 I 66 660 I 0.0072 0.0223 1.9332 0.7987 0.0166 I 1.7081 0.0221 1 0.0177 0.053 0.0561 1 67 670 I 0.0072 0.0223 1.9555 1 0.8154 0.0167 1.7302 0.0221 I 0.0178 0.053 0.0541 68 680 0.0072 0.0223 1.9778 0.8322 0.0168 1.7524 0.0221 0.0179 0.053 0.0531 t I I I 69 690 0.0072 0.0223 2.0001 I 0.8491 0.0169 1.7745 0.0221 0.0179 0.053 0.0531 1 70 700 0.0072 0.0223 2.0224 0.8660 0.0169 1.7966 0.0221 0.0180 0.053 0.0531 71 710 N 0.0072 0.0223 2.0448 h 0.8830 0.01701 1.8187 0.0221 f- 0.0181 0.054 0.0531 I I I I I 72 720 0.0072 0.0223 2.0671 1 0.9001 0.0171 1 1.8409 0.0221 I 0.0181 0.054 0.0531 1 73 730 0.0072 0.0223 2.0894 0.9172 0.0171 I 1.8630 0.0221 I 0.0182 0.054 0.0541 74 740 0.0072 0.0223 2.1117 0.9345 0.0172 1.8851 0.0221 0.0182 0.054 0.0541 75 750 0.0072 0.0223 2.1340 � 0.9517 0.0173 1.9073 0.0221 0.0183 0.054 0.0541 I 76 760 0.0072 0.0223 2.1564 0.9691 0.0173 1.9294 0.0221 I 0.0183 0.054 0.0541 77 770 0.0057 0.0177 2.1740 0.9829 0.0138 1.9470 0.0175 0.0145 0.043 0.0511 78 780 � 0.0057 0.0177 2.1917 � 0.9967 0.0138 1.9645 0.0175 0.0146 0.043 0.046 I 79 790 1 0.0057 0.0177 2.2094 1.0105 0.0139 I 1.9820 0.0175 I 0.0146 0.043 0.0451 80 800 0.0057 0.0177 2.2270 1.0244 0.0139 1.9996 0.0175 0.0146 0.043 0.0441 81 810 0.0057 0.0177 2.2447 1.0383 0.0139 2.0171 0.0175 0.0147 0.043 0.0441 I 82 820 0.0057 0.0177 2.2624 1.0523 0.01401 2.0347 0.0175 I 0.0147 0.044 0.0441 83 830 0.0057 0.0177 2.2801 1 1.0663 0.0140 2.0522 0.0175 I 0.0147 0.044 0.0441 84 840 0.0057 0.0177 2.2977 1.0804 0.0140 2.0697 0.0175 0.0148 0.044 0.0441 1 I I I I 85 850 0.0057 0.0177 2.31541 1.0944 0.0141 I 2.0873 0.0175 0.0148 0.044 0.0441 1 86 860 I 0.0057 0.0177 2.3331 I 1.1085 0.0141 I 2.1048 0.0176 I 0.0148 0.044 0.0441 87 870 0.0057 0.0177 2.3507 1.1227 0.0141 1 2.1224 0.0176 0.0148 0.044 0.0441 I 1 I I I I 88 880 0.0057 0.0177 2.3684 1.1369 0.0142 2.1400 0.01761 0.0149 0.044 0.0441 1 89 890 0.0050 0.0155 2.3839 1.1493 0.0125 2.1554 0.0154 0.0131 0.039 0.0421 90 900 1 0.0050 0.0155 2.3994 1.1618 0.0125 2.1708 0.0154 0.0131 0.039 0.0401 1- 1 1- J 91 910 1 0.0050 0.0155 2.4149 1.1743 0.0125 I 2.1862 0.0154 0.0131 0.039 0.0391 I 92 920 I 0.0050 0.0155 2.4304 1.1869 0.0125 I 2.2016 0.0154 0.0131 0.039 0.0391 93 930 0.0050 0.0155 2.4459 1.1994 0.0126 2.2170 0.01541 0.0131 0.039 0.0391 94 940 0.0050 0.0155 2.4614 � 1.2120 0.0126 � 2.2324 0.0154 0.0132 0.039 0.039 I 95 950 1 0.0050 0.0155 2.4769 1.2246 0.0126 2.2478 0.0154 0.0132 0.039 0.0391 ViQ TOTAitRUNOMIKYDROGEM (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- mere- Accumu- Incre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in. in. in. in. in. in. in. cfs cfs 96 960 . 0.0050 0.0155 2.4924 ' 1.2373 0.0126 2.2632 0,0154 0.0132 0.039 0.039 I 97 970 0.0050 0.0155 2.5079 1.2499 0.0127 2.2786 0.0154 0.0132 0.039 0.0391 98 980 0.0050 0.0155 2.5234 I 1.2626 0.0127 2.2940 0.0154 0.0132 0.039 0.0391 99 990 0.0050 0.0155 2.5389 1.2753 0.0127 2.3094 0.0154 0.0133 0.039 0.0391 I I I I I 100 1000 I 0.0050 0.0155 2.5544 1.2880 0.0127 2.3248 0.0154 0.0133 0.039 0.0391 I 101 1010 1 0.0040 0.0124 2.5668 r 1.2982 0.0102 I 2.3372 0.0123 I 0.0106 0.032 0.0371 102 1020 0.0040 0.0124 2.5792 1.3085 0.0102 2.3495 0.0123 0.0106 0.032 0.0341 I I I 103 1030 0.0040 0.0124 2.5916 1.3187 0.0102 2.3618 0.0123 0.0107 0.032 0.0331 1 104 1040 I 0.0040 0.0124 2.6040 1.3289 0.0102 2.3742 0.0123 I 0.0107 0.032 0.0321 105 1050 1 0.0040 0.0124 2.6164 1.3392 0.0103 2.3865 0.0123 0.0107 0.032 0.0321 106 1060 � 0.0040 0.0124 2.6288 1.3494 0.0103 2.3988 0.0123 0.0107 0.032 0.0321 I 107 1070 0.0040 0.0124 2.6412 1.3597 0.0103 2.4112 0.0123 0.0107 0.032 0.0321 108 1080 0.0040 0.0124 2.6536 1.3700 0.0103 2.4235 0.0123 0.0107 0.032 0.0321 109 1090 0.0040 0.0124 2.6660 1.3803 0.0103 2.4358 0.0123 0.0107 0.032 0.0321 I 110 1100 I 0.0040 0.0124 2.6784 1.3906 0.0103 I 2.4482 0.0123 0.0107 0.032 0.0321 111 1110 1 0.0040 0.0124 2.6908 r 1.4010 0.01031 2.4605 0.0123 r 0.0107 0.032 0.0321 112 1120 � 0.0040 0.0124 2.7032 1.4113 0.0103 2.4728 0.0123 0.0108 0.032 0.0321 I 113 1130 I 0.0040 0.0124 2.7156 I 1.4217 0.0104 2.4852 0.0123 I 0.0108 0.032 0.0321 114 1140 0.0040 0.0124 2.7280 1.4320 0.0104 2.4975 0.0123 0.0108 0.032 0.0321 115 1150 0.0040 0.0124 2.7404 1.4424 0.0104 2.5098 0.0123 0.0108 0.032 0.0321 I I I I 116 1160 I 0.0040 0.0124 2.7528 1.4528 0.0104 2.5222 0.0123 0.0108 0.032 0.0321 1 117 1170 I 0.0040 0.0124 2.7652 1.4632 0.0104 2.5345 0.0123 0.0108 0.032 0.0321 118 1180 0.0040 0.0124 2.7776 1.4737 0.0104 2.5469 0.0123 0.0108 0.032 0.0321 I I I 1 119 1190 0.0040 0.0124 2.7900 1.4841 0.0104 2.5592 0.0123 0.0108 0.032 0.0321 1 120 1200 0.0040 0.0124 2.8024 1 1.4945 0.01041 2.5715 0.0123 0.0108 0.032 0.0321 121 1210 r 0.0040 0.0124 2.8148 r 1.5050 0.01051 2.5839 0.0123 r 0.0108 0.032 0.0321 122 1220 � 0.0040 0.0124 2.8272 � 1.5155 0.0105 2.5962 0.0123 � 0.0108 0.032 0.0321 I 123 1230 0.0040 0.0124 2.8396 1.5259 0.0105 I 2.6086 0.0123 0.0109 0.032 0.0321 124 1240 0.0040 0.0124 2.8520 1 1.5364 0.0105 1 2.6209 0.0123 1 0.0109 0.032 0.0321 125 1250 0.0040 0.0124 2.8644 1.5469 0.0105 2.6333 0.0123 0.0109 0.032 0.0321 I 126 1260 0.0040 0.0124 2.8768 I 1.5574 0.0105 I 2.6456 0.0123 I 0.0109 0.032 0.0321 127 1270 0.0040 0.0124 2.8892 1.5680 0.0105 I 2.6579 0.0123 0.0109 0.032 0.0321 128 1280 0.0040 0.0124 2.9016 1.5785 0.0105 � 2.6703 0.0123 � 0.0109 0.032 0.032 I 129 1290 0.0040 0.0124 2.9140 I 1.5890 0.0105 I 2.6826 0.0123 1 0.0109 0.032 0.0321 130 1300 0.0040 0.0124 2.9264 1.5996 0.0106 I 2.6950 0.0123 I 0.0109 0.032 0.0321 131 1310 0.0040 0.0124 2.9388 1.6102 0.0106 2.7073 0.0123 1- 0.0109 0.032 0.032 1 132 1320 0.0040 0.0124 2.9512 1.6207 0.0106 2.7197 0.0123 0.0109 0.032 0.0321 1 133 1330 0.0040 0.0124 2.9636 1.6313 0.0106 2.7320 0.0123 0.0109 0.032 0.0321 134 1340 0.0040 0.0124 2.9760 1.6419 0.0106 2.7444 0.0123 0.0110 0.032 0.0321 I I I 135 1350 0.0040 0.0124 2.9884 1.6525 0.0106 2.7567 0.0123 1 0.0110 0.033 0.0321 1 136 1360 0.0040 0.0124 3.0008 1.6632 0.0106 2.7691 0.0123 0.0110 0.033 0.0321 137 1370 0.0040 0.0124 3.0132 1.6738 0.0106 2.7814 0.0123 0.0110 0.033 0.0331 138 1380 0.0040 0.0124 3.0256 1.6844 0.0106 2.7938 0.0123 0.0110 0.033 0.0331 1 139 1390 0.0040 0.0124 3.0380 1.6951 0.0107 2.8061 0.0123 0.0110 0.033 0.0331 140 1400 0.0040 0.0124 3.0504 1.7057 0.0107 2.8185 0.0123 0.0110 0.033 0.0331 141 1410 1- 0.0040 0.0124 3.0628 1.7164 0.0107 I 2.8308 0.0124 1- 0.0110 0.033 0.0331 •I 142 1420 0.0040 0.0124 3.0752 I 1.7271 0.0107 2.8432 0.0124 0.0110 0.033 0.0331 143 1430 0.0040 0.0124 3.0876 1.7378 0.0107 2.8555 0.0124 0.0110 0.033 0.0331 144 1440 0.0040 0.0124 3.1000 L 1.7485 0.01071 2.8679 0.0124 L 0.0110 0.033 0.0331 Total Volume of Runoff= 3492 cu.fl (Found by summing this column and multiplying by 600.600 is the conversion required to convert SUM(Q)in cfs to total volume in cubic feet as follows: V=SUM(Q)x dt (cu.ft.)=(cult's)x(10 min.)x(60 s/min.) Given: :::;:::PAHLISCH HOMES OFFICE BUILDING Arena::: :::: 0.49 acres iriiiii4r*aK:;:: ri..: w: 3.45 inches(Total rainfall for 10 year-24 hour storm event) 0:>= ?_»:>:: 10 min. .................... 'r a . :< 12.28 min. (PRE-Developed site conditions) p:RRtV.1()US:b1MI ::::>::::>::::>::::::>::::>::::>:::<::.'::::>::::1 41?1?Ru 1(IS ZA.leel::::::<:::>:: ?»>::::>::>:::.:' Area r....-.- 0.39 acres Area - 0.1 acres C1N: 86 tom: -- 98 #:::;:::::M:::::::::::::::;: 1.63 l�::>: ::=:>::::: 0.20 olii:::>:i ':::i' 0. 33 i ::>>:a:::'. 0.04 Compute: F xi npedPttdifl )Ennuflt!drogr..a[pii :>; > Column(3)=SCS Type IA Rainfall Distribution Column(4)=Col.(3)x Pt=2 year-24 Hour Hyetograph at this location. Column(5)=Accumulated Sum of Col.(4) Column(6)=[If P<=0.2S]=0;Note,use PERVIOUS Area"S"value. [If P>0.2S]=(Col.(5)-0.2S)^2/(Col.(5)+0.8S);Using the PERVIOUS Area"S"value. Column(7)=Col.(6)of Present Time Step-Col.(6)of Previous Time Step Column(8)=Same method as for Col.(6),except use the IMPERVIOUS Area"S"value. Column(9)=Col.(8)of the present time step-Col.(8)of the previous time step. Column(10)=((PERVIOUS area/Total area)x Col.(7))+((IMPERVIOUS area/Total area)x Col.(9)) Column(11)=(60.5 x Col.(10)x Total Area)/10(dt=10 minutes) Routing Constant,w=dt/(2Tc+dt) = 0.289352 Column(12)=Col.(12)of Previous Time Step+(w x[Col.(11)of Previous Time Step +Col.(11)of Present Time Step-(2 x Col.(12)of Previous Time Step)]) . .::.:.::,::,:...: : . :.::::::::::::::iMIip ,:: ::::: . ��i;`.i�i01S.,.,..,,,,... .::1(M!'LtR'S?]i0.>€fSOI ..... .:::: . - . . . .. (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Mae- Accumu- Accumu- Incre- Accumu- Mere- Total Instant design Step distri- mental Iated lated mental lated mental Runoff hydro- hydro- N o. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in in. in. in. in. in. in. cfs cfs 1 10� 0.0040 0.0138 0.0138 ' 0.0000 0.0000 ' 0.0000 0.0000 ' 0.0000 0.000 0.000 ' 2 201 0.0040 0.0138 0.0276 1 0.0000 0.0000 0.0000 0.0000 0.0000 0.000 0.000 I 3 30 0.0040 0.0138 0.0414 0.0000 0.0000 0.0000 0.0000 0.0000 0.000 0.000 I 4 40 0.0040 0.0138 0.0552 0.0000 0.0000 0.0009 0.0009 0.0002 0.001 0.000 I I 5 50 0.0040 0.0138 0.0690 0.0000 0.0000 0.0034 0.0025 0.0005 0.001 0.001 1 6 60 0.0040 0.0138 0.0828 0.0000 0.0000 0.0072 0.0037 0.0008 0.002 0.001 I 7 70 0.0040 0.0138 0.0966 0.0000 0.0000 0.0120 0.0048 0.0010 0.003 0.002 8 80 0.0040 0.0138 0.1104 0.0000 0.0000 0.0177 0.0057 0.0012 0.003 0.003 9 90 0.0040 0.0138 0.1242 0.0000 0.0000 0.0242 0.0065 0.0013 0.004 0.003 10 100 0.0040 0.0138 0.1380 0.0000 0.0000 0.0313 0.0072 0.0015 0.004 0.004 11 110 0.0050 0.0173 0.1553 0.0000 0.0000 0.0411 0.0098 0.0020 0.006 0.005 12 120 0.0050 0.0173 0.1725 0.0000 0.0000 0.0516 0.0105 0.0021 0.006 0.005 13 130 0.0050 0.0173 0.1898 0.0000 0.0000 0.0628 0.0112 0.0023 0.007 0.006 14 140 0.0050 0.0173 0.2070 0.0000 0.0000 0.0746 0.0118 0.0024 0.007 0.007 15 150 0.0050 0.0173 0.2243 I 0.0000 0.0000 0.0868 0.0122 0.0025 0.007 0.007 16 160 0.0050 0.0173 0.2415 0.0000 0.0000 0.0995 0.0127 0.0026 0.008 0.007 17 170 0.0060 0.0207 0.2622 0.0000 0.0000 0.1152 0.0157 0.0032 0.009 0.008 I I I I 18 180 I 0.0060 0.0207 0.2829 I 0.0000 0.0000 1 0.1314 0.0162 1 0.0033 0.010 0.009 i 19 190 0.0060 0.0207 0.3036 0.0000 0.0000 0.1479 0.0166 0.0034 0.010 0.010 20 200 0.0060 0.0207 0.3243 0.0000 0.0000 0.1648 0.0169 0.0035 0.010 0.010 . I 1_ 1 1- 21 210 0.0060 0.0207 0.3450 0.0002 0.0002 I 0.1820 0.0172 1 0.0037 0.011 0.010 I 22 220 0.0060 0.0207 0.3657 0.0010 0.0007 I 0.1995 0.0175 1 0.0042 0.012 0.011 I 23 230 0.0070 0.0242 0.3899 0.0024 0.0015 I 0.2203 0.0207 0.0054 0.016 0.013 I 1 I 24 240 0.0070 0.0242 0.4140 0.0046 0.0021 I 0.2413 0.0210 0.0060 0.018 0.015 25 250 0.0070 0.0242 0.4382 0.0073 0.0027 0.2625 0.0213 I 0.0065 0.019 0.017 26 260 0.0070 0.0242 0.4623 0.0106 0.0033 0.2840 0.0215 0.0070 0.021 0.019 27 270 0.0070 0.0242 0.4865 0.0145 0.0039 0.3057 0.0217 0.0075 0.022 0.020 28 280 0.0070 0.0242 0.5106 0.0189 0.0044 0.3275 0.0219 0.0080 0.024 0.022 I 29 290 0.0082 0.0283 0.5389 0.0247 0.0058 0.3533 0.0258 0.0099 0.029 0.025 30 300 0.0082 0.0283 0.5672 L 0.0312 0.00651 0.3793 0.0260 L 0.0105 0.031 0.0281 31 310 0.0082 0.0283 0.5955 0.0384 0.0072 0.4055 0.0262 0.0110 0.033 0.0301 1 32 320 I 0.0082 0.0283 0.6238 0.0462 0.0078 I 0.4318 0.0263 I 0.0116 0.034 0.032 I A1E ,' . ili PERVIOUaS A ilViPF.RV`iou,.. ...EA TOTAL UNCIERf YDROG RA II (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Mere- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in. in. in. in. in. in. in. cfs cfs 33 330 0.0082 0.0283 0.6521 0.0545 0.0084 0.4582 0,0265 0.0121 0.036 0.034 � 34 340 1 0.0082 0.0283 0.6803 1 0.0635 0.0089 I 0.4848 0.0266 I 0.0125 0.037 0.035 I 35 350 0.0095 0.0328 0.7131 I 0.0745 0.01101 0.5157 0.0309 0.0151 0.045 0.0391 36 360 1 0.0095 0.0328 0.7459 0.0863 0.0117 0.5468 0.0311 0.0157 0.046 0.0431 I I I 37 370 0.0095 0.0328 0.7787 0.0986 0.0124 0.5780 0.0312 0.0162 0.048 0.0451 38 380 0.0095 0.0328 0.81141 0.1117 0.0130 0.6093 0.0313 I 0.0168 0.050 0.0471 39 390 0.0095 0.0328 0.8442 0.1253 0.0136 0.6407 0.0314 0.0173 0.051 0.0491 I I I 40 400 0.0095 0.0328 0.8770 0.1395 0.0142 1 0.6721 0.0315 I 0.0177 0.053 0.0511 41 410 0.0134 0.0462 0.9232 0.1605 0.0210 0.7167 0.0445 0.0258 0.076 0.0591 42 420 0.0134 0.0462 0.9695 0.1825 0.0220 0.7613 0.0447 0.0266 0.079 0.0701 I I I 1 43 430 0.0134 0.0462 1.0157 0.2055 0.0230 0.8061 0.0448 0.0274 0.081 0.0761 44 440 0.0180 0.0621 1.0778 0.2377 0.0323 0.8664 0.0603 0.0380 0.113 0.0881 45 450 0.0180 0.0621 1.1399 0.2715 0.0338 0.9269 0.0605 0.0392 0.116 0.1031 46 460 0.0340 0.1173 1.2572 0.3391 0.0676 � 1.0416 0.1147 � 0.0772 0.229 0.143 47 470 0.0540 0.1863 1.4435 0.4551 0.1161 I 1.2245 0.1829 0.1297 0.384 0.2381 48 480 1 0.0270 0.0932 1.5366 1 0.5166 0.0615 1 1.3162 0.0917 1 0.0677 0.201 0.2691Q peak 1 49 490 � 0.0180 0.0621 1.5987 0.5587 0.0421 � 1.3775 0.0612 0.0460 0.136 0.2111 50 500 0.0134 0.0462 1.6450 0.5906 0.0319 1.4231 0.0456 0.0347 0.103 0.1581 51 510 I 0.0134 0.0462 1.6912 r 0.6230 0.03231 1.4688 0.0457 r 0.0351 0.104 0.1261 52 520 � 0.0134 0.0462 1.7374 0.6557 0.0328 � 1.5144 0.0457 � 0.0354 0.105 0.114 53 530 I 0.0088 0.0304 1.7678 1 0.6775 0.0217 I 1.5445 0.0300 I 0.0234 0.069 0.0981 54 540 0.0088 0.0304 1.7981 I 0.6994 0.0219 1.5745 0.0300 0.0236 0.070 0.0821 55 550 0.0088 0.0304 1.8285 0.7215 0.0221 1 1.6045 0.0300 0.0237 0.070 0.0751 1 I 1 1 I I 56 560 0.0088 0.0304 1.85891 0.7437 0.0222 1.6346 0.0300 0.0238 0.071 0.0721 57 570 0.0088 0.0304 1.8892 0.7661 0.0224 1.6646 0.0301 I 0.0240 0.071 0.0711 58 580 0.0088 0.0304 1.9196 0.7886 0.0225 1 1.6947 0.0301 1 0.0241 0.071 0.0711 I I 1 I I 1 59 590 0.0088 0.0304 1.9499 0.8113 0.0227 1.7248 0.0301 I 0.0242 0.072 0.0711 60 600 0.0088 0.0304 1.9803 I 0.8341 0.0228 1.7548 0.0301 I 0.0243 0.072 0.0721 61 610 r 0.0088 0.0304 2.0107 r 0.8571 0.02301 1.7849 0.0301 f' 0.0244 0.072 0.0721 62 620 0.0088 0.0304 2.0410 � 0.8802 0.0231 � 1.8150 0.0301 0.0245 0.073 0.0721 63 630 0.0088 0.0304 2.0714 0.9034 0.0232 1.8451 0.0301 1 0.0246 0.073 0.0731 64 640 0.0088 0.0304 2.1017 0.9268 0.0234 1.8752 0.0301 1 0.0247 0.073 0.0731 65 650 � 0.0072 0.0248 2.1266 � 0.9460 0.0192 j 1.8999 0.0246 � 0.0203 0.060 0.069 66 660 0.0072 0.0248 2.1514 0.9652 0.0193 1.9245 0.0246 0.0204 0.060 0.0641 67 670 I 0.0072 0.0248 2.1763 I 0.9846 0.0194 I 1.9492 0.0246 I 0.0204 0.061 0.0621 68 680 � 0.0072 0.0248 2.2011 � 1.0040 0.0194 1.9738 0.0247 � 0.0205 0.061 0.061 69 690 0.0072 0.0248 2.2259 1.0236 0.0195 1 1.9985 0.0247 0.0206 0.061 0.0611 70 700 0.0072 0.0248 2.2508 1.0431 0.0196 2.0231 0.0247 0.0206 0.061 0.0611 71 710 r 0.0072 0.0248 2.2756 r 1.0628 0.0197-1 2.0478 0.0247 r 0.0207 0.061 0.061 I I I I 72 720 0.0072 0.0248 2.3005 I 1.0825 0.0197 2.0725 0.0247 0.0207 0.061 0.0611 73 730 0.0072 0.0248 2.3253 1.1023 0.0198 2.0971 0.0247 0.0208 0.062 0.0611 74 740 0.0072 0.0248 2.3501 1.1222 0.0199 2.1218 0.0247 0.0209 0.062 0.0621 I I I I 1 75 750 I 0.0072 0.0248 2.3750 I 1.1422 0.0199 I 2.1465 0.0247 0.0209 0.062 0.0621 76 760 1 0.0072 0.0248 2.3998 1 1.1622 0.0200 I 2.1712 0.0247 0.0210 0.062 0.0621 77 770 � 0.0057 0.0197 2.4195 � 1.1780 0.0159 1 2.1907 0.0195 1 0.0166 0.049 0.0581 78 780 I 0.0057 0.0197 2.4392 I 1.1940 0.0159 � 2.2103 0.0195 � 0.0167 0.049 0.0531 79 790 0.0057 0.0197 2.4588 1.2099 0.0160 2.2298 0.0195 1 0.0167 0.049 0.0511 80 800 0.0057 0.0197 2.4785 I 1.2259 0.0160 2.2493 0.0195 0.0167 0.050 0.0501 81 810 1- 0.0057 0.0197 2.4981 1.2420 0.0160-1 2.2689 0.0195 0.0168 0.050 0.050 82 820 0.0057 0.0197 2.5178 1.2580 0.0161 I 2.2884 0.0196 0.0168 0.050 0.0501 83 830 0.0057 0.0197 2.5375 I 1.2741 0.0161 1 2.3080 0.0196 0.0168 0.050 0.0501 1 84 840 � 0.0057 0.0197 2.5571 1.2903 0.0161 � 2.3276 0.0196 � 0.0168 0.050 0.0501 85 850 0.0057 0.0197 2.5768 1.3065 0.0162 2.3471 0.0196 0.0169 0.050 0.0501 86 860 I 0.0057 0.0197 2.5965 I 1.3227 0.0162 I 2.3667 0.0196 0.0169 0.050 0.0501 87 870 � 0.0057 0.0197 2.6161 � 1.3390 0.0163 2.3862 0.0196 � 0.0169 0.050 0.050 88 880 0.0057 0.0197 2.6358 1.3552 0.0163 I 2.4058 0.0196 0.0170 0.050 0.0501 89 890 0.0050 0.0173 2.6531 I 1.3696 0.0143 I 2.4229 0.0172 I 0.0149 0.044 0.0481 90 900 � 0.0050 0.0173 2.6703 1- 1.3839 0.0143 2.4401 0.0172 L 0.0149 0.044 0.0461 91 910 I 0.0050 0.0173 2.6876 I 1.3983 0.0144 I 2.4573 0.0172 I 0.0149 0.044 0.0451 92 920 0.0050 0.0173 2.7048 1.4127 0.0144 2.4744 0.0172 0.0150 0.044 0.0451 93 930 � 0.0050 0.0173 2.7221 � 1.4271 0.0144 � 2.4916 0.0172 � 0.0150 0.044 0.044 94 940 0.0050 0.0173 2.7393 1.4415 0.0144 2.5088 0.0172 0.0150 0.044 0.0441 95 950 0.0050 0.0173 2.7566 I 1.4560 0.0145 I 2.5259 0.0172 I 0.0150 0.045 0.0441 ....................:................ ...............:............................................... CIA .H (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph 4 nun. %of Pt in. in. in. in. in. in. in. cfs cfs 96 960 . 0.0050 0.0173 2.7738 1.4705 0.0145 2.5431 0.0172 . 0.0150 0.045 0.045 97 970 I 0.0050 0.0173 2.7911 I 1.4850 0.0145 I 2.5602 0.0172 0.0151 0.045 0.0451 1 98 980 0.0050 0.0173 2.8083 I 1.4995 0.0145 1 2.5774 0.0172 0.0151 0.045 0.0451 99 990 0.0050 0.0173 2.8256 1.5141 0.0146 2.5946 0.0172 0.0151 0.045 0.0451 I I 1 100 1000 0.0050 0.0173 2.8428 1.5286 0.0146 2.6118 0.0172 1 0.0151 0.045 0.0451 1 101 1010 I 0.0040 0.0138 2.8566 r 1.5403 0.0117 I 2.6255 0.0137 1 0.0121 0.036 0.0421 102 1020 0.0040 0.0138 2.8704 1.5520 0.0117 2.6392 0.0137 0.0121 0.036 0.0391 I I I I 103 1030 0.0040 0.0138 2.8842 I 1.5637 0.0117 2.6530 0.0137 0.0121 0.036 0.0371 1 104 1040 0.0040 0.0138 2.8980 I 1.5754 0.0117 2.6667 0.0137 0.0121 0.036 0.0361 105 1050 0.0040 0.0138 2.9118 1.5872 0.0117 2.6804 0.0137 0.0121 0.036 0.0361 106 1060 0.0040 0.0138 2.9256 1.5989 0.0117 2.6942 0.0137 0.0122 0.036 0.0361 I 107 1070 0.0040 0.0138 2.9394 1.6107 0.0118 2.7079 0.0137 0.0122 0.036 0.0361 108 1080 0.0040 0.0138 2.9532 1.6225 0.0118 2.7217 0.0137 0.0122 0.036 0.0361 109 1090 0.0040 0.0138 2.9670 1 1.6342 0.0118 2.7354 0.0137 0.0122 0.036 0.0361 I 110 1100 0.0040 0.0138 2.9808 1.6460 0.0118 2.7491 0.0137 0.0122 0.036 0.0361 1 111 1110 I 0.0040 0.0138 2.9946 r 1.6579 0.01181 2.7629 0.0137 r 0.0122 0.036 0.0361 112 1120 0.0040 0.0138 3.0084 1 1.6697 0.0118 2.7766 0.0137 0.0122 0.036 0.0361 113 1130 0.0040 0.0138 3.0222 1 1.6815 0.0118 1 2.7904 0.0137 0.0122 0.036 0.0361 1 114 1140 0.0040 0.0138 3.0360 1.6934 0.0119 2.8041 0.0137 0.0122 0.036 0.0361 115 1150 0.0040 0.0138 3.0498 1.7052 0.0119 2.8179 0.0137 0.0122 0.036 0.0361 1 I I I 1 116 1160 0.0040 0.0138 3.0636 I 1.7171 0.0119 1 2.8316 0.0137 0.0123 0.036 0.0361 117 1170 0.0040 0.0138 3.0774 1.7290 0.0119 2.8454 0.0137 0.0123 0.036 0.0361 118 1180 0.0040 0.0138 3.0912 1.7409 0.0119 2.8591 0.0137 0.0123 0.036 0.0361 I I I I 119 1190 0.0040 0.0138 3.1050 1.7528 0.0119 2.8728 0.0137 0.0123 0.036 0.0361 1 120 1200 0.0040 0.0138 3.1188 1.7647 0.0119 2.8866 0.0137 0.0123 0.036 0.0361 121 1210 1 0.0040 0.0138 3.1326 r 1.7767 0.0119 2.9003 0.0137 r 0.0123 0.036 0.0361 122 1220 1 0.0040 0.0138 3.1464 1.7886 0.0119 2.9141 0.0137 1 0.0123 0.037 0.0361 I 123 1230 0.0040 0.0138 3.1602 1.8006 0.0120 2.9278 0.0137 0.0123 0.037 0.0361 124 1240 I 0.0040 0.0138 3.1740 1 1.8125 0.0120 2.9416 0.0137 0.0123 0.037 0.0371 ' 125 1250 0.0040 0.0138 3.1878 1.8245 0.0120 2.9553 0.0137 0.0123 0.037 0.0371 I 126 1260 0.0040 0.0138 3.2016 1.8365 0.0120 2.9691 0.0137 0.0124 0.037 0.0371 127 1270 I 0.0040 0.0138 3.2154 1.8485 0.0120 2.9828 0.0137 0.0124 0.037 0.0371 128 1280 0.0040 0.0138 3.2292 1.8605 0.0120 2.9966 0.0137 0.0124 0.037 0.0371 I 129 1290 I 0.0040 0.0138 3.2430 1.8725 0.0120 3.0103 0.0138 0.0124 0.037 0.0371 1 130 1300 1 0.0040 0.0138 3.2568 1.8846 0.0120 3.0241 0.0138 0.0124 0.037 0.0371 131 1310 1 0.0040 0.0138 3.2706 r 1.8966 0.01201 3.0378 0.0138 1- 0.0124 0.037 0.0371 I I I 1 I 132 1320 0.0040 0.0138 3.2844 1.9087 0.0121 1 3.0516 0.0138 0.0124 0.037 0.0371 133 1330 0.0040 0.0138 3.2982 1.9208 0.0121 1 3.0653 0.0138 0.0124 0.037 0.0371 134 1340 0.0040 0.0138 3.3120 1.9328 0.0121 3.0791 0.0138 0.0124 0.037 0.0371 I I 1 I 135 1350 0.0040 0.0138 3.3258 1.9449 0.0121 I 3.0928 0.0138 0.0124 0.037 0.0371 1 136 1360 0.0040 0.0138 3.3396 1.9570 0.0121 1 3.1066 0.0138 0.0124 0.037 0.0371 137 1370 0.0040 0.0138 3.3534 1.9691 0.0121 3.1203 0.0138 0.0124 0.037 0.0371 1 138 1380 0.0040 0.0138 3.3672 1.9812 0.0121 1 3.1341 0.0138 0.0125 0.037 0.0371 1 139 1390 0.0040 0.0138 3.3810 I 1.9934 0.0121 I 3.1479 0.0138 0.0125 0.037 0.0371 140 1400 0.0040 0.0138 3.3948 2.0055 0.0121 1 3.1616 0.0138 0.0125 0.037 0.0371 141 1410 0.0040 0.0138 3.4086 2.0177 0.0121� 3.1754 0.0138 0.0125 0.037 0.0371 I 142 1420 I 0.0040 0.0138 3.4224 2.0298 0.0122 I 3.1891 0.0138 0.0125 0.037 0.0371 143 1430 0.0040 0.0138 3.4362 1 2.0420 0.0122 3.2029 0.0138 0.0125 0.037 0.0371 144 1440 0.0040 0.0138 3.4500 L 2.0542 0.01221 3.2166 0.0138 L 0.0125 0.037 0.0371 Total Volume of Runoff= 4048 cu.ft (Found by summing this column and multiplying by 600.600 is the conversion required to convert SUM(Q)in cfs to total volume in cubic feet as follows: V=SUM(Q)x dt (cu.ft.)=(cu.ft/s)x(10 min.)x(60 s/min.) Given: ittii.j0:0tn PAHLISCH HOMES OFFICE BUILDING Ai ea:<:*:::;z:: 0.49 acres 4.......14 ... . :<:µy::: : 3.9 inches(Total rainfall for 25 year-24 hour storm event) �E >: : 10 min. ......... :........ U. >:}:+'M 12.28 min. (PRE-Developed site conditions) FERVIOtiSi.e.V.?eE:::;:;:i::::ii.i: ::::::i 1i14.P.OtV1-00$$#. ie;::;:; >::>>:;:;:; .ea - 0.39 acres Mew' LL 0.1 acres ON - 86 N = 98 8:::; : 1.63 S::: 0.20 6 . • 0.33 It 2N - 0.04 Compute: ....:...:.;.......... ....::..'....._,.........'Mt..V... .: '... ................... Column(3)=SCS Type IA Rainfall Distribution Column(4)=Col.(3)x Pt=2 year-24 Hour Hyetograph at this location. Column(5)=Accumulated Sum of Col.(4) Column(6)=[If P<=0.2S]=0;Note,use PERVIOUS Area"S"value. [LIP>0.2S]=(Col.(5)-0.2S)^2/(Col.(5)+0.8S);Using the PERVIOUS Area"S"value. Column(7)=Col.(6)of Present Time Step-Col.(6)of Previous Time Step Column(8)=Same method as for Col.(6),except use the IMPERVIOUS Area"S"value. Column(9)=Col.(8)of the present time step-Col.(8)of the previous time step. Column(10)=((PERVIOUS area/Total area)x Col.(7))+((IMPERVIOUS area/Total area)x Col.(9)) Column(11)=(60.5 x Col.(10)x Total Area)/10(dt=10 minutes) Routing Constant,w=dt/(2Tc+dt) = 0.289352 Column(12)=Col.(12)of Previous Time Step+(w x[Col.(11)of Previous Time Step +Col.(11)of Present Time Step-(2 x Col.(12)of Previous Time Step)]) <2G::i::: .. 11.A lfa4# :i.;::':::......:i i:i i:: :P�t iCI1.S:A�F itE:::>:': b'T! i'Y'#f �i> 1P4' (3` .�53:ft#;#1 O ?f :':f# dG{:4FfI� _. .......... .. ....... 4444 .............. .::.-.. ...::. . ...............::::.. ::..:.: 4444. .;.;.:,., 4444.;.. . ......._.,;4;444...............................,.,, 4444 (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- , No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in. in. in. in. in. in. in. cfs cfs . 1 10; 0.0040 0.0156 0.0156 � 0.0000 0.0000 0.0000 0.0000 � 0.0000 0.000 0.000 2 201 0.0040 0.0156 0.03121 0.0000 0.0000 0.0000 0.00001 0.0000 0.000 0.000 3 301 0.0040 0.0156 0.0468 0.0000 0.0000 0.0002 0.00021 0.0000 0.000 0.000 4 401 0.0040 0.0156 0.0624 0.0000 0.0000 0.0021 0.00191 0.0004 0.001 0.000 1 I I 1 5 501 0.0040 0.0156 0.0780 0.0000 0.0000 0.0057 0.00371 0.0007 0.002 0.001 I 6 60 I 0.0040 0.0156 0.0936 0.0000 0.0000 0.0108 0.0051 1 0.0010 0.003 0.002 7 701 0.0040 0.0156 0.1092 0.0000 0.0000 0.0172 0.00631 0.0013 0.004 0.003 8 80 � 0.0040 0.0156 0.1248 0.0000 0.0000 0.0245 0.0073 � 0.0015 0.004 0.004 9 90 I 0.0040 0.0156 0.1404 0.0000 0.0000 0.0327 0.00821 0.0017 0.005 0.004 10 1001 0.0040 0.0156 0.15601 0.0000 0.00001 0.0416 0.00891 0.0018 0.005 0.005 11 110 � 0.0050 0.0195 0.1755 0.0000 0.0000 0.0535 0.0120 � 0.0024 0.007 0.006 12 1201 0.0050 0.0195 0.1950 0.0000 0.0000 0.0664 0.01281 0.0026 0.008 0.007 13 1301 0.0050 0.0195 0.2145 0.0000 0.0000 0.0799 0.01351 0.0028 0.008 0.007 14 140 1 0.0050 0.0195 0.2340 0.0000 0.0000 0.0939 0.0141 � 0.0029 0.009 0.008 15 1501 0.0050 0.0195 0.2535 0.0000 0.0000 0.1085 0.01461 0.0030 0.009 0.008 16 1601 0.0050 0.0195 0.2730 0.0000 0.0000 0.1236 0.01501 0.0031 0.009 0.009 17 1701 0.0060 0.0234 0.2964 0.0000 0.0000 0.1421 0.01851 0.0038 0.011 0.010 1 I I I 18 1801 0.0060 0.0234 0.3198 0.0000 0.0000 0.1611 0.01901 0.0039 0.012 0.011 I 19 1901 0.0060 0.0234 0.3432 0.0002 0.0002 I 0.1805 0.01941 0.0041 0.012 0.011 I 20 2001 0.0060 0.0234 0.3666 0.0010 0.0008 0.2003 0.01981 0.0047 0.014 0.012 1 L.- 1 1_ 21 2101 0.0060 0.0234 0.3900 0.0025 0.0014 0.2204 0.0201 1 0.0052 0.016 0.014 22 2201 0.0060 0.0234 0.4134 0.0045 0.0020 0.2407 0.02031 0.0058 0.017 0.015 23 2301 0.0070 0.0273 0.4407 0.0076 0.0031 0.2648 0.02401 0.0074 0.022 0.018 24 240 � 0.0070 0.0273 0.4680 0.0115 0.0039 0.2891 0.0243 � 0.0080 0.024 0.021 25 2501 0.0070 0.0273 0.4953 I 0.0160 0.0046 0.3136 0.02461 0.0086 0.026 0.023 I 26 2601 0.0070 0.0273 0.5226 0.0213 0.0052 0.3384 0.02481 0.0092 0.027 0.025 27 270 � 0.0070 0.0273 0.5499 0.0272 0.0059 0.3634 0.0250 � 0.0098 0.029 0.027 28 2801 0.0070 0.0273 0.5772 0.0337 0.0065 0.3885 0.0251 I 0.0103 0.031 0.029 29 2901 0.0082 0.0320 0.6092 1 0.0421 0.0084 0.4182 0.0297I 0.0127 0.038 0.032 30 300 � 0.0082 0.0320 0.6412 L 0.0512 0.0092 0.4480 0.0298 L 0.0134 L 0.0361 31 310 I 0.0082 0.0320 0.6731 I 0.0611 0.0099 0.4780 0.03001 0.0140 0.042 0.0391 32 320 1 0.0082 0.0320 0.7051 1 0.0718 0.0106 0.5082 0.0301 I 0.0146 0.043 0.041 I ISO 0 I I S O"0 1500 IZSo'0 IZSO'0 £SO"0 19500 18500 X8500 IRS0 0 1850'0 X850 0 18500 18500 }850'0 1850'0 16500 1 290'0 X8900 IZLO0 1Z1..0 0 � ZLOO I ZL00 I I L0 0 l L0'0 I ILO 0 IIL00 ILO'0 I ZL00 1SL0'0 � 180'0 1580'0 I S80'0 1580'0 1480'0 1 1780'0 1480 0 1780'0 11780'0 I S80'0 880'0 1960'0 1911'0 X17£1 0 L6171'0 1181'0 yaad e,IZ£'0 1482'0 IZLI'0 iSZI"0 ILO I 0 1Z60.0 580'0 I ZL00 1 290'0 190'0 I6S00 1950 0 � £800 1 8170'0 1 4170'0 £170'0 10.0 ISO I 0.0 I S0.0 180'0 bL10'0 EL 10'0 EL 10'0 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(1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph q min. %of Pt in. in. in. in. in. in. in. cfs cfs 96 960 0.0050 0.0195 3.1356 1.7793 0.0169 . 2.9033 0.0194 0.0174 0.052 0.0511 I 97 970 I 0.0050 0.0195 3.1551 1 1.7961 0.0169 I 2.9228 0.0194 I 0.0174 0.052 0.0521 I 98 980 0.0050 0.0195 3.1746 1 1.8131 0.0169 I 2.9422 0.0194 1 0.0174 0.052 0.0521 99 990 0.0050 0.0195 3.1941 1.8300 0.0169 2.9616 0.0194 0.0174 0.052 0.0521 I 1 I I I 100 1000 0.0050 0.0195 3.2136 1.8469 0.0170 2.9810 0.0194 0.0175 0.052 0.0521 I 101 1010 1 0.0040 0.0156 3.2292 r 1.8605 0.0136 1 2.9966 0.0155 1 0.0140 0.041 0.0491 102 1020 0.0040 0.0156 3.2448 1.8741 0.0136 3.0121 0.0155 0.0140 0.041 0.0451 I I I 1 103 1030 0.0040 0.0156 3.2604 1.8877 0.0136 3.0277 0.0155 I 0.0140 0.042 0.0431 I 104 1040 0.0040 0.0156 3.2760 1.9013 0.0136 3.0432 0.0155 0.0140 0.042 0.0421 1 105 1050 0.0040 0.0156 3.2916 1 1.9150 0.0136 3.0588 0.0155 0.0140 0.042 0.0421 106 1060 0.0040 0.0156 3.3072 � 1.9286 0.0136 3.0743 0.0155 0.0140 0.042 0.0421 I 107 1070 0.0040 0.0156 3.3228 1 1.9423 0.0137 3.0898 0.0155 I 0.0140 0.042 0.0421 I 108 1080 0.0040 0.0156 3.3384 1.9560 0.0137 3.1054 0.0155 0.0141 0.042 0.0421 109 1090 0.0040 0.0156 3.3540 � 1.9696 0.0137 3.1209 0.0155 0.0141 0.042 0.0421 I 110 1100 0.0040 0.0156 3.3696 1.9833 0.0137 3.1365 0.0155 I 0.0141 0.042 0.0421 1 111 1110 I 0.0040 0.0156 3.3852 r 1.9971 0.01371 3.1520 0.0155 r 0.0141 0.042 0.042 112 1120 � 0.0040 0.0156 3.4008 2.0108 0.0137 � 3.1676 0.0155 0.0141 0.042 0.0421 I 113 1130 0.0040 0.0156 3.4164 2.0245 0.0137 3.1831 0.0155 I 0.0141 0.042 0.0421 I 114 1140 0.0040 0.0156 3.4320 2.0383 0.0137 3.1987 0.0155 I 0.0141 0.042 0.0421 115 1150 � 0.0040 0.0156 3.4476 � 2.0520 0.0138 3.2142 0.0155 � 0.0141 0.042 0.042 I 116 1160 0.0040 0.0156 3.4632 2.0658 0.0138 3.2298 0.0156 0.0141 0.042 0.0421 1 117 1170 0.0040 0.0156 3.4788 2.0796 0.0138 3.2453 0.0156 0.0141 0.042 0.0421 1 118 1180 0.0040 0.0156 3.4944 2.0934 0.0138 3.2609 0.0156 0.0142 0.042 0.0421 1 I 1 I I 119 1190 0.0040 0.0156 3.5100 2.1072 0.0138 3.2764 0.0156 0.0142 0.042 0.0421 1 120 1200 0.0040 0.0156 3.5256 I 2.1210 0.0138 I 3.2920 0.0156 I 0.0142 0.042 0.0421 121 1210 1 0.0040 0.0156 3.5412 r 2.1349 0.01381 3.3075 0.0156 1- 0.0142 0.042 0.042 122 1220 0.0040 0.0156 3.5568 2.1487 0.0138 3.3231 0.0156 0.0142 0.042 0.0421 I 123 1230 0.0040 0.0156 3.5724 2.1625 0.0139 3.3387 0.0156 0.0142 0.042 0.0421 124 1240 0.0040 0.0156 3.5880 2.1764 0.0139 3.3542 0.0156 0.0142 0.042 0.0421 • 125 1250 � 0.0040 0.0156 3.6036 2.1903 0.0139 � 3.3698 0.0156 � 0.0142 0.042 0.0421 I 126 1260 1 0.0040 0.0156 3.6192 1 2.2042 0.0139 1 3.3853 0.0156 I 0.0142 0.042 0.0421 127 1270 0.0040 0.0156 3.6348 I 2.2181 0.0139 I 3.4009 0.0156 1 0.0142 0.042 0.0421 128 1280 0.0040 0.0156 3.6504 2.2320 0.0139 � 3.4164 0.0156 0.0142 0.042 0.042 I 129 1290 0.0040 0.0156 3.6660 I 2.2459 0.0139 I 3.4320 0.0156 I 0.0143 0.042 0.0421 130 1300 0.0040 0.0156 3.6816 I 2.2598 0.0139 I 3.4475 0.0156 I 0.0143 0.042 0.0421 131 1310 1 0.0040 0.0156 3.6972 r 2.2738 0.01391 3.4631 0.0156 1-- 0.0143 0.042 0.042 I 1 I I I 132 1320 0.0040 0.0156 3.7128 2.2877 0.0140 3.4786 0.0156 0.0143 0.042 0.0421 1 133 1330 0.0040 0.0156 3.7284 2.3017 0.0140 3.4942 0.0156 0.0143 0.042 0.0421 1 134 1340 0.0040 0.0156 3.7440 2.3157 0.0140 3.5098 0.0156 0.0143 0.042 0.0421 I I I 135 1350 0.0040 0.0156 3.7596 I 2.3296 0.0140 3.5253 0.0156 I 0.0143 0.042 0.0421 I 136 1360 0.0040 0.0156 3.7752 2.3436 0.0140 3.5409 0.0156 0.0143 0.042 0.0421 1 137 1370 0.0040 0.0156 3.7908 2.3576 0.0140 3.5564 0.0156 0.0143 0.042 0.0421 1 138 1380 0.0040 0.0156 3.8064 2.3716 0.0140 3.5720 0.0156 0.0143 0.042 0.042 I 139 1390 0.0040 0.0156 3.8220 2.3857 0.0140 3.5876 0.0156 0.0143 0.042 0.0421 140 1400 I 0.0040 0.0156 3.8376 I 2.3997 0.01401 3.6031 0.0156 0.0143 0.043 0.0421 141 1410 0.0040 0.0156 3.8532 2.4137 0.0140 3.6187 0.0156 F-- 0.0144 0.043 0.043 I 142 1420 I 0.0040 0.0156 3.8688 I 2.4278 0.0140 3.6342 0.0156 I 0.0144 0.043 0.0431 1 143 1430 I 0.0040 0.0156 3.8844 2.4418 0.0141 1 3.6498 0.0156 1 0.0144 0.043 0.0431 1 144 1440 � 0.0040 0.0156 3.9000 L 2.4559 0.01411 3.6654 0.0156 L 0.0144 0.043 0.0431 Total Volume of Runoff= 4776 cu.ft. (Found by summing this column and multiplying by 600.600 is the conversion required to convert SUM(Q)in cfs to total volume in cubic feet as follows: V=SUM(Q)x dt (cu.ft.)_(cu.ft/s)x(10 min.)x(60 simin.) Given: K::;::PAHLISCH HOMES OFFICE BUILDING >r t:::>? 0.49 acres y 2.5 inches(Total rainfall for 2 year-24 hour storm event) 4E:' :<:: 10 min. .................. H......!ttttSSS.:: `•C:?:?::>x>:�::, 5.00 min. (POST-Developed site conditions) Ar.ea::: x::;,.,::: .._.:0.12:::a ::........ :::::::...... ..:::::...:::I::. .:.,:.^::::....... rqc' :ift:::::ii: 86 ;'�::»:;�>mr:::::>:� 98 i::i::::? <::::!>:::: 1.63 <:>::>>? 010 OA :> ::i::: 0.33 la: ::<:::t:::::::::: 0.04 Compute: POST M.g0.optd:Pnldihea .1*1a fh drti pl >>r> zr is Column(3)=SCS Type IA Rainfall Distribution Column(4)=Col.(3)x Pt=2 year-24 Hour Hyetograph at this location. Column(5)=Accumulated Sum of Col.(4) Column(6)_[If P<=0.2S]=0;Note,use PERVIOUS Area"S"value. [If P>0.2SJ=(Co1.(5)-0.2S)^2/(Col.(5)+0.8S);Using the PERVIOUS Area"S"value. Column(7)=Col.(6)of Present Time Step-Col.(6)of Previous Time Step Column(8)=Same method as for Col.(6),except use the IMPERVIOUS Area"S"value. Column(9)=Col.(8)of the present time step-Col.(8)of the previous time step. Column(10)=((PERVIOUS area/Total area)x Col.(7))+((IMPERVIOUS area/Total area)x Col.(9)) Column(11)=(60.5 x Col.(10)x Total Area)/10(dt=10 minutes) Routing Constant,w=dt/(2Tc+dt) = 0.5 Column(12)=Col.(12)of Previous Time Step+(w x[Col.(11)of Previous Time Step +Col.(11)of Present Time Step-(2 x Col.(12)of Previous Time Step)]) :.;:.;:::.:.;:::::::::.:::::::mil`t�lEA#.t,..:: ::::::::. "C2VIt;!11S.0 ::;;-: t�' ())€#S.INtrATOTAi.400.k.M]F3!ftb01 (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Inge- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in. in. in. in. in. in. in. cfs cfs 1 10 i 0.0040 0.0100 0.0100 0.0000 0.0000 ' 0.0000 0.0000 0.0000 0.000 0.000 2 201 0.0040 0.0100 0.0200 0.0000 0.0000 0.0000 0.0000 0.0000 0.000 0.000 3 301 0.0040 0.0100 0.0300 0.0000 0.0000 0.0000 0.0000 0.0000 0.000 0.000 4 40 0.0040 0.0100 0.0400 0.0000 0.0000 0.0000 0.0000 0.0000 0.000 0.000 I I 5 50 0.0040 0.0100 0.0500 0.0000 0.0000 0.0004 0.0004 0.0003 0.001 0.000 6 60 0.0040 0.0100 0.0600 0.0000 0.0000 0.0016 0.0013 0.0009 0.003 0.002 7 70 0.0040 0.0100 0.0700 0.0000 0.0000 0.0037 0.0020 0.0015 0.004 0.004 8 80 0.0040 0.0100 0.0800 0.0000 0.0000 0.0063 0.0027 0.0020 0.006 0.005 9 90 I 0.0040 0.0100 0.0900 0.0000 0.0000 0.0096 0.0032 I 0.0024 0.007 0.007 10 100 0.0040 0.0100 0.1000 0.0000 0.0000 0.0133 0.0038 0.0028 0.008 0.008 11 110 0.0050 0.0125 0.1125 0.0000 0.0000 0.0186 0.0053 � 0.0040 0.012 0.010 12 120 0.0050 0.0125 0.1250 0.0000 0.0000 0.0246 0.0060 0.0045 0.013 0.013 13 130 0.0050 0.0125 0.1375 0.0000 0.0000 0.0311 0.0065 0.0049 0.015 0.014 14 140 0.0050 0.0125 0.1500 0.0000 0.0000 0.0381 0.0070 0.0053 0.016 0.015 15 150 0.0050 0.0125 0.1625 0.0000 0.0000 0.0455 0.0074 0.0056 0.017 0.016 16 160 I 0.0050 0.0125 0.1750 0.0000 0.0000 0.0532 0.0078 I 0.0059 0.017 0.017 17 170 0.0060 0.0150 0.1900 0.0000 0.0000 0.0630 0.0098 0.0074 0.022 0.020 1 I 18 180 I 0.0060 0.0150 0.2050 I 0.0000 0.0000 I 0.0732 0.0102 1 0.0077 0.023 0.022 1 19 190 0.0060 0.0150 0.2200 0.0000 0.0000 0.0838 0.0106 0.0080 0.024 0.023 20 200 1 0.0060 0.0150 0.2350 1 0.0000 0.0000 0.0947 0.0109 1 0.0082 0.024 0.024 I_ I_ .1 I_ 21 210 0.0060 0.0150 0.2500 0.0000 0.0000 0.1059 0.0112 0.0085 0.025 0.025 22 220 0.0060 0.0150 0.2650 0.0000 0.0000 0.1174 0.0115 I 0.0087 0.026 0.025 I 23 230 0.0070 0.0175 0.2825 0.0000 0.0000 0.1310 0.0137 0.0103 0.031 0.028 24 240 0.0070 0.0175 0.3000 0.0000 0.0000 0.1450 0.0140 � 0.0105 0.031 0.031 25 250 0.0070 0.0175 0.3175 0.0000 0.0000 0.1592 0.0142 0.0107 0.032 0.032 26 260 0.0070 0.0175 0.3350 0.0001 0.0001 0.1737 0.0145 0.0109 0.032 0.032 27 270 0.0070 0.0175 0.3525 0.0004 0.0004 0.1884 0.0147 0.0112 0.033 0.033 28 280 I 0.0070 0.0175 0.3700 I 0.0012 0.0007 0.2032 0.0148 I 0.0114 0.034 0.033 I 29 290 I 0.0082 0.0205 0.3905 1 0.0025 0.0013 1 0.2208 0.0176 1 0.0136 0.040 0.037 30 300 0.0082 0.0205 0.4110 L 0.0043 0.0018 J 0.2386 0.0178 L 0.0139 0.041 0.041 31 310 0.0082 0.0205 0.4315 I 0.0065 0.0022 I 0.2566 0.0180 I 0.0141 0.042 0.042 I 32 320 ! 0.0082 0.0205 0.4520 I 0.0091 0.0026 1 0.2748 0.0182 I 0.0144 0.043 0.042 I . ......._..� �. k:� »: <>::>:< :::: :>lE''i��;v'itc €5: �5A::>[:><7€117€P.)E��ff>Ek. .. '�4°�`,'t>�:+':�ti�i�t�if��i€ ...........................:. .................. (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in. in. in. in. in. in. in. cfs cfs ' 33 330 • 0.0082 0.0205 0.4725 • 0.0122 0.0031 0.2931 0.0183 • 0.0146 0.043 0.043 � 34 340 0.0082 0.0205 0.4930 0.0156 0.0035 I 0.3116 0.01851 0.0148 0.044 0.0441 35 350 1 0.0095 0.0238 0.5168 0.0201 0.0045 1 0.3331 0.0215 1 0.0174 0.051 0.0481 36 360 0.0095 0.0238 0.5405 0.0251 0.0050 0.3548 0.0217 0.0176 0.052 0.0521 I I I 37 370 0.0095 0.0238 0.5643 I 0.0305 0.0055 I 0.3766 0.0218 0.0178 0.053 0.0521 38 380 0.0095 0.0238 0.5880 0.0364 0.0059 0.3985 0.0219 0.0180 0.053 0.0531 39 390 0.0095 0.0238 0.6118 0.0428 0.0064 0.4206 0.0221 0.0182 0.054 0.0541 I I I 40 400 0.0095 0.0238 0.6355 0.0496 0.0068 0.4427 0.0222 0.0184 0.055 0.0541 41 410 0.0134 0.0335 0.6690 0.0598 0.0103 0.4741 0.0314 0.0262 0.078 0.0661 42 420 0.0134 0.0335 0.7025 0.0709 0.0110 0.5057 0.0316 0.0265 0.079 0.0781 43 430 0.0134 0.0335 0.7360 0.0826 0.0118 0.5374 0.0317 0.0268 0.080 0.0791 44 440 0.0180 0.0450 0.7810 0.0996 0.0169 0.5802 0.0428 0.0365 0.108 0.0941 45 450 0.0180 0.0450 0.8260 0.1177 0.0181 0.6232 0.0430 0.0369 0.109 0.1091 46 460 � 0.0340 0.0850 0.9110 0.1548 0.0372 0.7049 0.0817 0.0708 0.210 0.160 47 470 I 0.0540 0.1350 1.0460 I 0.2210 0.0662 I 0.8355 0.1307 I 0.1149 0.341 0.2751Q peak 48 480 1 0.0270 0.0675 1.1135 1 0.2570 0.0360 1 0.9012 0.0657 0.0584 0.173 0.2571 49 490 � 0.0180 0.0450 1.1585 0.2819 0.0249 0.9451 0.0439 0.0392 0.116 0.1451 50 500 0.0134 0.0335 1.1920 0.3010 0.0190 0.9778 0.0327 0.0294 0.087 0.1021 51 510 1 0.0134 0.0335 1.2255 r 0.3204 0.01941 1.0106 0.0328 r 0.0295 0.087 0.0873 52 520 0.0134 0.0335 1.2590 0.3402 0.0198 1.0434 0.0328 0.0296 0.088 0.088 53 530 0.0088 0.0220 1.2810 I 0.3534 0.0132 1.0649 0.0216 0.0195 0.058 0.0731 54 540 0.0088 0.0220 1.3030 0.3667 0.0133 1.0865 0.0216 0.0196 0.058 0.0581 55 550 0.0088 0.0220 1.3250 0.3802 0.0135 1.1081 0.0216 0.0196 0.058 0.0581 I I I I 56 560 0.0088 0.0220 1.3470 0.3938 0.0136 1.1297 0.0216 0.0196 0.058 0.0581 57 570 0.0088 0.0220 1.3690 0.4076 0.0138 1.1513 0.0216 0.0197 0.058 0.0581 58 580 0.0088 0.0220 1.3910 0.4215 0.0139 1.1729 0.0216 0.0197 0.058 0.0581 I I 1 59 590 0.0088 0.0220 1.4130 0.4355 0.0140 I 1.1945 0.0216 0.0198 0.059 0.0591 60 600 I 0.0088 0.0220 1.4350 0.4496 0.0142 1.2162 0.0216 0.0198 0.059 0.0591 61 610 r 0.0088 0.0220 1.4570 r 0.4639 0.0143 1.2378 0.0216 0.0198 0.059 0.059 62 620 0.0088 0.0220 1.4790 0.4783 0.0144 1.2595 0.0217 0.0199 0.059 0.0591 63 630 0.0088 0.0220 1.5010 0.4928 0.0145 1.2811 0.0217 0.0199 0.059 0.0591 64 640 0.0088 0.0220 1.52301 0.5075 0.0146 1.3028 0.0217 0.0200 0.059 0.0591 65 650 0.0072 0.0180 1.5410 0.5195 0.0121 1.3205 0.0177 0.0163 0.048 0.054 66 660 I 0.0072 0.0180 1.5590 0.5317 0.0121 I 1.3383 0.0177 0.0164 0.049 0.0481 67 670 1 0.0072 0.0180 1.5770 0.5439 0.0122 I 1.3560 0.0177 0.0164 0.049 0.0491 68 680 0.0072 0.0180 1.5950 0.5562 0.0123 1.3738 0.0178 0.0164 0.049 0.0491 1 1 I 69 690 0.0072 0.0180 1.6130 0.5685 0.0124 1.3915 0.0178 0.0164 0.049 0.0491 70 700 0.0072 0.0180 1.6310 0.5810 0.01241 1.4093 0.01781 0.0165 0.049 0.0491 71 710 0.0072 0.0180 1.6490 1- 0.5934 0.01251 1.4271 0.0178 r 0.0165 0.049 0.0491 I 1 1 I 1 72 720 0.0072 0.0180 1.6670 0.6060 0.0126 I 1.4449 0.0178 0.0165 0.049 0.0491 73 730 0.0072 0.0180 1.6850 0.6186 0.0126 1.4626 0.0178 0.0165 0.049 0.0491 74 740 0.0072 0.0180 1.7030 0.6313 0.0127 1.4804 0.0178 I 0.0165 0.049 0.0491 75 750 0.0072 0.0180 1.7210 0.6441 0.0128 1.4982 0.0178 0.0166 0.049 0.0491 76 760 0.0072 0.0180 1.7390 0.6569 0.0128 1.5160 0.0178 0.0166 0.049 0.0491 77 770 1 0.0057 0.0143 1.7533 1 0.6671 0.0102 1.5301 0.0141 1 0.0131 0.039 0.0441 78 780 0.0057 0.0143 1.7675 0.6773 0.0102 1.5442 0.0141 0.0131 0.039 0.0391 79 790 I 0.0057 0.0143 1.7818 0.6875 0.0103 1 1.5583 0.0141 I 0.0132 0.039 0.0391 80 800 1 0.0057 0.0143 1.7960 0.6978 0.0103 1 1.5724 0.0141 1 0.0132 0.039 0.0391 81 810 0.0057 0.0143 1.8103 0.7082 0.01031 1.5865 0.0141 0.0132 0.039 0.039 82 820 0.0057 0.0143 1.8245 0.7185 0.0104 1.6006 0.0141 I 0.0132 0.039 0.0391 83 830 0.0057 0.0143 1.8388 0.7289 0.0104 1.6147 0.0141 1 0.0132 0.039 0.0391 84 840 1 0.0057 0.0143 1.8530 0.7394 0.01041 1.6288 0.0141 0.0132 0.039 0.0391 I I I 85 850 I 0.0057 0.0143 1.8673 I 0.7499 0.0105 I 1.6429 0.0141 I 0.0132 0.039 0.0391 86 860 1 0.0057 0.0143 1.8815 I 0.7604 0.0105 I 1.6570 0.0141 I 0.0132 0.039 0.0391 87 870 0.0057 0.0143 1.8958 0.7709 0.0105 1 1.6711 0.0141 0.0132 0.039 0.0391 I I I I 1 88 880 I 0.0057 0.0143 1.9100 0.7815 0.0106 I 1.6852 0.0141 I 0.0132 0.039 0.0391 89 890 0.0050 0.0125 1.9225 I 0.7908 0.0093 1 1.6976 0.0124 0.0116 0.034 0.0371 90 900 0.0050 0.0125 1.9350 0.8001 0.0093 1 1.7100 0.0124 0.0116 0.034 0.0341 4 1 1- 1_ a 91 910 0.0050 0.0125 1.9475 1 0.8095 0.0094 1.7223 0.0124 0.0116 0.035 0.0341 92 920 I 0.0050 0.0125 1.9600 0.8188 0.0094 1.7347 0.01241 0.0116 0.035 0.0351 93 930 0.0050 0.0125 1.9725 0.8282 0.0094 1.7471 0.0124 . 00117 0.035 0.0351 1 I 1 1 94 940 1 0.0050 0.0125 1.9850 0.8377 0.0094 1.7595 0.0124 1 0.0117 0.035 0.0351 95 950 I 0.0050 0.0125 1.9975 I 0.8471 0.0094 1.7719 0.0124 I 0.0117 0.035 0.0351 t (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (I1) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- lncre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in. in. in. in. in. in. in. cfs cfs 96 960 0.0050 0.0125 2.0100 0.8566 0.0095 1.7843 0.0124 0.0117 0.035 0.0351 97 970 I 0.0050 0.0125 2.0225 1 0.8661 0.0095 1 1.7967 0.0124 0.0117 0.035 0.0351 98 980 0.0050 0.0125 2.0350 0.8756 0.0095 1.8090 0.0124 0.0117 0.035 0.0351 99 990 0.0050 0.0125 2.0475 0.8851 0.0095 1.8214 0.0124 0.0117 0.035 0.0351 I 1 I 1 100 1000 0.0050 0.0125 2.0600 0.8947 0.0096 1.8338 0.0124 0.0117 0.035 0.0351 101 1010 I 0.0040 0.0100 2.0700 r 0.9023 0.00771 1.8438 0.0099 1 0.0094 0.028 0.0311 102 1020 0.0040 0.0100 2.0800 0.9100 0.0077 1.8537 0.0099 0.0094 0.028 0.0281 I I I 103 1030 0.0040 0.0100 2.0900 0.9177 0.0077 1.8636 0.0099 0.0094 0.028 0.0281 104 1040 0.0040 0.0100 2.1000 0.9254 0.0077 1.8735 0.0099 0.0094 0.028 0.0281 105 10501 0.0040 0.0100 2.11001 0.9331 0.0077 1.8834 0.00991 0.0094 0.028 0.0281 106 1060 0.0040 0.0100 2.1200 0.9409 0.0077 � 1.8933 0.0099 0.0094 0.028 0.0281 107 1070 0.0040 0.0100 2.1300 0.9486 0.0077 1.9033 0.0099 0.0094 0.028 0.0281 108 1080 0.0040 0.0100 2.1400 0.9564 0.0078 1.9132 0.0099 0.0094 0.028 0.0281 109 1090 0.0040 0.0100 2.1500 0.9641 0.0078 1.9231 0.0099 � 0.0094 0.028 0.0281 110 1100 0.0040 0.0100 2.1600 0.9719 0.0078 1.9330 0.0099 0.0094 0.028 0.0281 111 1110 r 0.0040 0.0100 2.1700 r 0.9797 0.00781 1.9430 0.0099 r 0.0094 0.028 0.0281 112 1120 0.0040 0.0100 2.1800 0.9875 0.0078 1.9529 0.0099 0.0094 0.028 0.028 113 1130 0.0040 0.0100 2.1900 0.9953 0.0078 1 1.9628 0.0099 0.0094 0.028 0.0281 114 1140 0.0040 0.0100 2.2000 1.0032 0.0078 1.9727 0.0099 0.0094 0.028 0.0281 115 1150 0.0040 0.0100 2.2100 1.0110 0.0078 1.9827 0.0099 0.0094 0.028 0.0281 I 1 I I 116 1160 0.0040 0.0100 2.2200 1.0189 0.0079 1 1.9926 0.0099 0.0094 0.028 0.0281 117 1170 0.0040 0.0100 2.2300 1.0267 0.0079 2.0025 0.0099 0.0094 0.028 0.0281 118 1180 0.0040 0.0100 2.2400 1.0346 0.0079 2.0124 0.0099 0.0094 0.028 0.0281 I 1 I I 119 1190 0.0040 0.0100 2.2500 1.0425 0.0079 2.0224 0.0099 0.0094 0.028 0.0281 120 1200 0.0040 0.0100 2.2600 1.0504 0.0079 I 2.0323 0.0099 0.0094 0.028 0.0281 121 1210 1- 0.0040 0.0100 2.2700 r 1.0583 0.00791 2.0422 0.0099 r 0.0094 0.028 0.0281 1 122 1220 0.0040 0.0100 2.2800 1.0663 0.0079 2.0521 0.0099 0.0094 0.028 0.0281 123 1230 0.0040 0.0100 2.2900 1.0742 0.0079 2.0621 0.0099 0.0094 0.028 0.0281 124 1240 0.0040 0.0100 2.3000 1.0822 0.0080 2.0720 0.0099 1 0.0094 0.028 0.028 125 1250 0.0040 0.0100 2.3100 1.0901 0.0080 2.0819 0.0099 0.0094 0.028 0.028 126 1260 0.0040 0.0100 2.3200 1.0981 0.0080 2.0919 0.0099 0.0095 0.028 0.0281 127 1270 0.0040 0.0100 2.3300 1.1061 0.0080 2.1018 0.0099 0.0095 0.028 0.028 128 1280 0.0040 0.0100 2.3400 1.1141 0.0080 2.1117 0.0099 0.0095 0.028 0.0281 129 1290 0.0040 0.0100 2.3500 1.1221 0.0080 2.1217 0.0099 0.0095 0.028 0.0281 130 1300 I 0.0040 0.0100 2.3600 1 1.1301 0.0080 1 2.1316 0.0099 I 0.0095 0.028 0.0281 131 1310 0.0040 0.0100 2.3700 1.1381 0.0080 2.1415 0.0099 0.0095 0.028 0.028 132 1320 0.0040 0.0100 2.3800 1.1462 0.0080 2.1515 0.0099 0.0095 0.028 0.0281 133 1330 0.0040 0.0100 2.3900 1.1542 0.0081 1 2.1614 0.0099 0.0095 0.028 0.0281 134 1340 0.0040 0.0100 2.4000 1.1623 0.0081 1 2.1714 0.0099 0.0095 0.028 0.0281 I 1 I 1 135 1350 0.0040 0.0100 2.4100 1.1704 0.0081 1 2.1813 0.0099 0.0095 0.028 0.0281 136 1360 0.0040 0.0100 2.4200 1.1785 0.0081 I 2.1912 0.0099 0.0095 0.028 0.0281 137 1370 0.0040 0.0100 2.4300 1.1865 0.0081 I 2.2012 0.0099 0.0095 0.028 0.0281 I I I 1 138 1380 0.0040 0.0100 2.4400 1.1946 0.0081 1 2.2111 0.0099 0.0095 0.028 0.0281 139 1390 0.0040 0.0100 2.4500 1.2028 0.0081 I 2.2210 0.0099 0.0095 0.028 0.0281 140 1400 0.0040 0.0100 2.4600 1.2109 0.0081 1 2.2310 0.0099 0.0095 0.028 0.0281 141 1410 0.0040 0.0100 2.4700 1.2190 0.0081 2.2409 0.0099 1- 0.0095 0.028 0.0281 142 1420 I 0.0040 0.0100 2.4800 1.2272 0.0081 1 2.2509 0.0099 0.0095 0.028 0.0281 143 1430 1 0.0040 0.0100 2.4900 1.2353 0.0082 2.2608 0.0099 0.0095 0.028 0.0281 144 1440 0.0040 0.0100 2.5000 L 1.2435 0.00821 2.2707 0.0099 L 0.0095 0.028 0.028 Total Volume of Runoff= 3583 cu.ft. (Found by summing this column and multiplying by 600.600 is the conversion required to convert SUM(Q)in cfs to total volume in cubic feet as follows: V=SUM(Q)x dt (cull.)=(cu.11./s)x(l0 min.)x(60 s/min.) Given: riv`'t iii::PAHLISCH HOMES OFFICE BUILDING A1 :<::*:::i 0.49 acres ..................... f::::»a 3.1 inches(Total rainfall for 5 year-24 hour storm event) d ::::*Y::>::><: 10 min. ............. .... a.Mi : i 5.00 min. (POST-Developed site conditions) 1?81 EI i rcek: :< :> >::.:::]:ig,RVICP§Paee: :< > > » Area :: .: . 0.12acres .At'e13,>' 0.37 acres t'` 86 CN =- 98 S>:, 1.63 5>>i - 0.20 O4$,,, 0.33 0:38 0.04 Compute: ST Dexe1tiped l 2On4lfto3nSE: ot.9.E0 ydrii p1f;.;.; : .:::::` Column(3)=SCS Type IA Rainfall Distribution Column(4)=Col.(3)x Pt=2 year-24 Hour Hyetograph at this location. Column(5)=Accumulated Sum of Col.(4) Column(6)_[If P<=0.2S]=0;Note,use PERVIOUS Area"S"value. [If P>0.2S]=(Col.(5)-0.25)^2/(Col.(5)+0.8S);Using the PERVIOUS Area"S"value. Column(7)=Col.(6)of Present Time Step-Col.(6)of Previous Time Step Column(8)=Same method as for Col.(6),except use the IMPERVIOUS Area"S"value. Column(9)=Col.(8)of the present time step-Col.(8)of the previous time step. Column(10)=((PERVIOUS area/Total area)x Col.(7))+((IMPERVIOUS area/Total area)x Col.(9)) Column(11)=(60.5 x Col.(10)x Total Area)/10(dt=10 minutes) Routing Constant,w=dt/(2Tc+dt) = 0.5 Column(12)=Col.(12)of Previous Time Step+(w x[Col.(11)of Previous Time Step +Col.(11)of Present Time Step-(2 x Col.(12)of Previous Time Step)]) <•;:.;;:.;;. . RAINI?143 :>::>::;:::::;<> #:::::I !Ifi rCi X.'9i 5. .. `::::::.:::1li1.'it 00.4.A A T9X444.PWMP499.W11 (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in. in. in. in. in. in. in. cfs cfs 1 10� 0.0040 0.0124 0.0124 . 0.0000 0.0000 ' 0.0000 0.0000 ' 0.0000 0.000 0.000 ' 2 201 0.0040 0.0124 0.0248 0.0000 0.0000 0.0000 0.0000 0.0000 0.000 0.000 3 30 0.0040 0.0124 0.0372 0.0000 0.0000 0.0000 0.0000 0.0000 0.000 0.000 4 40 0.0040 0.0124 0.0496 0.0000 0.0000 0.0004 0.0004 0.0003 0.001 0.000 I I 5 50 0.0040 0.0124 0.0620 0.0000 0.0000 0.0020 0.0016 0.0012 0.004 0.002 6 60 0.0040 0.0124 0.0744 0.0000 0.0000 0.0047 0.0028 0.0021 0.006 0.005 7 70 0.0040 0.0124 0.0868 0.0000 0.0000 0.0085 0.0037 0.0028 0.008 0.007 8 80 � 0.0040 0.0124 0.0992 � 0.0000 0.0000 0.0130 0.0045 � 0.0034 0.010 0.009 9 90 I 0.0040 0.0124 0.1116 0.0000 0.0000 0.0182 0.0052 I 0.0040 0.012 0.011 I 10 100 0.0040 0.0124 0.1240 0.0000 0.0000 0.0241 0.0059 0.0044 0.013 0.012 t I 1- 1- 11 110 0.0050 0.0155 0.1395 1 0.0000 0.00001 0.0322 0.0081 I 0.0061 0.018 0.016 12 120 0.0050 0.0155 0.1550 0.0000 0.0000 0.0410 0.0088I 0.0066 0.020 0.019 13 130 0.0050 0.0155 0.1705 0.0000 0.0000 0.0504 0.0094 0.0071 0.021 0.020 14 140 0.0050 0.0155 0.1860 � 0.0000 0.0000 � 0.0604 0.0100 0.0075 0.022 0.022 15 150 I 0.0050 0.0155 0.2015 I 0.0000 0.0000 I 0.0708 0.0104 0.0079 0.023 0.023 16 160 1 0.0050 0.0155 0.2170 0.0000 0.0000 1 0.0816 0.0108 0.0082 0.024 0.024 17 170 0.0060 0.0186 0.2356 0.0000 0.0000 0.0951 0.0135 1 0.0102 0.030 0.027 1 I I 1 18 180 I 0.0060 0.0186 0.2542 I 0.0000 0.0000 0.1091 0.0139 0.0105 0.031 0.031 1 19 190 0.0060 0.0186 0.2728 0.0000 0.0000 0.1234 0.0143 0.0108 0.032 0.032 20 200 1 0.0060 0.0186 0.2914 0.0000 0.00001 0.1381 0.0147 0.0111 0.033 0.032 I_ L J L 21 210 0.0060 0.0186 0.3100 0.0000 0.0000 0.1531 0.0150 0.0113 0.034 0.033 22 220 I 0.0060 0.0186 0.3286 I 0.0000 0.0000 0.1684 0.0153 I 0.0115 0.034 0.034 23 230 0.0070 0.0217 0.3503 0.0004 0.0004 0.1865 0.0181 0.0138 0.041 0.038 24 240 0.0070 0.0217 0.3720 0.0013 0.0009 0.2049 0.0184 I 0.0141 0.042 0.041 25 250 0.0070 0.0217 0.3937 0.0027 0.0014 0.2236 0.0187 0.0145 0.043 0.042 26 260 0.0070 0.0217 0.4154 0.0047 0.0020 0.2425 0.0189 0.0147 0.044 0.043 27 270 0.0070 0.0217 0.4371 � 0.0071 0.0025 0.2616 0.0191 � 0.0150 0.045 0.044 � 28 280 I 0.0070 0.0217 0.4588 0.0101 0.0029 0.2809 0.0193 I 0.0153 0.045 0.045 29 290 1 0.0082 0.0254 0.4842 0.0141 0.0040 0.3036 0.0228 0.0182 0.054 0.050 30 300 0.0082 0.0254 0.5096 L 0.0187 0.00461 0.3266 0.0230 L 0.0185 0.055 0.0541 31 310 0.0082 0.0254 0.5351 I 0.0239 0.0052 I 0.3498 0.0232 0.0188 0.056 0.055 I 1 32 320 0.0082 0.0254 0.5605 0.0296 0.00571 0.3731 0.0233 0.0190 0.056 0.056 I ARE1k»::€ .Fllt. (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall incre- Accumu- Accumu- Mere- Accumu- Incre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in. in. in. in. in. in. in. cfs cfs 33 330 0.0082 0.0254 0.5859 • 0.0359 0.0063 • 0.3966 0.0235 0.0193 0.057 0.057 � 34 340 0.0082 0.0254 0.6113 0.0427 0.0068 0.4202 0.0236 0.0195 0.058 0.0571 35 350 0.0095 0.0295 0.6408 0.0511 0.0085 0.4477 0.0275 0.0228 0.068 0.063 1 36 360 0.0095 0.0295 0.6702 0.0602 0.0091 0.4753 0.0276 0.0231 0.068 0.0681 I I I 37 370 0.0095 0.0295 0.6997 0.0699 0.0097 0.5030 0.0277 0.0233 0.069 0.0691 38 380 0.0095 0.0295 0.7291 I 0.0802 0.0103 1 0.5309 0.0279 0.0235 0.070 0.0691 39 390 0.0095 0.0295 0.7586 0.0910 0.0108 0.5589 0.0280 0.0238 0.070 0.0701 I I I 40 400 0.0095 0.0295 0.7880 0.1023 0.0113 I 0.5869 0.0281 I 0.0240 0.071 0.0711 41 410 0.0134 0.0415 0.8296 0.1191 0.0168 0.6266 0.0397 0.0341 0.101 0.0861 42 420 0.0134 0.0415 0.8711 0.1369 0.0178 1 0.6665 0.0399 0.0344 0.102 0.1021 43 430 � 0.0134 0.0415 0.9126 � 0.1556 0.0187 � 0.7065 0.0400 � 0.0348 0.103 0.1031 44 440 0.0180 0.0558 0.9684 0.1820 0.0264 0.7603 0.0539 0.0472 0.140 0.1211 45 450 0.0180 0.0558 1.0242 0.2098 0.0278 0.8144 0.0541 1 0.0476 0.141 0.1411 . 46 460 0.0340 0.1054 1.1296 0.2658 0.0560 0.9170 0.1025 0.0912 0.270 0.2061 47 470 I 0.0540 0.1674 1.2970 I 0.3631 0.0972 I 1.0807 0.1637 I 0.1474 0.437 0.3541Q peak 48 480 0.0270 0.0837 1.3807 0.4150 0.0519 1.1628 0.0822 0.0747 0.222 0.3291 49 490 0.0180 0.0558 1.4365 � 0.4506 0.0357 1.2177 0.0549 0.0502 0.149 0.185 50 500 0.0134 0.0415 1.4781 I 0.4777 0.0271 I 1.2586 0.0409 0.0375 0.111 0.1301 51 510 1 0.0134 0.0415 1.5196 r 0.5052 0.02751 1.2995 0.0409 r 0.0376 0.112 0.1111 52 520 � 0.0134 0.0415 1.5612 0.5331 0.0279 � 1.3404 0.0409 0.0378 0.112 0.112 53 530 0.0088 0.0273 1.5884 0.5517 0.0185 I 1.3673 0.0269 0.0249 0.074 0.0931 54 540 0.0088 0.0273 1.6157 0.5704 0.0187 1.3942 0.0269 0.0249 0.074 0.0741 55 550 0.0088 0.0273 1.6430 0.5893 0.0189 1.4212 0.0269 0.0250 0.074 0.0741 56 560 0.0088 0.0273 1.6703 I 0.6083 0.0190 I 1.4481 0.0269 0.0250 0.074 0.0741 57 570 0.0088 0.0273 1.6976 0.6275 0.0192 1.4750 0.0269 0.0250 0.074 0.0741 58 580 0.0088 0.0273 1.7248 0.6468 0.0193 I 1.5020 0.0270 0.0251 0.074 0.0741 59 590 0.0088 0.0273 1.7521 0.6662 0.0195 � 1.5290 0.0270 � 0.0251 0.074 0.074 60 600 0.0088 0.0273 1.7794 0.6858 0.0196 1.5559 0.0270 0.0252 0.075 0.0751 61 610 0.0088 0.0273 1.8067 0.7056 0.01971 1.5829 0.0270 0.0252 0.075 0.075 62 620 0.0088 0.0273 1.8340 0.7254 0.0199 1.6099 0.0270 0.0252 0.075 0.0751 63 630 1 0.0088 0.0273 1.8612 I 0.7454 0.0200 1.6369 0.0270 0.0253 0.075 0.0751 64 640 1 0.0088 0.0273 1.8885 I 0.7656 0.0201 1 1.6639 0.0270 0.0253 0.075 0.0751 65 650 0.0072 0.0223 1.9108 0.7821 0.0166 1.6860 0.0221 � 0.0207 0.061 0.068 66 660 I 0.0072 0.0223 1.9332 0.7987 0.0166 1.7081 0.0221 1 0.0208 0.062 0.0621 67 670 0.0072 0.0223 1.9555 I 0.8154 0.0167 1.7302 0.0221 1 0.0208 0.062 0.0621 68 680 0.0072 0.0223 1.9778 0.8322 0.0168 1.7524 0.0221 0.0208 0.062 0.0621 I I I I I 69 690 0.0072 0.0223 2.0001 I 0.8491 0.0169 1.7745 0.0221 0.0208 0.062 0.0621 70 700 0.0072 0.0223 2.0224 0.8660 0.0169 1.7966 0.0221 I 0.0209 0.062 0.0621 71 710 I- 0.0072 0.0223 2.0448 h 0.8830 0.01701 1.8187 0.0221 r 0.0209 0.062 0.0621 I I I I 72 720 0.0072 0.0223 2.0671 I 0.9001 0.0171 1 1.8409 0.0221 I 0.0209 0.062 0.0621 73 730 0.0072 0.0223 2.0894 0.9172 0.0171 I 1.8630 0.0221 I 0.0209 0.062 0.0621 74 740 0.0072 0.0223 2.1117 0.9345 0.0172 1.8851 0.0221 0.0209 0.062 0.0621 75 750 0.0072 0.0223 2.1340 0.9517 0.0173 � 1.9073 0.0221 0.0210 0.062 0.0621 76 760 0.0072 0.0223 2.1564 0.9691 0.0173 I 1.9294 0.0221 1 0.0210 0.062 0.0621 77 770 0.0057 0.0177 2.1740 0.9829 0.0138 1 1.9470 0.0175 0.0166 0.049 0.0561 78 780 � 0.0057 0.0177 2.1917 0.9967 0.0138 1.9645 0.0175 0.0166 0.049 0.049 79 790 0.0057 0.0177 2.2094 1.0105 0.0139 I 1.9820 0.0175 I 0.0166 0.049 0.0491 80 800 0.0057 0.0177 2.2270 1.0244 0.0139 1.9996 0.0175 0.0166 0.049 0.0491 81 810 � 0.0057 0.0177 2.2447 1.0383 0.0139 2.0171 0.0175 ~ 0.0167 0.049 0.049 82 820 0.0057 0.0177 2.2624 1.0523 0.0140 2.0347 0.0175 0.0167 0.049 0.0491 83 830 0.0057 0.0177 2.2801 1 1.0663 0.0140 2.0522 0.0175 0.0167 0.049 0.0491 84 840 0.0057 0.0177 2.2977 1.0804 0.0140 2.0697 0.0175 0.0167 0.049 0.0491 t I I i I 85 850 0.0057 0.0177 2.3154 1.0944 0.0141 I 2.0873 0.0175 I 0.0167 0.050 0.0491 X6 860 I 0.0057 0.0177 2.3331 I 1.1085 0.0141 I 2.1048 0.0176 I 0.0167 0.050 0.0501 87 870 0.0057 0.0177 2.3507 1.1227 0.0141 1 2.1224 0.0176 0.0167 0.050 0.0501 I I I 1 I 88 880 I 0.0057 0.0177 2.3684 1.1369 0.0142 1 2.1400 0.0176 0.0167 0.050 0.0501 89 890 0.0050 0.0155 2.3839 1.1493 0.0125 2.1554 0.0154 0.0147 0.044 0.0471 90 900 0.0050 0.0155 2.3994 1.1618 0.0125 1 2.1708 0.0154 0.0147 0.044 0.0441 1 I 1 1- J 91 910 1 0.0050 0.0155 2.4149 1 1.1743 0.0125 2.1862 0.0154 0.0147 0.044 0.0441 92 920 I 0.0050 0.0155 2.4304 1.1869 0.0125 I 2.2016 0.0154 0.0147 0.044 0.0441 93 930 I 0,0050 0.0155 2.4459 1 1.1994 0.0126 I 2.2170 0.0154 0.0147 0.044 0.0441 94 940 0.0050 0.0155 2.4614 1.2120 0.0126 2.2324 0.0154 0.0147 0.044 0.044 95 950 I 0.0050 0.0155 2.4769 1 1.2246 0.0126 1 2.2478 0.0154 0.0147 0.044 0.0441 D >>:>:'ll1l5�»:»<:>?�:> »>;<: :<»:»:>:::>»>:<=�;lUi�tr' .::............ .::.:..le �:CC;e� . >i31'�?(?1�?YF�N ROGRAtti (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (I I) (12) Time Time Rainfall Incre- Accumu- Accumu- lucre- Accumu- Incre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph 4 mm. %of Pt in. in. in. in. in. in. in. cfs cfs 96 960 0.0050 0.0155 2.4924 1.2373 0.0126 2.2632 0.0154 0.0147 0.044 0.044 97 970 I 0.0050 0.0155 2.5079 I 1.2499 0.0127 I 2.2786 0.0154 0.0147 0.044 0.0441 I 98 980 0.0050 0.0155 2.5234 1.2626 0.0127 I 2.2940 0.0154 0.0147 0.044 0.0441 99 990 0.0050 0.0155 2.5389 1.2753 0.0127 2.3094 0.0154 0.0147 0.044 0.0441 I I I 1 I 100 1000 0.0050 0.0155 2.5544 1.2880 0.0127 I 2.3248 0.0154 0.0148 0.044 0.0441 1 101 1010 I 0.0040 0.0124 2.5668 r 1.2982 0.0102 I 2.3372 0.0123 0.0118 0.035 0.0391 102 1020 0.0040 0.0124 2.5792 1.3085 0.0102 2.3495 0.0123 0.0118 0.035 0.0351 I 1 I 1 103 1030 0.0040 0.0124 2.5916 1.3187 0.0102 2.3618 0.0123 0.0118 0.035 0.0351 I 104 1040 0.0040 0.0124 2.6040 I 1.3289 0.0102 I 2.3742 0.0123 0.0118 0.035 0.0351 105 1050 0.0040 0.0124 2.6164 1.3392 0.0103 2.3865 0.0123 0.0118 0.035 0.0351 106 1060 0.0040 0.0124 2.6288 1.3494 0.0103 1 2.3988 0.0123 0.0118 0.035 0.0351 1 107 1070 0.0040 0.0124 2.6412 1.3597 0.0103 I 2.4112 0.0123 0.0118 0.035 0.0351 108 1080 0.0040 0.0124 2.6536 1.3700 0.0103 2.4235 0.0123 0.0118 0.035 0.0351 109 1090 0.0040 0.0124 2.6660 1 1.3803 0.0103 1 2.4358 0.0123 0.0118 0.035 0.0351 I 110 1100 0.0040 0.0124 2.6784 1.3906 0.0103 I 2.4482 0.0123 0.0118 0.035 0.0351 111 1110 I 0.0040 0.0124 2.6908 r 1.4010 0.0103-1 2.4605 0.0123 r 0.0118 0.035 0.0351 112 1120 0.0040 0.0124 2.7032 1 1.4113 0.0103 1 2.4728 0.0123 0.0118 0.035 0.0351 I 113 1130 0.0040 0.0124 2.7156 1 1.4217 0.0104 I 2.4852 0.0123 0.0119 0.035 0.0351 114 1140 0.0040 0.0124 2.7280 1.4320 0.0104 2.4975 0.0123 0.0119 0.035 0.0351 1 115 1150 0.0040 0.0124 2.7404 1.4424 0.0104 2.5098 0.0123 0.0119 0.035 0.0351 I I I I I 116 1160 0.0040 0.0124 2.7528 1.4528 0.01041. 2.5222 0.0123 0.0119 0.035 0.0351 117 1170 0.0040 0.0124 2.7652 1.4632 0.0104 2.5345 0.0123 0.0119 0.035 0.0351 118 1180 0.0040 0.0124 2.7776 1.4737 0.0104 2.5469 0.0123 0.0119 0.035 0.0351 I I I 1 119 1190 0.0040 0.0124 2.7900 1.4841 0.0104 2.5592 0.0123 0.0119 0.035 0.0351 1 120 1200 0.0040 0.0124 2.8024 1.4945 0.0104 2.5715 0.0123 0.0119 0.035 0.0351 121 1210 r 0.0040 0.0124 2.8148 1.5050 0.0105 2.5839 0.0123 r- 0.0119 0.035 0.035 122 1220 0.0040 0.0124 2.8272 I 1.5155 0.0105 I 2.5962 0.0123 0.0119 0.035 0.0351 1 123 1230 0.0040 0.0124 2.8396 1.5259 0.0105 2.6086 0.0123 0.0119 0.035 0.0351 124 1240 0.0040 0.0124 2.8520 1 1.5364 0.0105 1 2.6209 0.0123 0.0119 0.035 0.0351 125 1250 0.0040 0.0124 2.8644 1.5469 0.0105 2.6333 0.0123 0.0119 0.035 0.0351 I 126 1260 0.0040 0.0124 2.8768 I 1.5574 0.0105 I 2.6456 0.0123 0.0119 0.035 0.0351 I 127 1270 0.0040 0.0124 2.8892 I 1.5680 0.0105 I 2.6579 0.0123 0.0119 0.035 0.0351 1 128 1280 0.0040 0.0124 2.9016 1.5785 0.0105 2.6703 0.0123 0.0119 0.035 0.0351 I 129 1290 0.0040 0.0124 2.9140 I 1.5890 0.0105 I 2.6826 0.0123 0.0119 0.035 0.0351 1 130 1300 0.0040 0.0124 2.9264 1 1.5996 0.0106 2.6950 0.0123 0.0119 0.035 0.0351 131 1310 1 0.0040 0.0124 2.9388 r 1.6102 0.01061 2.7073 0.0123 1- 0.0119 0.035 0.0351 I I 1 I I 132 1320 0.0040 0.0124 2.9512 1.6207 0.0106 2.7197 0.0123 0.0119 0.035 0.0351 I 133 1330 0.0040 0.0124 2.9636 I 1.6313 0.0106 I 2.7320 0.0123 0.0119 0.035 0.0351 134 1340 0.0040 0.0124 2.9760 1.6419 0.0106 2.7444 0.0123 0.0119 0.035 0.0351 I I I I 1 135 1350 0.0040 0.0124 2.9884 1.6525 0.0106 I 2.7567 0.0123 0.0119 0.035 0.0351 1 136 1360 0.0040 0.0124 3.0008 I 1.6632 0.0106 2.7691 0.0123 0.0119 0.035 0.0351 137 1370 0.0040 0.0124 3.0132 1.6738 0.0106 2.7814 0.0123 0.0119 0.035 0.0351 1 138 1380 0.0040 0.0124 3.0256 1.6844 0.0106 2.7938 0.0123 0.0119 0.035 0.0351 1 139 1390 0.0040 0.0124 3.0380 I 1.6951 0.0107 2.8061 0.0123 0.0119 0.035 0.0351 140 1400 1 0.0040 0.0124 3.0504 1- 1.7057 0.01074 2.8185 0.0123 0.0119 0.035 0.035 141 1410 0.0040 0.0124 3.0628 I 1.7164 0.0107 2.8308 0.0124 0.0119 0.035 0.0351 t 142 1420 0.0040 0.0124 3.0752 I 1.7271 0.0107 2.8432 0.0124 0.0119 0.035 0.0351 143 1430 0.0040 0.0124 3.0876 1.7378 0.0107 2.8555 0.0124 0.0119 0.035 0.0351 144 1440 0.0040 0.0124 3.1000 L 1.7485 0.01071 2.8679 0.0124 L 0.0119 0.035 0.0351 Total Volume of Runoff= 4603 cu.ft (Found by summing this column and multiplying by 600.600 is the conversion required to convert SUM(Q)in cfs to total volume in cubic feet as follows: V=SUM(Q)x dt (cu.11.)=(cu.ft/s)x(10 min.)x(60 simin.) Given: ig iCk!:': PAHLISCH HOMES OFFICE BUILDING "11121 iiU Area:i:€:: :>:> 0.49 acres ..... .............. µ` y: 3.45 inches(Total rainfall for 10 year-24 hour storm event) 4f::: i::>:::>: 10 min. ........ ::........ ti.1:: : i:;::::';: 5.00 min. (POST-Developed site conditions) f':E1tVf btJS: .aree1:: IMn I€tV 1o:1151'are el Area 0.12 acres Area 0.37 acres ON * ' 86 98 $`::<::<: ;:< 1.63 >< 0.20 0:35>:':::t.> :: 0.33 0:35:::>:: '::::: 0.04 Compute: R.£3!.x^ .;IievefoigdE>:>::q$i0pr(aff11off.:,Wrzig014!; ; . ? Column(3)=SCS Type IA Rainfall Distribution Column(4)=Col.(3)x Pt=2 year-24 Hour Hyetograph at this location. Column(5)=Accumulated Sum of Col.(4) ' Column(6)=[If P<=0.2S]=0;Note,use PERVIOUS Area"S"value. [If P>0.2S]_(Col.(5)-0.2S)^2/(Col.(5)+0.8S);Using the PERVIOUS Area"S"value. Column(7)=Col.(6)of Present Time Step-Col.(6)of Previous Time Step Column(8)=Same method as for Col.(6),except use the IMPERVIOUS Area"S"value. Column(9)=Col.(8)of the present time step-Col.(8)of the previous time step. Column(10)=((PERVIOUS area/Total area)x Col.(7))+((IMPERVIOUS area/Total area)x Col.(9)) Column(11)=(60.5 x Col.(10)x Total Area)/10(dt=10 minutes) Routing Constant,w=dt/(2Tc+dt) = 0.5 Column(12)=Col.(12)of Previous Time Step+(w x[Col.(11)of Previous Time Step +Col.(11)of Present Time Step-(2 x Col.(12)of Previous Time Step)]) 'H :. ::::=::: .;:: il.li f?;Al.l. ;::kfil: tE u.s'A l 4: 01)E' t'....[ A ARrArr 'rtTf.i lAWMOV# 'f3 OORA rl (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12 Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- lncre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- , No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph €f min. %of Pt in. in. in. in. in. in. in. cfs cfs 1 10� 0.0040 0.0138 0.0138 ' 0.0000 0.0000 ' 0.0000 0.0000 ' 0.0000 0.000 0.000 2 201 0.0040 0.0138 0.0276 0.0000 0.0000 I 0.0000 0.0000 I 0.0000 0.000 0.000 3 30 0.0040 0.0138 0.0414 0.0000 0.0000 0.0000 0.0000 0.0000 0.000 0.000 4 40 0.0040 0.0138 0.0552 0.0000 0.0000 0.0009 0.0009 1 0.0007 0.002 0.001 I I I 5 50 0.0040 0.0138 0.0690 0.0000 0.0000 0.0034 0.0025 0.0019 0.006 0.004 6 60 0.0040 0.0138 0.0828 0.0000 0.0000 0.0072 0.0037 0.0028 0.008 0.007 7 70 0.0040 0.0138 0.0966 0.0000 0.0000 0.0120 0.0048 0.0036 0.011 0.010 8 80 0.0040 0.0138 0.1104 0.0000 0.0000 0.0177 0.0057 0.0043 0.013 0.012 9 90 0.0040 0.0138 0.1242 0.0000 0.0000 0.0242 0.0065 0.0049 0.015 0.014 10 100 0.0040 0.0138 0.1380 0.0000 0.0000 0.0313 0.0072 0.0054 0.016 0.015 11 110 h 0.0050 0.0173 0.1553 0.0000 0.0000 0.0411 0.0098 0.0074 0.022 0.019 12 120 0.0050 0.0173 0.1725 0.0000 0.0000 0.0516 0.0105 0.0080 0.024 0.023 1 13 130 0.0050 0.0173 0.1898 0.0000 0.0000 0.0628 0.01121 0.0084 0.025 0.024 14 140 0.0050 0.0173 0.2070 0.0000 0.0000 0.0746 0.0118 0.0089 0.026 0.026 15 150 0.0050 0.0173 0.2243 1 0.0000 0.0000 0.0868 0.0122 0.0092 0.027 0.027 16 160 0.0050 0.0173 0.2415 1 0.0000 0.0000 0.0995 0.0127 0.0096 0.028 0.028 17 170 0.0060 0.0207 0.2622 0.0000 0.0000 0.1152 0.0157 0.0119 0.035 0.032 18 180 1 0.0060 0.0207 0.2829 0.0000 0.0000 0.1314 0.0162 0.0122 0.036 0.036 1 19 190 0.0060 0.0207 0.3036 0.0000 0.0000 0.1479 0.0166 0.0125 0.037 0.037 20 200 0.0060 0.0207 0.3243 0.0000 0.0000 0.1648 0.0169 0.0128 0.038 0.0371 . I L J L 1 21 210 0.0060 0.0207 0.3450 0.0002 0.0002 0.1820 0.0172 0.0131 0.039 0.038 I 22 220 I 0.0060 0.0207 0.3657 0.0010 0.0007 0.1995 0.0175 0.0134 0.040 0.039 I 23 230 0.0070 0.0242 0.3899 I 0.0024 0.0015 0.2203 0.0207 0.0160 0.047 0.044 24 240 0.0070 0.0242 0.4140 0.0046 0.0021 0.2413 0.0210 0.0164 0.049 0.048 25 250 0.0070 0.0242 0.4382 0.0073 0.0027 0.2625 0.0213 0.0167 0.050 0.049 I 26 260 1 0.0070 0.0242 0.4623 1 0.0106 0.0033 0.2840 0.0215 0.0170 0.050 0.050 27 270 0.0070 0.0242 0.4865 0.0145 0.0039 0.3057 0.0217 0.0173 0.051 0.051 28 280 I 0.0070 0.0242 0.5106 I 0.0189 0.0044 I 0.3275 0.0219 0.0176 0.052 0.052 I 29 290 0.0082 0.0283 0.5389 0.0247 0.0058 0.3533 0.0258 0.0209 0.062 0.057 30 300 0.0082 0.0283 0.5672 L 0.0312 0.00651 0.3793 0.0260 L 0.0212 0.063 0.062 31 310 0.0082 0.0283 0.5955 0.0384 0.0072 0.4055 0.0262 0.0215 0.064 0.063 I 1 32 320 0.0082 0.0283 0.6238 0.0462 0.0078 0.4318 0.0263 0.0218 0.065 0.0641 :.::.;;:.;:;1E..;:.;:.;:. ;:.;;:. <. .;: i![N;4::........ .:" 1!'ERVIOi.1S. ?t::>:VilP.EitViU' :ir.. ; '"":JR. .. . . : . (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- mere- Accumu- Incre- Total Instant design Step dish-i- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in. in. in. in. in. in. in. cfs cfs 33 330 0.0082 0.0283 0.6521 0.0545 0.0084 0.4582 0.0265 • 0.0220 0.065 0.065 � 34 340 0.0082 0.0283 0.6803 I 0.0635 0.0089 0.4848 0.02661 0.0223 0.066 0.0661 I 35 350 0.0095 0.0328 0.7131 I 0.0745 0.0110 0.5157 0.0309 0.0261 0.077 0.072 1 36 360 0.0095 0.0328 0.7459 0.0863 0.0117 0.5468 0.0311 0.0263 0.078 0.0781 I I I 37 370 I 0.0095 0.0328 0.7787 I 0.0986 0.0124 t 0.5780 0.0312 I 0.0266 0.079 0.0781 38 380 I 0.0095 0.0328 0.8114 0.1117 0.0130 0.6093 0.0313 0.0268 0.079 0.0791 39 390 0.0095 0.0328 0.8442 0.1253 0.0136 0.6407 0.0314 0.0270 0.080 0.0801 I I I 40 400 0.0095 0.0328 0.8770 0.1395 0.0142 1 0.6721 0.0315 I 0.0272 0.081 0.0801 1 41 410 0.0134 0.0462 0.9232 0.1605 0.0210 0.7167 0.0445 0.0388 0.115 0.0981 42 420 I 0.0134 0.0462 0.9695 0.1825 0.0220 I 0.7613 0.0447 0.0391 0.116 0.1151 43 430 � 0.0134 0.0462 1.0157 0.2055 0.0230 � 0.8061 0.0448 � 0.0394 0.117 0.1161 44 440 I 0.0180 0.0621 1.0778 0.2377 0.0323 I 0.8664 0.0603 I 0.0535 0.158 0.1381 45 450 0.0180 0.0621 1.1399 0.2715 0.0338 0.9269 0.0605 0.0540 0.160 0.1591 46 460 � 0.0340 0.1173 1.2572 � 0.3391 0.0676 � 1.0416 0.1147 � 0.1031 0.306 0.2331 47 470 0.0540 0.1863 1.4435 I 0.4551 0.1161 I 1.2245 0.1829 0.1665 0.494 0.4001Qpeak 48 480 I 0.0270 0.0932 1.5366 0.5166 0.0615 I 1.3162 0.0917 0.0843 0.250 0.3721 49 490 � 0.0180 0.0621 1.5987 0.5587 0.0421 1.3775 0.0612 0.0566 0.168 0.2091 I 50 500 0.0134 0.0462 1.6450 0.5906 0.0319 1.4231 0.0456 0.0423 0.125 0.1461 I 51 510 I 0.0134 0.0462 1.6912 r 0.6230 0.03231 1.4688 0.0457 r 0.0424 0.126 0.1251 52 520 � 0.0134 0.0462 1.7374 � 0.6557 0.0328 1.5144 0.0457 0.0425 0.126 0.1261 I 53 530 0.0088 0.0304 1.7678 I 0.6775 0.0217 1.5445 0.0300 0.0280 0.083 0.1051 I 54 540 0.0088 0.0304 1.7981 I 0.6994 0.0219 1.5745 0.0300 0.0280 0.083 0.0831 55 550 0.0088 0.0304 1.8285 I 0.7215 0.0221 1.6045 0.0300 0.0281 0.083 0.0831 I I I 1 1 56 560 0.0088 0.0304 1.8589 0.7437 0.0222 1.6346 0.0300 0.0281 0.083 0.0831 I 57 570 0.0088 0.0304 1.8892 0.7661 0.0224 1.6646 0.0301 I 0.0282 0.084 0.0831 58 580 0.0088 0.0304 1.9196 0.7886 0.0225 1.6947 0.0301 0.0282 0.084 0.0841 59 590 0.0088 0.0304 1.9499 0.8113 0.0227 1.7248 0.0301 0.0283 0.084 0.0841 60 600 0.0088 0.0304 1.9803 I 0.8341 0.0228 1.7548 0.0301 I 0.0283 0.084 0.0841 61 610 0.0088 0.0304 2.0107 r 0.8571 0.02301 1.7849 0.0301 r 0.0283 0.084 0.084 62 620 0.0088 0.0304 2.0410 0.8802 0.0231 1.8150 0.0301 0.0284 0.084 0.0841 I 63 630 0.0088 0.0304 2.0714 0.9034 0.0232 1.8451 0.0301 I 0.0284 0.084 0.0841 64 640 0.0088 0.0304 2.1017 0.9268 0.0234 1.8752 0.0301 I 0.0285 0.084 0.0841 65 650 0.0072 0.0248 2.1266 0.9460 0.0192 1.8999 0.0246 � 0.0233 0.069 0.077 I 66 660 0.0072 0.0248 2.1514 0.9652 0.0193 I 1.9245 0.0246 0.0233 0.069 0.0691 I 67 670 I 0.0072 0.0248 2.1763 I 0.9846 0.0194 I 1.9492 0.0246 I 0.0234 0.069 0.0691 68 680 0.0072 0.0248 2.2011 1.0040 0.0194 1.9738 0.0247 0.0234 0.069 0.0691 I I I 1 69 690 0.0072 0.0248 2.2259 1.0236 0.0195 1.9985 0.0247 0.0234 0.069 0.0691 1 70 700 0.0072 0.0248 2.2508 1.0431 0.0196 2.0231 0.0247 0.0234 0.069 0.0691 71 710 0.0072 0.0248 2.2756 r 1.0628 0.01971 2.0478 0.0247 r 0.0234 0.069 0.069-1 I 1 I I I 1 72 720 1 0.0072 0.0248 2.3005 I 1.0825 0.0197 2.0725 0.0247 0.0235 0.070 0.0701 1 73 730 0.0072 0.0248 2.3253 I 1.1023 0.0198 2.0971 0.0247 0.0235 0.070 0.0701 74 740 0.0072 0.0248 2.3501 1 1.1222 0.0199 1 2.1218 0.0247 0.0235 0.070 0.0701 75 750 0.0072 0.0248 2.3750 1.1422 0.0199 � 2.1465 0.0247 0.0235 0.070 0.0701 76 760 0.0072 0.0248 2.3998 1.1622 0.0200 2.1712 0.0247 0.0235 0.070 0.0701 77 770 0.0057 0.0197 2.4195 1 1.1780 0.0159 2.1907 0.0195 0.0186 0.055 0.0631 78 780 � 0.0057 0.0197 2.4392 1.1940 0.0159 2.2103 0.0195 � 0.0187 0.055 0.0551 I 79 790 I 0.0057 0.0197 2.4588 1 1.2099 0.0160 I 2.2298 0.0195 I 0.0187 0.055 0.0551 80 8001 0.0057 0.0197 2.4785 I 1.2259 0.0160 2.2493 0.0195 I 0.0187 0.055 0.0551 81 810 � 0.0057 0.0197 2.4981 j 1.2420 0.0160 2.2689 0.0195 1- 0.0187 0.055 0.055 I 82 820 I 0.0057 0.0197 2.5178 I 1.2580 0.0161 I 2.2884 0.0196 0.0187 0.055 0.0551 83 830 I 0.0057 0.0197 2.5375 I 1.2741 0.0161 I 2.3080 0.0196 0.0187 0.055 0.0551 84 840 1 0.0057 0.0197 2.5571 1.2903 0.0161 2.3276 0.0196 0.0187 0.055 0.0551 I I 1 85 850 0.0057 0.0197 2.5768 1.3065 0.0162 2.3471 0.0196 0.0187 0.056 0.0561 I 86 860 I 0.0057 0.0197 2.5965 I 1.3227 0.0162 1 2.3667 0.0196 I 0.0187 0.056 0.0561 87 870 1 0.0057 0.0197 2.6161 1.3390 0.0163 2.3862 0.0196 0.0187 0.056 0.0561 I I I 1 88 880 1 0.0057 0.0197 2.6358 1.3552 0.0163 1 2.4058 0.0196 0.0188 0.056 0.0561 89 890 0.0050 0.0173 2.6531 I 1.3696 0.0143 2.4229 0.0172 0.0165 0.049 0.0521 90 900 0.0050 0.0173 2.6703 1 1.3839 0.0143 a 1 2.4401 0.0172 1 0.0165 0.049 0.0491 I 1- 1- 4 91 910 1 0.0050 0.0173 2.6876 I 1.3983 0.0144 I 2.4573 0.0172 1 0.0165 0.049 0.0491 1 92 920 0.0050 0.0173 2.7048 1.4127 0.0144 2.4744 0.0172 1 0.0165 0.049 0.0491 93 930 0.0050 0.0173 2.7221 I 1.4271 0.0144 2.4916 0.0172 1 0.0165 0.049 11.0491 94 940 � 0.0050 0.0173 2.7393 � 1.4415 0.0144 2.5088 0.0172 � 0.0165 0.049 0.0491 95 950 1 0.0050 0.0173 2.7566 1.4560 0.0145 I 2.5259 0.0172 I 0.0165 0.049 0.0491 171:1t:tri ;: ': :.: MERvICIu>,AIR.En;.IMgERV1:QVsik. (I) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min. %of Pt in. in. in. in. in in. in. cfs cfs 96 960 . 0.0050 0.0173 2.7738 . 1.4705 0.0145 ' 2.5431 0,0172 0.0165 0.049 0.049 97 970 0.0050 0.0173 2.7911 1 1.4850 0.0145 I 2.5602 0.0172 I 0.0165 0.049 0.0491 98 980 0.0050 0.0173 2.8083 1.4995 0.0145 2.5774 0.0172 0.0165 0.049 0.0491 99 990 0.0050 0.0173 2.8256 1.5141 0.0146 2.5946 0.0172 I 0.0165 0.049 0.0491 I I I I I I 100 1000 0.0050 0.0173 2.8428 1.5286 0.0146 2.6118 0.0172 0.0165 0.049 0.0491 1 101 1010 1 0.0040 0.0138 2.8566 I 1.5403 0.0117 2.6255 0.0137 0.0132 0.039 0.0441 102 1020 0.0040 0.0138 2.8704 1.5520 0.0117 2.6392 0.0137 0.0132 0.039 0.0391 I I I I 1 103 1030 I 0.0040 0.0138 2.8842 1 1.5637 0.0117 2.6530 0.0137 0.0132 0.039 0.0391 1 104 1040 0.0040 0.0138 2.8980 1.5754 0.0117 2.6667 0.0137 0.0132 0.039 0.0391 105 1050 0.0040 0.0138 2.9118 1.5872 0.0117 2.6804 0.0137 0.0132 0.039 0.0391 106 1060 1 0.0040 0.0138 2.9256 1.5989 0.0117 2.6942 0.0137 0.0133 0.039 0.0391 I 107 1070 0.0040 0.0138 2.9394 1.6107 0.0118 2.7079 0.0137 0.0133 0.039 0.0391 108 1080 0.0040 0.0138 2.9532 1.6225 0.0118 2.7217 0.0137 0.0133 0.039 0.0391 109 1090 0.0040 0.0138 2.9670 1 1.6342 0.0118 2.7354 0.0137 0.0133 0.039 0.0391 I 110 1100 0.0040 0.0138 2.9808 1.6460 0.0118 2.7491 0.0137 0.0133 0.039 0.0391 111 1110 1 0.0040 0.0138 2.9946 r 1.6579 0.01181 2.7629 0.0137 r 0.0133 0.039 0.0397 112 1120 1 0.0040 0.0138 3.0084 1.6697 0.0118 1 2.7766 0.0137 0.0133 0.039 0.0391 I 113 1130 0.0040 0.0138 3.0222 1.6815 0.0118 2.7904 0.0137 0.0133 0.039 0.0391 1 114 1140 0.0040 0.0138 3.0360 1.6934 0.0119 2.8041 0.0137 0.0133 0.039 0.0391 115 1150 0.0040 0.0138 3.0498 1.7052 0.0119 2.8179 0.0137 0.0133 0.039 0.0391 I I 1 I 116 1160 0.0040 0.0138 3.0636 1.7171 0.0119 2.8316 0.0137 0.0133 0.039 0.0391 1 117 1170 0.0040 0.0138 3.0774 1.7290 0.0119 2.8454 0.0137 0.0133 0.039 0.0391 118 1180 0.0040 0.0138 3.0912 1.7409 0.0119 2.8591 0.0137 0.0133 0.039 0.0391 I I I 1 119 1190 0.0040 0.0138 3.1050 1.7528 0.0119 2.8728 0.0137 0.0133 0.039 0.0391 1 120 1200 0.0040 0.0138 3.1188 1.7647 0.0119 2.8866 0.0137 0.0133 0.039 0.0391 121 1210 1 0.0040 0.0138 3.1326 r 1.7767 0.01191 2.9003 0.0137 r 0.0133 0.039 0.0391 122 1220 1 0.0040 0.0138 3.1464 1 1.7886 0.0119 1 2.9141 0.0137 0.0133 0.039 0.0391 1 123 1230 1 0.0040 0.0138 3.1602 I 1.8006 0.0120 2.9278 0.0137 0.0133 0.039 0.0391 124 1240 0.0040 0.0138 3.1740 1 1.8125 0.01201 2.9416 0.0137 0.0133 0.039 0.0391 125 1250 0.0040 0.0138 3.1878 1.8245 0.0120 2.9553 0.0137 0.0133 0.039 0.0391 126 1260 0.0040 0.0138 3.2016 1.8365 0.0120 2.9691 0.0137 0.0133 0.039 0.0391 127 1270 0.0040 0.0138 3.2154 1.8485 0.0120 2.9828 0.0137 0.0133 0.039 0.0391 128 1280 0.0040 0.0138 3.2292 1.8605 0.0120 1 2.9966 0.0137 0.0133 0.040 0.0391 129 1290 0.0040 0.0138 3.2430 1.8725 0.0120 3.0103 0.0138 0.0133 0.040 0.0401 130 1300 1 0.0040 0.0138 3.2568 1 1.8846 0.0120 1 3.0241 0.0138 1 0.0133 0.040 0.0401 131 1310 r 0.0040 0.0138 3.2706 I- 1.8966 0.01204 3.0378 0.0138 ~ 0.0133 0.040 0.0401 I I 1 132 1320 0.0040 0.0138 3.2844 1.9087 0.0121 I 3.0516 0.0138 I 0.0133 0.040 0.0401 133 1330 0.0040 0.0138 3.2982 1.9208 0.0121 1 3.0653 0.0138 0.0133 0.040 0.0401 134 1340 0.0040 0.0138 3.3120 1.9328 0.0121 3.0791 0.0138 0.0133 0.040 0.0401 1 I I 1 135 1350 0.0040 0.0138 3.3258 1.9449 0.0121 I 3.0928 0.0138 0.0133 0.040 0.0401 136 1360 0.0040 0.0138 3.3396 1.9570 0.0121 I 3.1066 0.0138 0.0133 0.040 0.0401 137 1370 0.0040 0.0138 3.3534 1.9691 0.0121 3.1203 0.0138 0.0134 0.040 0.0401 1 138 1380 0.0040 0.0138 3.3672 1.9812 0.0121 3.1341 0.0138 0.0134 0.040 0.0401 I 139 1390 0.0040 0.0138 3.3810 1.9934 0.0121 I 3.1479 0.0138 0.0134 0.040 0.0401 140 1400 0.0040 0.0138 3.3948 2.0055 0.0121 1 3.1616 0.0138 0.0134 0.040 0.0401 141 1410 h 0.0040 0.0138 3.4086 2.0177 0.0121 3.1754 0.0138 0.0134 0.040 0.0401 I 142 1420 0,0040 0.0138 3.4224 2.0298 0.0122 3.1891 0.0138 0.0134 0.040 0.0401 1 143 1430 I 0.0040 0.0138 3.4362 1 2.0420 0.0122 3.2029 0.0138 0.0134 0.040 0.0401 144 1440 0.0040 0.0138 3.4500 L 2.0542 0.01221 3.2166 0.0138 L 0.0134 0.040 0.0401 Total Volume of Runoff= 5203 cu.ft. (Found by summing this column and multiplying by 600.600 is the conversion required to convert SUM(Q)in cfs to total volume in cubic feet as follows: V=SUM(Q)x dt (cu.ft.)=(cu.ft/s)x(10 min.)x(60 s/min.) Given: y d?a:aPAHLISCH HOMES OFFICE BUILDING i"i:::> ':::> 0.49 acres ..................... ` wue 3.9 inches(Total rainfall for 25 year-24 hour storm event) d1:::> >:>:%: 10 min. .................... 1'iem z > > 5.00 min. (POST-Developed site conditions) V?; F-T9.1�°:'*r - :::::::i:::::::::::::::::i':> I\IPISIZ\-1O .::'�tlte.:: i:::::::i::::i: �r:3t'`:::!:*:»:!::: :.0.12acres :::......: :1ri:1 0.37. acres ..... ':<:::? 3::i:: 86 ('N - 98 .................. .................... 1.63 S - 0.20 04:::;:;: ::;:::::::;:<>: 0.33 U.25 ;,-> 0.04 Compute: W00 exeio(udon4Lt1oisP,w4.:hydr grapl! :s>«> Column(3)=SCS Typc IA Rainfall Distribution Column(4)=Col.(3)x Pt=2 year-24 Hour Hyetograph at this location. Column(5)=Accumulated Sum of Col.(4) Column(6)=[If P<=0.2S]=0;Note,use PERVIOUS Area"S"value. [If P>0.2S]=(Col.(5)-0.2S)^2/(Col.(5)+0.8S);Using the PERVIOUS Area"S"value. Column(7)=Col.(6)of Present Time Step-Col.(6)of Previous Time Step Column(8)=Same method as for Col.(6),except use the IMPERVIOUS Area"S"value. Column(9)=Col.(8)of the present time step-Col.(8)of the previous time step. Column(10)=((PERVIOUS area/Total area)x Col.(7))+((IMPERVIOUS area/Total area)x Col.(9)) Column(11)=(60.5 x Col.(10)x Total Area)/10(dt=10 minutes) Routing Constant,w=dt/(2Tc+dt) = 0.5 Column(12)=Col.(12)of Previous Time Step+(w x[Col.(11)of Previous Time Step +Col.(11)of Present Time Step-(2 x Col.(12)of Previous Time Step)]) :: 1 :::: :: ::>:: _::::::::i1;::::::::<:>:<::: «z:i:>::i::i:i:>::>::>::: . . :::: : . , : ;,-TO : >:: .0#i) Y?f1aE'10g00 11 (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- , No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph # min %of Pt in. in. in. in. in. in. in. cfs cfs 1 101 0.0040 0.0156 0.0156 0.0000 0.0000 � 0.0000 0.0000 0.0000 0.000 0.000 � 2 201 0.0040 0.0156 0.0312 0.0000 0.00001 0.0000 0.0000 0.0000 0.000 0.0001 3 30 I 0.0040 0.0156 0.0468 0.0000 0.0000 I 0.0002 0.0002 0.0001 0.000 0.0001 4 40 0.0040 0.0156 0.0624 0.0000 0.00001 0.0021 0.0019 0.0014 0.004 0.002 I I 1 5 50 0.0040 0.0156 0.0780 0.0000 0.00001 0.0057 0.0037 0.0028 0.008 0.006 6 60 0.0040 0.0156 0.0936 0.0000 0.00001 0.0108 0.0051 I 0.0039 0.011 0.010 7 70 0.0040 0.0156 0.1092 0.0000 0.0000 0.0172 0.0063 0.0048 0.014 0.013 8 80 0.0040 0.0156 0.1248 0.0000 0.0000 � 0.0245 0.0073 0.0055 0.016 0.015 � 9 90 0.0040 0.0156 0.1404 0.0000 0.00001 0.0327 0.0082 0.0062 0.018 0.017 10 100 0.0040 0.0156 0.1560 0.0000 0.00001 0.0416 0.0089 0.0067 0.020 0.019 11 110 1- 0.0050 0.0195 0.1755 0.0000 0.0000� 0.0535 0.0120 0.0091 0.027 0.023 12 120 0.0050 0.0195 0.1950 0.0000 0.00001 0.0664 0.0128 0.0097 0.029 0.028 13 130 I 0.0050 0.0195 0.2145 1 0.0000 0.00001 0.0799 0.0135 0.0102 0.030 0.029 14 140 0.0050 0.0195 0.2340 0.0000 0.0000 0.0939 0.0141 0.0106 0.032 0.031 15 150 0.0050 0.0195 0.2535 0.0000 0.00001 0.1085 0.0146 0.0110 0.033 0.032 16 160 0.0050 0.0195 0.2730 0.0000 0.00001 0.1236 0.0150 0.0114 0.034 0.033 17 170 0.0060 0.0234 0.2964 0.0000 0.00001 0.1421 0.0185 0.0140 0.042 0.038 I I 1 18 180 I 0.0060 0.0234 0.3198 0.0000 0.00001 0.1611 0.0190 0.0144 0.043 0.042 19 190 0.0060 0.0234 0.3432 0.0002 0.00021 0.1805 0.0194 0.0147 0.044 0.043 20 200 1 0.0060 0.0234 0.3666 0.0010 0.00081 0.2003 0.0198 0.0151 0.045 0.044 L L 1 1_ 21 210 1 0.0060 0.0234 0.3900 0.0025 0.00141 0.2204 0.0201 1 0.0155 0.046 0.045 22 220 I 0.0060 0.0234 0.4134 0.0045 0.00201 0.2407 0.0203 I 0.0159 0.047 0.047 23 230 0.0070 0.0273 0.4407 0.0076 0.0031 1 0.2648 0.0240 0.0189 0.056 0.052 24 240 0.0070 0.0273 0.4680 0.0115 0.0039 � 0.2891 0.0243 � 0.0193 0.057 0.057 25 250 0.0070 0.0273 0.4953 0.0160 0.00461 0.3136 0.0246 0.0197 0.058 0.058 26 260 0.0070 0.0273 0.5226 0.0213 0.00521 0.3384 0.0248 0.0200 0.059 0.059 27 270 0.0070 0.0273 0.5499 0.0272 0.0059 � 0.3634 0.0250 0.0203 0.060 0.060 28 280 I 0.0070 0.0273 0.5772 0.0337 0.0065 I 0.3885 0.0251 I 0.0206 0.061 0.061 I 29 290 1 0.0082 0.0320 0.6092 0.0421 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S�77......i'iiF31C�:cv::i;:i si::>::i::;i:::::::::.....l�4i:T:aJC%::;:;:rrSr::Si::;is i'.....:::::i;:J:::::::::iii: :?rii:i:'r� (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (12) Time Time Rainfall Incre- Accumu- Accumu- Incre- Accumu- Incre- Total Instant design Step distri- mental lated lated mental lated mental Runoff hydro- hydro- No. bution Rainfall Rainfall Runoff Runoff Runoff Runoff graph graph 1t min. %of Pt in. in. in in. in. in. in. cfs cfs 96 960 . 0.0050 0.0195 3.1356 . 1.7793 0.0169 . 2.9033 0,0194 0.0188 0.056 0.056' 1 97 970 I 0.0050 0.0195 3.1551 I 1.7961 0.0169 I 2.9228 0.0194 I 0.0188 0.056 0.0561 98 980 I 0.0050 0.0195 3.1746 1.8131 0.0169 I 2.9422 0.0194 I 0.0188 0.056 0.0561 99 990 I 0.0050 0.0195 3.1941 1.8300 0.0169 1 2.9616 0.0194 1 0.0188 0.056 0.0561 I I I I I I 100 1000 1 0.0050 0.0195 3.2136 1.8469 0.0170 1 2.9810 0.0194 0.0188 0.056 0.0561 101 1010 0.0040 0.0156 3.2292 1.8605 0.0136 I 2.9966 0.0155 I 0.0151 0.045 0.0501 102 1020 0.0040 0.0156 3.2448 1.8741 0.0136 3.0121 0.0155 0.0151 0.045 0.0451 I I I 1 103 1030 0.0040 0.0156 3.2604 1.8877 0.0136 3.0277 0.0155 1 0.0151 0.045 0.0451 1 104 1040 0.0040 0.0156 3.2760 1.9013 0.0136 3.0432 0.0155 0.0151 0.045 0.0451 105 1050 0.0040 0.0156 3.2916 1.9150 0.0136 3.0588 0.0155 0.0151 0.045 0.0451 106 1060 0.0040 0.0156 3.3072 1.9286 0.0136 � 3.0743 0.0155 1 0.0151 0.045 0.0451 I 107 1070 0.0040 0.0156 3.3228 1.9423 0.0137 3.0898 0.0155 I 0.0151 0.045 0.0451 108 1080 0.0040 0.0156 3.3384 1.9560 0.0137 3.1054 0.0155 0.0151 0.045 0.0451 109 1090 0.0040 0.0156 3.3540 � 1.9696 0.0137 � 3.1209 0.0155 � 0.0151 0.045 0.0451 I 110 1100 0.0040 0.0156 3.3696 1.9833 0.0137 3.1365 0.0155 I 0.0151 0.045 0.0451 111 1110 r 0.0040 0.0156 3.3852 r 1.9971 0.01371 3.1520 0.0155 r 0.0151 0.045 0.0451 112 1120 0.0040 0.0156 3.4008 � 2.0108 0.0137 3.1676 0.0155 I 0.0151 0.045 0.0451 I 113 1130 0.0040 0.0156 3.4164 2.0245 0.0137 3.1831 0.0155 I 0.0151 0.045 0.0451 1 114 1140 0.0040 0.0156 3.4320 2.0383 0.0137 3.1987 0.0155 0.0151 0.045 0.0451 115 1150 0.0040 0.0156 3.4476 2.0520 0.0138 3.2142 0.0155 0.0151 0.045 0.0451 1 I I I I 116 1160 0.0040 0.0156 3.4632 2.0658 0.0138 1 3.2298 0.0156 0.0151 0.045 0.0451 1 117 1170 0.0040 0.0156 3.4788 2.0796 0.0138 3.2453 0.0156 0.0151 0.045 0.0451 118 1180 0.0040 0.0156 3.4944 2.0934 0.0138 1 3.2609 0.0156 1 0.0151 0.045 0.0451 I I I I 1 1 119 1190 0.0040 0.0156 3.5100 2.1072 0.0138 1 3.2764 0.0156 1 0.0151 0.045 0.0451 1 120 1200 0.0040 0.0156 3.5256 2.1210 0.0138 3.2920 0.0156 I 0.0151 0.045 0.0451 121 1210 1 0.0040 0.0156 3.5412 r 2.1349 0.01381 3.3075 0.0156 r 0.0151 0.045 0.045 122 1220 � 0.0040 0.0156 3.5568 � 2.1487 0.0138 � 3.3231 0.0156 � 0.0151 0.045 0.045 1 123 1230 0.0040 0.0156 3.5724 2.1625 0.0139 3.3387 0.0156 0.0151 0.045 0.0451 124 1240 0.0040 0.0156 3.5880 2.1764 0.0139 I 3.3542 0.0156 0.0151 0.045 0.0451 125 1250 0.0040 0.0156 3.6036 2.1903 0.0139 3.3698 0.0156 0.0151 0.045 0.0451 1 126 1260 1 0.0040 0.0156 3.6192 1 2.2042 0.0139 1 3.3853 0.0156 1 0.0151 0.045 0.0451 1 127 1270 1 0.0040 0.0156 3.6348 1 2.2181 0.0139 3.4009 0.0156 0.0151 0.045 0.0451 128 1280 � 0.0040 0.0156 3.6504 � 2.2320 0.0139 3.4164 0.0156 0.0152 0.045 0.0451 I 129 1290 1 0.0040 0.0156 3.6660 2.2459 0.0139 3.4320 0.0156 0.0152 0.045 0.0451 130 1300 1 0.0040 0.0156 3.6816 1 2.2598 0.0139 I 3.4475 0.0156 1 0.0152 0.045 0.0451 131 1310 0.0040 0.0156 3.6972 r 2.2738 0.01391 3.4631 0.0156 I- 0.0152 0.045 0.0451 I I I I I 132 1320 0.0040 0.0156 3.7128 2.2877 0.0140 3.4786 0.0156 0.0152 0.045 0.0451 1 133 1330 I 0.0040 0.0156 3.7284 2.3017 0.0140 3.4942 0.0156 0.0152 0.045 0.0451 134 1340 0.0040 0.0156 3.7440 2.3157 0.0140 3.5098 0.0156 0.0152 0.045 0.0451 I I I 135 1350 1 0.0040 0.0156 3.7596 2.3296 0.0140 3.5253 0.0156 0.0152 0.045 0.00451 1 136 1360 0.0040 0.0156 3.7752 2.3436 0.0140 3.5409 0.0156 0.0152 0.045 0.0451 1 137 1370 0.0040 0.0156 3.7908 2.3576 0.0140 3.5564 0.0156 0.0152 0.045 0.0451 138 1380 � 0.0040 0.0156 3.8064 � 2.3716 0.0140 � 3.5720 0.0156 0.0152 0.045 0.0451 I 139 1390 0.0040 0.0156 3.8220 2.3857 0.0140 3.5876 0.0156 0.0152 0.045 0.0451 140 1400 1 0.0040 0.0156 3.8376 1 2.3997 0.01401 3.6031 0.0156 0.0152 0.045 0.0451 141 1410 � 0.0040 0.0156 3.8532 I- 2.4137 0.0140� 3.6187 0.0156 0.0152 0.045 0.0451 1 142 1420 0.0040 0.0156 3.8688 2.4278 0.0140 1 3.6342 0.0156 0.0152 0.045 0.0451 143 1430 0.0040 0.0156 3.8844 2.4418 0.0141 I 3.6498 0.0156 0.0152 0.045 0.0451 144 1440 � 0.0040 0.0156 3.9000 L 2.4559 0.01411 3.6654 0.0156 L 0.0152 0.045 0.0451 Total Volume of Runoff= 5979 Cu.11. (Found by summing this column and multiplying by 600.600 is the conversion required to convert SUM(Q)in cfs to total volume in cubic feet as follows: V=SUM(Q)x dt (cu.ft.)=(cult's)x(10 min.)x(60 simin.) PR,E - APPLICATION CONFERENCE NOTES PRE1 IP ' CAT a , mss, .F .,,,: CommunityDeve£opment .Sfa m A'Betterrommumty (Pre-App cat of eetingilotes re ai for 161 Months) p NON-RESIDENTIAL tcI Q? PRE-APP.MTG.DATE: STAFF AT PRE-APP.: APPLICANT: AGENT: Phone:[ l Phone: [ l PROPERTY LOCATION: ADDRESS/GEN.LOCATION: 7 i a__O -S 1_}-) G-o N 2-A- A TAX MAPS]/LOT#151: NECESSARY APPLICATION[S]: PROPOSAL DESCRIPTION: $cal L n cr 5 ?-( S D — COMPREHENSIVE PLAN MAP DESIGNATION: ZONING MAP DESIGNATION: C.I.T.AREA FACILITATOR: PHONE: [503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE: sq. ft. verage lot width: 50 ft. Maximum building height: ; SPECIAL SETBACKS D STREETS: feet from the centerline of ➢ ESTABLISHED AREAS: feet from . > LOWER INTENSITY ZONES: feet, along the site's boundary. > FLAG LOT: 10-FOOT SIDE YARD SETBACK. (Refer to Code Chapter 18.730) SPECIAL BUILDING HEIGHT PROVISIONS BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: • A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; Y All actual building setbacks will be at least half(%2) of the building's height; and D The structure will not abut a residential zoned district. (Refer to Code Section 18.130.010.RJ S)-- S PARKING AND ACCESS 2-oW t REQUIRED parking for this type of use: Tr) • Parking SHOWN on preliminary plan(s): S E REQUIRED parking: : 5 11 oo d Parking SHOWN on preliminary plan(s): ✓t-L-L- NO MORE THAN 40% of required spaces may be designated and/pr dimensioned as compact spaces. 5 13 uw+"0-6-- PARKING STALLS shall be dimensioned as follows: /". 3 kt > Standard parking space dimensions: 8 feet, 6 inches ( feet Gp D Compact parking space dimensions: 7 feet, 6 inches x 16 eet, c inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3)feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. (Refer to Code Section 18.765.0401 Handicapped Parking: D All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the 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 RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Minimum number of accesses: Minimum access width: Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: (Refer to Code Chapters 18.765 and 18.705) CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 MON3uideiUel Appllcetlon/rleualug Division Section WALKWAY REQUIREMENTS WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. (Refer to Code Section 18.705.030) LOADING AREA REQUIREMENTS Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. Oyu, ( (Refer to Code Section 18.765.080) CLEAR VISION AREA f7 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND co 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 street's functional classification. (Refer o Code Chapter 18.795) BUFFERING AND SCREENING / 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. _ /S 'T 3 c .dr, .4- (Refer to Code Chapter 18.7451 The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: feet along north boundary. 0� K feet along east boundary. feet along south boundary. feet along west boundary. -IN-ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING 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. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.745,18.765 and 18.1051 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 NOMIesldentlal AppllcitleuRlaoolog 11v15111 Section SIGNS _ = SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for . review before the Hearings Officer. (Refer to Code Chapter 18.780) SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN A-HE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON OPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attemp o preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Chapter 18.115) STEEP SLOPES When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the appr al standards of the Tigard Community Development Code Section 18.775.080.C. The report all be based upon field exploration and investigation and shall include specific recommendations ,for achieving the requirements of Section 18.775.080.0.2 and 18.775.080.0.3. UNIFIED SEWERAGE AGENCY(USA]BUFFER STANDARDS,R a 0 96-44 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. Design Criteria: The VEGETATED CORRIDOR SJIALL BE A MINIMUM OF 25-FEET-WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of portion of the vegetated corridor, then the surface water in this area shall be directed to an area/of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. 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 allowed below: '- A GRAVEL WA AY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than ten (10) feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 MOM-Ie:ideatlal Mollcatlaa/Maaoloo'NW's Sutton Y WATER QUALITY FACILITIES may encroach into the vegetal,, corridor a maximum of ten (10) feet with the approval of the Agency or City. . Location of Vegetated 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. (Refer to R&0 96-44/USA Regulations-Chapter 3,Design for SWMI WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimiz streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, re i eational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE EQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" rovisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that '"significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. l Major Streams: / Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING TREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include S,Limmer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaties of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). Y The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. Y The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. [Refer to Code Section 18.791.030] CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 MON-iesldeatlel Apallcstloo!Nsonla0 Division Section Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.050 that demonstrates all of the following: ➢ Native plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; ➢ That vegetation was not removed contrary to the provisions of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year floodplain; and ➢ The average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.797.100) . TREE REMOVAL PLAN REQUIREMENTS A TREE PAN 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, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ 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: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; • Identification of all trees which are proposed to be removed; and • A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. (Refer to Code Section 18.790.030.CJ CITY OF TIGARO Pre-Application Conference Notes Page 6 of 9 NON-lesldenUal Mpllcatlee/rlaaalaa OMslee SecUoe MITIGATION REPL4C MENT 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; and 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. (Refer to Code Section 18.190.060.E.1 -NARRATIVE e 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. (Refer to Code Chapter 18.321 CODE CHAPTERS 18.330 _ 18.390 18.520 _ 18.715 18.765 _ 18.795 18.350 18.420 18.530 18.730 18.775 18.797 18.360 _ 18.430 18.620 18.745 18.780 18.800 18.370 _ 18.510 18.705 18.755 18.790 IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Sections 18.390.040 and 18.390.0501 CITY OF TIGARO Pre-Application Conference Notes Page 7 of 9 NON-lo Manta'Application/Planning'Holston Section NEIGHBORHOOD MEETING THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE • APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and . the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. (Refer to the Neighborhood Meeting Handout) SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. [County Surveyor's Office: 503-648-88841 BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR —.REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Chapter 18.7551 ADDITIONAL CONCERNS OR COMMENTS: I C,r4 re- CITY OF TIGARD Pre-Application Conference Notes Page 8 or 9 NON-Issldootlal Appllcatloa/flaaalno Ilvlsloa Section PROCEDURE 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: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of ood site planning that should apply to the development of your site plan. Failure he staff to provide information required by the Code shall not-constitute a waiver of the applicable standards or requirements. It is recommended that a .prospective. applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503 639-4171 FAX: 503 684-7297 E-MAIL: stalls first name)@ci.tigard.or.us is\a rpin\mas ters\revis ed\preapp-c.mst (Engineering section:preapp.eng)\ Revised 1/28/99 CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON-Residential AppIIcaUon/Hauolup Division Section sr�-� CI1Y OFIIGARD.' { ,41r,.- c - �^ ""P'C b'.4.„ ,...: Y s �$ ''Zi ,',t ..,,,,n:;•fi� ,4 'u� 1. a-:.e.s 'f, g.•4,as ~.�- a ''1 F..- . )r 4�t -P PRE= 1 PPLICATION!CONFERENCINOT 5 , Pre=Appiicaui Meet ng Notes.are}Valid;for Sb[a6l.Monthsl - - n ,� ,. _.';- 9 �i NON-RESIDENTIAL PRE-APP.MTG.DATE: —I 22 q 0 I✓t,‘ (At 4..1---STAFF AT PRE-APP.: 8 ` f2Q_. in.O APPLICANT: dIr 1a" teetC.Ltet AGENT: i i Phone:I 1 C S a 3) 650 - 6/--7 Phone: [ l PROPERTY LOCATION: i ADDRESS/GEN.LOCATION: 7/ d S (A) Go L, -2a9�a S e,e,dV" ■ TAX MAPESI/LOT AR 7 f o ( 4 G Tc Let- 9"QO -7-1 o po q 322 I r NECESSARY APPLICATIONESI: 5 H�e Ue c I o v e4- {Ve o.e w h o,i,e/ ,,,Q ((-Q i i kne,..c ,s „s)1i/"'04,1 ��-el-v.cia‹,< ti ro 1�f✓oo , PROPOSAL DESCRIPTION: n u LLe © et T7 siftut c - Q a LAI w Q,,ettbu ti__, COMPREHENSIVE PLAN MAP DESIGNATION: VI ,` ,,`' , , - , 0 r C , il 1 ZONING MAP DESIGNATION: 1A4 i k,e4f 0S.e— t I o c/i eq / ( 144 G,C<- . / f 5�� �i�c� 00 C.I.T.AREA: L aS FACILITATOR: ,. PHONE: [5031 I ZONING DISTRICT DIMENSIONAL REQUIREMENTS S 1'`'�u6" v"e - +o (-6 c- QS� 4- MINIMUM LOT SIZE: YL/t sq. ft. Average lot width: D ft. Maximum building height: 95 ft. Setbacks: - Front i/4 -ft. Side u _ ft. Rear � yft. Comer i.,� ft. from street. MAXIMUM SITE COVERAGE: S % Minimu landscaped or natrtra�l vegetation area: L� %. [Refer to Code Section 18. k7 l , 1-- r u k-i�,j i ect- .."c...e.,2.1;,..tol 4(A) ADDITIONAL LOT DIMENSIONAL REQ I ' . ENTS b..t Iai s bdGL�.S 5(t4 it 6 e Ko a � MINIMUM LOT FRONTAG:: 25 feet unless 1lot is'�cri 'ougli tl mirirjand pa ition process. Lots created as part of a pa ition must have a minimum of 15 feet of frontage or have a minimum 15- foot wide access easement. The DEPTH OF ALL LOTS SH' L NOT EXCEED 21 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11,1 times the mi 's um lot size of the applicable zoning district. [Refer to Code Section 18.164.060-Lo k CITY OFTIGARD Pre-Application Conference Notes Page 10110 IIONa.s141aatlal tatilcatloa/PIaaalog IMslo■Sactlo■ SPECIAL SETBACKS > STREETS: Q feet from the centerline of i /q > ESTABLISHED AREAS: e.- '? feet from > LOWER INTENSITY ZONES: ((( Ll /q feet, along the site's /? boundary. > FLAG LOT: 10-FOOT SIDE YARD SETBACK. /,r,/¢ [Refer to Code Section and 18.961 SPECIAL BUILDING HE) ' 'ROVIS1ONS BUILDING HEIG T EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet •rovided that: > A maximum :.• g floor area to site area ratio (FAR) of 1.5 to 1 will exist; > All actual building s-tbacks will be at least half (/) of the building's height; and > The structure will no .but a residential zoned district. [Refer to Code Section 8.0201 • — 3 . PARKING AND ACCESS REQUIRED parking for this type of use: 1 2r- So cG Parking SHOWN on preliminary plan(s): O -I veztid,e s 24. • � .< SECONDARY USE REQUIRED parking: (IMO Ike �'a� L,(.J Parking SHOWN on preliminary plan(s): o r - • '<it' r- - r lees 4.60 . aSSacwel w0v-A f S�D✓ _ i- of NO MORE THAN 40% of required spaces maybe designated and�or dimensioned as impa c`f K spaces. k ' - C It amp Y 7 l PARKING STALLS shall be dimensioned as follows: > Standard parking space dimensions: 8 feet 8 inches x 18 feet. -7. s > Compact parking space dimensions: 8 feet x 15 feet. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3)feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. [Refer to Code Section 18.106.0201 Handicapped Parking: > All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the 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 RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space fo every fifteen (15) required vehicular parking spaces. Minimum number of accesses: 10 hC Minimum access width: 3,0 Pe 9-1". Minimum pavement width: 21-j e4 All driveways and parking areas, excep for some fleet storage parking areas, must be paved. Drive-in use queuing areas: t-t. A [Refer to Code Sec i I 1 ; I , . ' ' I ;1 CITY OFTIGARD Pre-AppIlcatlon Conference Notes Page 2 of 10 WINaasl•aatlal NjpllcadstRlaadai PAM Sactlaa WALKWAY REQUIREMENTS WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. (Refer to Code Section 18.108.050) LOADING AREA REIUl' ' TS Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. fer to Code Section 18.106.070-0901 CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. [Refer to Code Section 18.1021 BUFFERING AND SCREENING _- 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. Scoeem. 14 u �v�j (Refer to Code Chapter 18.10 01 Lode , Gr + a bi 0cit—� `s' The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: feet along north boundary. fD-ZD feet along east boundary. feet along sth boundary. ///a feet along west boundary. IN ADD • SIGHT OBSCURING SCREENING IS REQUIRED ALONG: w Ge,.t . OSCAPING Sc ti-tv2 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC 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. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100,18.106 and 18.1081 CITY OF TIGARD Pre-Mpdcatlon Conference Notes Page 3 MU 111111-I.slOeetlal Mtllcatl.UNaaaluI OMslea Sactle■ SIGNS SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sin Permits" handout is available upon request. Additional sign area or height beyond Code stand:rds may be permitted if the sign proposal is reviewed as part of a development review applic. '. . Alternatively, a Sign Code Exception application may be filed for review before the Hearings Office . [Refer to Code Section 18.1141 SENSITIVE ' DS The •de provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELe•MENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAG A WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GRO D. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definiti ns of sensitive lands must be clearly indicated on plans submitted with the development applica ' n. Chapter 18.84 also provi es regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DE ELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Sectio 841 STEEP SLO When SEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.8 . .B. The report shall be based upon field exploration and investigation and shall include specific ecommendations for achieving the requirements of 18.84.040.B.2 and 18.84.040.B.3. UNIFIED SEWERAGE AGENCY[US.1 : : TANDARDS,R a 0 96-44 LAND DEVELOPMENT ADJAC, NT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer ide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR S 4 _ BE A MINIMUM OF 25-FEET-WIDE, measured horizontally, from the defined boundaries of the sen• itive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of t - vegetated corridor, then the surface water in this area shall be directed to an area of the vegetate• corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 f.et, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated c. ''dor within the development or project site can be less than 25 feet in width. In any case, the average wig of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activ ies, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other ac .vities shall be permitted which otherwise detract from the water quality protection provided by the veg- ated corridor, except as allowed below: ➢ A GRAVEL WALKWAY OR BIKE PATH, NOT EX* EDING 8 FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor st be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by he Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbanc: to existing vegetation; and CITY OF TIGARD Pre-Application Conference Notes Page 4111110 MOM-AssId.otlaI Amnesties/Muslim BMsIoI Section D WATER QUALITY F/- ILITI . may encroach into the vegetL J corridor a maximum of 10 feet with the approval of the Agenc, or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT ICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, he vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be .ed for the construction of a dwelling unit. [Refer to R a 0 96-44/USA Regulations-Chapte ,Design for SWMI WATER RESOURCES OVERLAY ' 'ICT The WATER RESOUR . S (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and H intended to resolve conflicts between development and conservation of significant wetlands, str-ams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specif cally, this chapter allows reasonable economic use of property while establishing clear and o• ective standards to: protect significant wetlands and streams; limit development in designate.. riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserv:. native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitat-; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT a LSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) a d the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These prov sions require that "significant" wetlands and riparian corridors be mapped and protected. The alatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 .fs. Major Streams: Streams which are mapped as "FIS -BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less han 1000 cubic feet per second (cfs). ➢ Major streams in Tigard incl de FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUT a RY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include 'ummer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributa ies of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR T EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same =s the "riparian corridor boundary" in OAR 660-23- 090(1)(d). > The standard TUALATIN RIVER RIPARIA SETBACK IS 75 FEET, unless modified in accordance with this chapter. • The MAJOR STREAMS RIPARIAN SETBA IS 50 FEET, unless modified in accordance with this chapter. ISOLATED WETLANDS AND MINOR STREA S (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality ffer" is required under Unified Sewerage Agency (USA) standards adopted and administered b the City of Tigard. [Refer to Code Section 18.85.0101 CITY OF TIGARD Pro-Aoplicatlen Conference Notes Page 5 sf 11 NON-11.11dootlal Iatllcotlo./Ptsaulul Division Section Riparian Setback Reductions` The DIRECTOR MAY APPRID E A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIP a 'IAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surf.,ces otherwise prohibited by this chapter, provided that equal or better protection for identified maj'ar stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eli•ibili for Riparian Set•.ck in Disturbed Areas. TO BE ELIGIBLE FOR A -IPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was s. bstantially disturbed at the time this regulation was adopted. This determination must be bas-d on the Vegetation Study required by Section 18.85.050.0 that demonstrates all of the folio ng: • Native plant species c ently cover less than 80% of the on-site riparian corridor area; The tree canopy Curren ly covers less than 50% of the on-site riparian corridor and healthy trees have not been re oved from the on-site riparian setback area for the last five years; That vegetation was nit removed contrary to the provisions of Section 18.85.050 regulating removal of native plant s:-cies; That there will be no inf ring- ent into the 100-year floodplain; and • The average slope of the ripa n area is not greater than 20%. (Refer to Code Section 18.85.1001 TREE REMOVAL PLAN REQUIREMENTS A TREE PAN 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, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; • 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 18.150.070.D. according to the following standards: 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 18.150.070.D; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.150.070.D; Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. (Refer to Code Section 18.150.025] CITY OF TICAN Pre-Application Conference Notes Page 6 of 11 NON-Iasliaatlal OaiUcatlaa/Naalai IfMsIse Sufis' MITIGATION 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. 1 de Section 18.150.010(Dl NARRATIVE 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. (Refer to Code Section 18.321 CODE SECTIONS '�� Z- �- 6 7 _ 18.80 _ 18.92 �� 102 4. 6 18.150 _ 18.84 _ 18.96 t- 1B.106 111820 18.160 18.85 _ 1 ' 18.108 ]48.130?) 18.162 18.88 _ 18.100 114 _ 18.13464 IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Chapter 18.32,Section.0501 -------------- CITY OF T1GARO Pre-AupUcatlon Conference Notes Page 1 of 11 11011-IuUaatlal4aticatluRlanlq OMslea Sactla■ WHEN A CONDITION OF APPROVAL REQUIRES TRANSFER TO THE PUBLIC OF A INTEREST IN REAL PROPERTY, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. [Refer to Code Chapter 18.32,Section.250) -- -- NEIGHBORHOOD MEETING THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 250 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. [Refer to the Neighborhood Meeting Handout) SUBDIVISION PLAT NAME RESE•VATION PRIOR TO SUBMI ING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are resuir-• to complete and file a subdivision plat naming request with the Washington County Surveyor's Offi : in order to obtain approvaVreservation for any subdivision name. Applications will not be acc-. ed as complete until the City receives the faxed confirmation of approval from the County of the •.division Name Reservation. �� (County Surveyor's Office: 503-s i .-8884) BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED.) 1- RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing -- with Pride Disposal at (503) 625-6177. (Refer to Code Section 18.116) CITY OFTIGARD Pre-Application Conference Notes Page E et 10 MOM-Iotldoatlil llatllatloo/tlioalav OM:loa Soctlon ADDITIONAL CONCERNS OR COMMENT a. h I - wir PROCEDURE Administrative Staff Review. P✓o�ss,/c 44 Public hearing before the Land Use Hearings Officer. -1-' c cFQ�s a c s �c"\ Public hearing before the Planning Commission. a° 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: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8W' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-20 day pubs ppeal period follows all land use decisions. An appeal on this matter would be heard by the Tiga )-92.4-0,s tDe6..)c)c1 ! P(AUUS ,,Q, basic flow chart which illustrates the review process is availabl from the Planning Division upon request. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. CITY OF TIGARO Pre-Application Conference Notes Page 9 of 11 N011-Iasld•atlal14ollcstl•■/Plaunla4 EMslo■Section PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide Information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: ��� L014..: CITY OFTIGARD PLANNING DMSIO STAFF PERSON HOLDING PRE-APP.MEETING PHONE (503]639-4171 FAX: (503]684-7297 E-MAIL: (staff's first name)ecltigard.or.us 101ei141paUi\ asterslpnaop-c. u LOIaesrla0 Sacrist masterslprsaoot.eapl Opdated: 28-110-911 CITY OFT1GARD Pre-Application Conference Notes Page 10 ot10 NOM-Iesldeatlal lipllcatle■/Plsaalap OMslon Sectloo CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT . ', APPLICATION CHECKLIST CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: VA Ili Date: 6V-2:2/9& I APPLICATION & RELATED DOCUMENTS) SUBMITTAL REQUIREMENTS INCLUDE /MARKED ITEMS A) Application form (1 copy) B) Owner's signature/written authorization C) Title transfer instrument/or grant deed D) Applicant's statement No. of Copies 2� E) Filing Fee $ izaz difil4kAA I SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Site Information showing: No. of Copies 1. Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: (a) Wildlife habitats (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings 0 (b) Trees with 6" + caliper measured 4 feet from ground level 8. Location of existing structures and their uses 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements 11 . Location of existing dedicated right-of-ways LAND USE APPLICATION/LIST PAGE 1 Of • B) Site Development Plan Indicating: No. of Copies 7O 1 . The proposed site and surrounding properties m, 2. Contour line intervals 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties (b) Proposed streets or other public ways & easements on the site (c) Alternative routes of dead end or proposed streets that require future extension ❑ 4. The location and dimension of: (a) Entrances and exits on the site (b) Parking and circulation areas (c) Loading and services area ®/— (d) Pedestrian and bicycle circulation (e) Outdoor common areas ❑ (f) Above ground utilities 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site (b) Proposed structures, improvements, utilities and easements on the site ❑ 6. Storm drainage facilities and analysis of downstream conditions m. 7. Sanitary sewer facilities 8. The location areas to be landscaped m-- 9. The location and type of outdoor lighting considering crime prevention techniques 10. The location of mailboxes ��- 11 . The location of all structures and their orientation 12. Existing or proposed sewer reimbursement agreements C) Grading Plan Indicating: No. of Copies--2O The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines ®p (b) Slope ratios (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development ❑ 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals e (c) That all problems will be mitigated and how they will be mitigated ❑ LAND USE APPLICATION J LIST PAGE 2 OF 5 D) Architectural Draw. s Indicating: No. of Copies --2o - The site development plan proposal shall include: 1. Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable 2. Location and height of fences, buffers and screenings tg� 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials m� 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sian Dra • •s: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code :s part of the Site Development Review or prior to obtaining a Building P- mit to construct a sign. G) Traffic Generation Estimate: ❑ H) Prelimina Pa 'on/Lot Line Ad'ustment Ma. Indicatin:: No. of Copies 1 . The owner of the subject parcel ❑ 2. The owner's .uthorized agent ❑ 3. The map sc.le (20,50,100 or 200 feet-1) inch north arrow and date ❑ 4. Description .+f parcel location and boundaries ❑ 5. Location, wid • and names of streets, easements and other public ways within and a.-agent to the parcel ❑ 6. Location of all perm.nent buildings on and within 25 feet of all property lines ❑ 7. Location and width .f all water courses ❑ 8. Location of any trees ithin 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater than 25% ❑ 10. Location of existing utilities .nd utility easements ❑ 1 1 . For major land partition which creates a public street: (a) The proposed right-of-w. location and width ❑ (b) A scaled cross-section of th- .roposed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not pr:clude efficient future land division where applicable ❑ LANG USE APPLICATION./LIST PACE 3 OF 5 I) Subdivision Prelin / Plat Map and Data Indicating: Jo. of Copies 1 . Scale equaling 30,' 1,100 or 200 feet to the inch and limited to one phase per sheet ❑ 2. The proposed name of the subdivision ❑ 3. Vicinity map shows, g property's relationship to arterial and collector streets ❑ 4. Names, addresses and telephone numbers of the owner, developer, engineer, survey:r and designer (as applicable) ❑ 5. Date of application ❑ 6. Boundary lines • tract to be subdivided ❑ 7. Names of adjace subdivision or names of recorded owners of adjoining parcels o . -subdivided land ❑ 8. Contour lines related to City-established benchmark at 2-foot intervals for 0-10% grades greater t an 10% ❑ 9. The purpose, location, typ: and size of all the following (within and adjacent to the proposed s bdivision): (a) Public and private r ght-of-ways and easements ❑ (b) Public and privat& sanitary and storm sewer lines ❑ (c) Domestic water ains including fire hydrants ❑ (d) Major power t, ephone transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (1) Deed reservati• s for parks, open spaces, pathways and other land encumbranc- ❑ 10. Approximate plan and profs : of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ 11 . Plan of the proposed water di ribution system, showing pipe sizes and the location of valves and fir, hydrants ❑ 12. Approximate centerline pro Iles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of proposed street right-of-way(s) ❑ 14. The location of all areas subj-. to inundation or storm water overflow ❑ 15. Location, width & direction of fl. of all water courses & drainage-ways ❑ 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Where lots are to be sed for purposes other than residential, it shall be indicated upo such lots. ❑ 17. The location of all trees with a diam•ter 6 inches or greater measured at 4 feet above ground level, and the I. ation of proposed tree plantings ❑ 18. The existing uses of the property, including the location of all structures and the present uses of the structures, a•d a statement of which structures are to remain after platting ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if any) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision of subdivi ion improvements ❑ 20. Existing natural features including rock outcropping• wetlands & marsh areas ❑ 21 . If any of the foregoing information cannot practi ably be shown on the preliminary plat, it shall be incorporated into a arrative and submitted with the application ❑ L'NO USE APPLICATION I UST PAGE 4 OF 3 J) Solar Access Cal lations: ❑ K) Other Information No. of Copies up/ vioo,Agi--- Ver h:Uogin'patty\rnastersVtidisimst May 23,1995 LANE)USE APPLICATION.'LIST PACE 5 Of 5 PRE-APPLICATION CONFERENCE NOTES cu„of Tigard,Oregon ENGINEERING SECTION \ Community Development Shaping A Better Community ZS\ ofAc- PUBLIC FACILITIES 4k.lco 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: ( 0 +•..) et=r.4 A T. to 3o feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improve/ments: ( ti(Z street improvements will be necessary along kr,1 to include: e) feet of pavement r-12- ,-k c.fAh -c= concrete curb [storm sewers and other underground utilities [g/ Ce -foot concrete sidewalk [street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department section ( ) stree" provements will be necessary alon' to include: ❑ feet of pavement NI concrete curb ❑ torm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street ees ❑ street si. s, traffic control devices, streetlights and a two-year streetlight fee. ( ) str--t improvements will be necessary along to include: ❑ feet of pave -nt ❑ concrete curb ❑ storm sewers and other un.-rground utilities ❑ -foot concrete sidewal ❑ street trees ❑ street signs, traffic control devices, reetlights and a two-year streetlight fee. ( ) street improvements will be n- essary along 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-yea streetlight fee. ( t Section 18.164.120 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 -+A . Prior to c�cPANie----{ , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. CITY OF T16ARO Pre-Application Conference Notes Page 2 of 6 Engineering Department Section In some cases, where stree' provements or other necessary pig` ' improvements are not currently practical, the improvements may be deferred. In such cases, a ,edition of development approval may be\specified which requires the pro.- it owner(s) to execute a non-remonstrance agreement which waives the property owner's ri, to remo rate against the formatio of a local improvement district. The ollowing street impro -ments may be e .!ible for such an agre ment: (1.) (2.) Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located 1N ��•,a,�,,� �, �� �Z" A . The proposed development must be connected to a public sanitary sewer. it is the developer's responsibility to L sue_ urn J\ sizes. Water Supply: The � t,I U CLA-KP— - Phone:(503) .5 I 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: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: 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. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. • -(2-,•-A lT (owr 1R' At-1•,,,r 4. .-? ,o SToR. ■ .t F- 1&'`L- vceT / SU_ AR0..ccirrcd. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant CITY OF T16AR0 Pre-Annlication Conference Notes Page 3 of 6 Engineering Department Section to pay a fee in-lieu of const ing an on-site facility provided spc criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be _ .ared. 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: ( 0/ 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. ° SL v.+i� USE APP ic.1 TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pte../ PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. CITY OF TIMID Pre-Application Conference Notes Page 4 of 6 figloeering Department Section Compliance Agreem( (CAP). This permit covers more , -nsive work such as main utility line extensions, street improvements, etc. In subdivisions, pis type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 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. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 titlleserleg lepartmeat Section GRADING PLAN REQUIREMENTS FOR BDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: ��! I�LJ. 112Lke ENGINEERING DEP, 'TMENT STAFF Phone: [5031639-4171 Fax: [5031684-7297 h.\patty\masters\preapp.eng (Master section:preapp-r mst) 01-Sept-98 CITY OFTIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section Pn WESTLAKE 'c1/42, CONSULTANTS INC. TRANSMITTAL ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Date: September 18, 1998 Project No.: 1239-01 A To: CITY OF TIGARD Project Name: Pacific Crest Community Development Department Dick Bewersdorff 13125 SW Hall Blvd. Tigard,Oregon 97223 (503)639-4171 From: Seana Perkins Re: Meeting Questions for Wednesday, Sept. 23 No. of Copies Dated Description 1 September 18, 1998 Memo 1 --- Pre-Application Meeting Map 1 --- Possible Site Development Including All Properties 1 --- Tax Map with Highlighted City Limits and Property Limits Comments: As per your request. Fax ❑ No. of Pages(including cover) Fax No. Mail ❑ Messenger• Overnight ❑ Hand Delivery ❑ Pacific Corporate Center, 15115 S.W.Sequoia Parkway,Suite 150,Tigard,Oregon 97224 / d 3 Add ._x le j, "" VII D v 4a.c,-' on dill ,- ..r v L V, ( cs \ 1 vevz *+ os i •M•5 r /0 mi.- 1 _de, 1 1 ',', a� w �v I..I N - \� NORTH 474.43 + 114 18 V 50 O 1 40.02 _ O - 0 pu Z J ) N O o _ O u O U W V) m N . Mr N O e8 N el f41 16 1 40.23 _ L -1 \ N 00°z 53 'N co \\ p NOO° 55'w • S s — 8 a �— — 40 00 — 'o o N o O z 6 0'c - - ~ „1,,r, 130.00 i• VI D / c H ,184/775 — \' ° T s. E VAC. NO. 172 Z 1-L� V ; o� `` S OO°SS'E - - - --I ,�• ► - 130.00 N 0 \ J ° - --- ` n z O N 00° 05.W Z • ,• W _ 0 140.00 .f p ri I ) N o r-- .4:. O iv _ _ O ._ p 0 �� 13_0..00_ 0 /� u t; 154.39 - 0 . - - - ^' 0 v� p S00° SS E O NJ —4 i ` O- N 00°08•E 13Q 02 fs c/ T (! ; _ ,•O.0 O cn iV * \. u m . - w m O O $ 8 G . It I S 00°O a W �) 1 54.42 ik./.%% ,. \\ " ! S 00° OS '40,00 N 1` — O� sD LS N v -0 c„ - o cr C �,� 0 ) s C . 4 R n •, f 54 42 30 - - ( \ '�////�����//�.%� ���� 1 3 0. o '/��� fi►iY/w 1 40.02 t> AVENUE CD -I i _ 3 I 8 DD v -0 , City of Tigard -gECT01,. SVD Pre-application Information PROJECT: Pahlisch Homes Office Building LOCATION: 7120 SW Gonzaga Tiganr, Or., LEGAL: 2S 101AC 00900 SIZE: .51 Acres (22,410 sq ft) 166' x 135' PROPOSAL: Develop 2 story office with warehouse for use by property owner. APPLICANT: Brian Keicher 19363 Willamette Dr., #509 West Linn, Or., 97068 503-650-6132 DEVELPOER: PAHLISCH HOMES 12540 SW 68th Parkway Suite B Tigard, Or., 97223-8588 503-670-8585 \• -..1.,---L.)-.1 ,t#:,!- --''' DARTMOUTH _ 1 I, ST - .-'. • ..- Z •+••S =, C E I, , 1 MIMI:1111MS ST Ct li . . Cl.■ I, i MIN > 1)0 i . < C) \ ■ \ 1111111 / ST an T FRANKLIN C 11 ] • . C 11, \ST 11 111111 ' BFVELAN 0 ST CTS 0.. cv • 1BIECT - •1 , , --05 s._. 1 GONZAGA ST - M CO a I 1 L : I— 1 • - CE (.0 CY _ 1 H 4"-- i . ....., .0° 1 -I c 1 j u \ ur 1 i.T 1 %.* 1 ■I 11;1 Vicinity Map N A . . ....._ . __._ ........_, _ . • . ( ---- .-- . ...., . . -r-------t-•---"2-----7----------!---- ------1 --- 4-'- i l 1 i il 1 __....................__._-____. . T" ,1 i 1 • . , t ...' . i t 1 • ; :i I ( . . 1 . • , .. .. 1 I ________-_-_-___-__i I I 3 (A .- ...._ .. 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SVD Pre-Apps (CD Meetings) September 1998 S M T W T F S f: 1 2 3 4 5Ji 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Tuesday, September 22, 1998 8:00 • 8:30 9:00 Andrew Load 598-0533, 12040 SW Bull Mtn 1 lot to 2 lots, single family 9:30 10:00 10:30 tar I t er. .1 0 Gonzaga SDR 11:00 >«<:::>:; .::::>:::;:::;:::>:::: 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 4:36PM Monday,September 14,1998 ._ 1 1 1 WESTLAKE CONSULTANTS INC. MEMORANDUM ENGINEERING ♦ SURVEYING ♦ PLANNING Phone: 503 684-0652 DATE: September 18, 1998 TO: Dick Bewersdorff, City of Tigard FROM: Seana Perkins, Westlake Consultants, Inc. RE: Meeting Questions for Wednesday, September 23 The following questions relate to a project called Pacific Crest which is located in Washington County, although the proposed subdivision/PUD will be processed through the City of Tigard. The attached maps show the locations of the properties involved and the submitted pre-application map. The following questions relate to the properties shown on the attached maps: 1. The owners of Tax Lots 1900, 2000 and 2100 recently removed approximately 9 trees per acre on their site. It is our understanding that this is allowed by the City of Tigard. Will the removal of these trees cause any problems to future development? 2. The proposed development proposes one accessway to serve approximately 50 dwellings. Will the proposed circulation pattern cause problems with development? Will all of the houses need to install sprinklers for fire safety? 3. Tax Lot 1900, 3.46 acres, is a heavily wooded ravine with slopes that exceed 25 percent. We would like to utilize this lot as density transfer for a Planned Unit Development. We would like to discuss this option and gain some clarifications of the Development Code. 4. Will extraterritorial services be available to serve this development? What will be involved in extending the needed utilities to the site? We look forward to meeting with you on Wednesday, September 23, 1998 at 2:00 pm. TIGARD MUNICIPAL CODE Chapter 18.67 MUE: MIXED USE Highway 217 and I-5 by creating a mixed use EMPLOYMENT DISTRICT employment district which serves the-community; 3. To recognize that accessibility is the key to 18.67.010 Purpose. a successful mixed use employment area, and that the 18.67.020 Procedures and Approval Process. automobile will accommodate the vast majority of trips 18.67.030 Permitted and Restricted Uses. to the Triangle; 18.67.040 Conditional Uses (See Chapter 18.130). 4. To support transit and other modes in order 18.67.050 Dimensional Requirements. to maximize their potential; 18.67.060 Additional Requirements. 18.67.070 Design Standards. 5. To create a complementary land use pattern 18.67.080 Design Evaluation. that allows for a number of trip purposes to be satisfied during a single visit to the Tigard Triangle, and 18.67.010 Purpose. distributes those trips over a broad period of the day; A. The purpose of the MUE zoning district is: 6. To add roadways and utilities to existing infrastructure to accommodate future growth; 1. To create a mixed use employment district that is complementary to the rest of the community and 7. To include a safe, secure and convenient the region; pedestrian and bikeway system within the Tigard Triangle that links internal uses, and connects to the 2. To provide opportunities for employment city-wide system; and for new business and professional services in close proximity to retail centers and major transportation 8. To integrate within new development the facilities; significant natural features found within the Triangle; 3. To provide for major retail goods and 9. To use streetscape as a key element to create services accessible to the general public, and minor a high quality image for the Triangle and to establish retail goods and services accessible to the public which people-friendly spaces; works and lives within the MUE district; 10. To assure that transitions from existing low 4. To provide for groups and businesses in density residential uses to mixed use employment uses centers; occur in ways that respect the livability of the residential areas; 5. To provide for residential uses which are compatible with and supportive of retail and 11. To allow for the opportunity for residential employment uses. uses within compatible employment areas. (Ord. 96- 41) B. Guiding principles for the Tigard Triangle: 1. To support the Tigard Triangle's position as 18.67.020 Procedures and Approval Process. a significant location for a variety of commercial, office,business park and research uses; A. A permitted use, Section 18.67.030, is a use which is allowed outright, but is subject to all 2. To capitalize on and improve the Tigard applicable provisions of this title. If a use is not listed Triangle's accessibility from Pacific Highway, as a permitted use outright, it may be held to be similar 18-67-1 Revised 12/9/97 TIGAR.D MUNICIPAL CODE •( unlisted use under the provisions of Chapter 18.43, Research services P Unlisted Use. Transient lodging P B. A restricted use, Section 18.67.030, is a use Civic Use Types which is allowed outright, but is subject to specific Public agency administrative services P restrictions and all applicable provisions of this title. If Cultural exhibits and library services P a use is not listed as a restricted use outright, it may be Public support facilities P held to be similar unlisted use under the provisions of Lodges, fraternal and civic assembly P Chapter 18.43,Unlisted Use. Parking facilities P Postal Services p C. A conditional use, Section 18.64.040, is a use the Public safety services P approval of which is discretionary with the Hearings Officer. The approval process and criteria for approval Residential Use Types are set forth in Chapter 18.130, Conditional Use. If a Single-family attached P use is not listed as a conditional use, it may be held to Multiple-family residential P be a similar unlisted use under the provisions of Single family residential R(2) Chapter 18.43,Unlisted Use. (Ord.96-41) Home occupations p Family day care p 18.67.030 Permitted and Restricted Uses. Industrial Use Types A. Permitted and Restricted Uses in the MUE district Manufacturing of finished products R(3) are as follows: Packaging and processing R(3) Light R(3) (P permitted;R permitted with restrictions) Wholesale,storage and distribution R(4) USE CATEGORIES B. Use restrictions referenced in the table above are as follows: Commercial Use Types Amusement enterprises including cinemas P 1. Retail and sales uses larger than 60,000 Animal sales and services R(1) square feet of gross leasable area per building or Automotive and equipment R(1) business shall be prohibited within the Tigard Triangle Building maintenance services P except for those areas zoned C-G at the time this Business equipment sales and services R(1) Chapter is adopted. Building support services P Communication services P 2. Pre-existing housing units permitted. Convenience sales and personal services R(1) Children's day care P 3. All activities associated with this use,except Eating and drinking establishments P employee and customer parking, shall be contained Financial, insurance and real estate services P within building(s). Food and beverage retail sales R(1) Funeral and internment services P 4. Permitted as an accessory to a permitted use General retail sales R(1) as long as this use is contained within the same Medical and dental services P building as the permitted use, and does not exceed the Participation sports and recreation P floor area of the permitted use. (Ord. 96-41) Personal services, general P Professional and administrative services P Consumer repair services P Religious assembly p 18-67-2 Revised 12/9/97 �. TIGARD MUNICIPAL CODE unlisted use under the provisions of Chapter 18.43, Research services P Unlisted Use. Transient lodging P B. A restricted use, Section 18.67.030, is a use Civic Use Types which is allowed outright, but is subject to specific Public agency administrative services P restrictions and all applicable provisions of this title. If Cultural exhibits and library services P a use is not listed as a restricted use outright, it may be Public support facilities P held to be similar unlisted use under the provisions of Lodges,fraternal and civic assembly P Chapter 18.43,Unlisted Use. Parking facilities P Postal Services P C. A conditional use, Section 18.64.040, is a use the Public safety services P approval of which is discretionary with the Hearings Officer. The approval process and criteria for approval Residential Use Types are set forth in Chapter 18.130, Conditional Use. If a Single-family attached P use is not listed as a conditional use, it may be held to Multiple-family residential P be a similar unlisted use under the provisions of Single family residential R(2) Chapter 18.43,Unlisted Use.(Ord.96-41) Home occupations P Family day care P 18.67.030 Permitted and Restricted Uses. Industrial Use Types A. Permitted and Restricted Uses in the MUE district Manufacturing of finished products R(3) are as follows: Packaging and processing R(3) Light R(3) (P-permitted;R-permitted with restrictions) Wholesale,storage and distribution R(4) USE CATEGORIES B. Use restrictions referenced in the table above are as follows: Commercial Use Types Amusement enterprises including cinemas P 1. Retail and sales uses larger than 60,000 Animal sales and services R(1) square feet of gross leasable area per building or Automotive and equipment R(1) business shall be prohibited within the Tigard Triangle Building maintenance services P except for those areas zoned C-G at the time this Business equipment sales and services R(1) Chapter is adopted. Building support services P Communication services P 2. Pre-existing housing units permitted. Convenience sales and personal services R(1) Children's day care P 3. All activities associated with this use,except Eating and drinking establishments P employee and customer parking, shall be contained Financial, insurance and real estate services P within building(s). Food and beverage retail sales R(1) Funeral and internment services P 4. Permitted as an accessory to a permitted use General retail sales R(1) as long as this use is contained within the same Medical and dental services P building as the permitted use, and does not exceed the Participation sports and recreation P floor area of the permitted use.(Ord. 96-41) Personal services,general P Professional and administrative services P Consumer repair services P Religious assembly P 18-67-2 Revised 12/9/97 TIGARD MUNICIPAL CODE 18.67.040 Conditional Uses (See Chapter 18.67.070 Design Standards. 18.130). Design standards for public street improvements and A. Conditional uses in the MUE district are as for new development and renovation projects have follows: been prepared for the Tigard Triangle. These design standards address several important guiding principals 1. Community recreation including structures; adopted for the Tigard Triangle, including creating a high-quality mixed use employment area, providing a 2. Religious assembly; convenient pedestrian and bikeway system within the Triangle, and utilizing streetscape to create a high 3. Schools and related facilities; quality image for the area. 4. Hospitals; All new developments, including remodeling and renovation projects resulting in non single family 5. Parking facilities; residential uses, are expected to contribute to the character and quality of the area. In addition to 6. Utilities;and meeting the design standards described below and other development standards required by the 7. Construction Contractors Professional Development and Building Codes, developments will Offices. (Ord. 96-41) 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 18.67.050 Dimensional Requirements. necessary within the Tigard Triangle. A. Dimensional requirements for all commercial use The following design standards apply to all types, civic use types, industrial use types and mixed development located within the Tigard Triangle within use developments including these use types shall be the both the C-G and the MUE zones. If a standard found same as the C-G district_ in this section conflicts with another standard in the Development Code, standards in this section shall B. Dimensional requirements for residential use govern. types shall be the same as the R-25 district. (Ord. 96- 41) A. Street Connectivity. All development must demonstrate how one of the following standard options will be met. Variance of these standards may be 18.67.060 Additional Requirements. approved per the requirements of Chapter 18.134 where topography, barriers such as railroads or A. The maximum floor area ratio (FAR) for all freeways, or environmental constraints such as major commercial and industrial use types shall not exceed streams and rivers prevent street extensions and 0.40. Residential use types, including transient connections. housing shall not be subject to this requirement. 1. Design Option B. On lots greater than three acres, general retail sales uses are limited to 30,000 square feet of gross a. Local street spacing shall provide public leasable area plus one additional square foot of gross street connections at intervals of no more than 660 feet. leasable area of general retail sales use for each additional four square feet of non-general retail sales use. (Ord.96-41) 18-67-3 Revised 12/9/97 • TIGARD MUNICIPAL CODE • b. Bike and pedestrian connections on public all streets. Landscaping shall be developed to an L-1 easements or right-of-way shall be provided at standard on public streets and an L-2 standard on • intervals of no more that 330 feet. accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. 2. Performance Option Benches and other street furnishings are encouraged. These areas shall contribute to the minimum a. Local street spacing shall occur at intervals landscaping requirement per Section 18.62.050(A)6. of no less than eight street intersections per mile. 4. Walkway connection to building entrances - b. The shortest vehicle trip over public streets A walkway connection is required between a buildings from a local origin to a collector or greater facility is entrance and a public street or accessway. This no more than twice the straight-line distance. walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving c. The shortest pedestrian trip on public right- materials. Building entrances at a corner near a public of-way from a local origin to a collector or greater street intersection are encouraged. These areas shall facility is no more than one and one-half the straight- contribute to the minimum landscaping requirement line distance. per Section 18.62.050(A)6. B. Site Design Standards. All development must 5. Parking location and landscape design - meet the following site design standards. If a parcel Parking for buildings or phases adjacent to public is one acre or larger a phased development plan must street rights-of-way must be located to the side or rear be approved demonstrating how these standards for the of newly constructed buildings. If located on the side, overall parcel can be met. Variance to these standards parking is limited to 50 percent of the street frontage, may be granted if the criteria found in Section and must be behind a landscaped area constructed to an (- 18.134.050 (Criteria for Granting a Variance) is L-1 Landscape Standard. The minimum depth of the satisfied. L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side 1. Building placement on Major and Minor and rear yards shall be landscaped to a L-2 Landscape Arterials and the street - Buildings shall occupy a Standard, except where a side yard abuts a public minimum of 50% of all street frontages along Major street, where it shall be landscaped to an L-1 and Minor Arterial Streets. Buildings shall be located Landscape Standard. (See Diagram 2 located at the at public street intersections on Major and Minor end of this section. See Ordinance 97-02, Tigard Arterial Streets. See Diagram 1 for some examples of Triangle Street Plan Design Standards.) how this standard may be met. See Diagram 1 (located at end of this section) See Ordinance 97-02, Tigard C. Building Design Standards. All non-residential Triangle Street Plan Design Standards. buildings shall comply with the following design standards. Variance to these standards may be granted 2. Building setback - The minimum building if the criteria found in Section 18.134.050 (Criteria for setback from public street rights-of-way or dedicated Granting a Variance)is satisfied. wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 1. Ground floor windows - All street-facing 10 feet. elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50%of 3. Front yard setback design - Landscaping, an the ground floor wall area with windows,display areas arcade, or a hard-surfaced expansion of the pedestrian or doorway openings. The ground floor wall area shall path must be provided between a structure and a public be measured from three feet above grade to nine feet street or accessway. If a building abuts more than one above grade the entire width of the street-facing street, the required improvements shall be provided on elevation. The ground floor window requirement shall f 18-67-4 Revised 12/9/97 I TIGARD MUNICIPAL CODE b. Bike and pedestrian connections on public all streets. Landscaping shall be developed to an L-1 easements or right-of-way shall be provided at standard on public streets and an L-2 standard on intervals of no more that 330 feet. accessways. Hard-surfaced areas shall be constructed with scored concrete or modular paving materials. 2. Performance Option Benches and other street furnishings are encouraged. These areas shall contribute to the minimum a. Local street spacing shall occur at intervals landscaping requirement per Section 18.62.050(A)6. of no less than eight street intersections per mile. 4. Walkway connection to building entrances - b. The shortest vehicle trip over public streets A walkway connection is required between a buildings from a local origin to a collector or greater facility is entrance and a public street or accessway. This no more than twice the straight-line distance. walkway must be at least six (6) feet wide and be paved with scored concrete or modular paving c. The shortest pedestrian trip on public right- materials. Building entrances at a corner near a public of-way from a local origin to a collector or greater street intersection are encouraged. These areas shall facility is no more than one and one-half the straight- contribute to the minimum landscaping requirement line distance. per Section 18.62.050(A)6. B. Site Design Standards. All development must 5. Parking location and landscape design - meet the following site design standards. If a parcel Parking for buildings or phases adjacent to public is one acre or larger a phased development plan must street rights-of-way must be located to the side or rear be approved demonstrating how these standards for the of newly constructed buildings. If located on the side, overall parcel can be met. Variance to these standards parking is limited to 50 percent of the street frontage, may be granted if the criteria found in Section and must be behind a landscaped area constructed to an 18.134.050 (Criteria for Granting a Variance) is L-1 Landscape Standard. The minimum depth of the satisfied. L-1 landscaped area is five feet or is equal to the building setback, whichever is greater. Interior side 1. Building placement on Major and Minor and rear yards shall be landscaped to a L-2 Landscape Arterials and the street - Buildings shall occupy a Standard, except where a side yard abuts a public minimum of 50% of all street frontages along Major street, where it shall be landscaped to an L-1 and Minor Arterial Streets. Buildings shall be located Landscape Standard. (See Diagram 2 located at the at public street intersections on Major and Minor end of this section. See Ordinance 97-02, Tigard Arterial Streets. See Diagram 1 for some examples of Triangle Street Plan Design Standards.) how this standard may be met. See Diagram I (located at end of this section) See Ordinance 97-02, Tigard C. Building Design Standards. All non-residential Triangle Street Plan Design Standards. buildings shall comply with the following design standards. Variance to these standards may be granted 2. Building setback - The minimum building if the criteria found in Section 18.134.050 (Criteria for setback from public street rights-of-way or dedicated Granting a Variance)is satisfied. wetlands/buffers and other environmental features, shall be 0 feet; the maximum building setback shall be 1. Ground floor windows - All street-facing 10 feet. elevations within the Building Setback (0 to 10 feet) along public streets shall include a minimum of 50%of 3. Front yard setback design - Landscaping, an the ground floor wall area with windows, display areas arcade, or a hard-surfaced expansion of the pedestrian or doorway openings. The ground floor wall area shall path must be provided between a structure and a public be measured from three feet above grade to nine feet street or accessway. If a building abuts more than one above grade the entire width of the street-facing street, the required improvements shall be provided on elevation. The ground floor window requirement shall f 18-67-4 Revised 12/9/97 t TIGARD MUNICIPAL CODE be met within the ground floor wall area and for glass D. Signs. In addition to the requirements of Chapter doorway openings to ground level. Up to 50%of the 18.114 of the Development Code the following ground floor window requirement may be met on an standards shall be met: adjoining elevation as long as all of the requirement is located at a building corner. I. Zoning district regulations-Residential only developments within the C-G and MUE zones shall 2. Building facades- Facades that face a public meet the sign requirements for the R-25 zone street shall extend no more than 50 feet without (18.114.130 B); non-residential developments within providing at least one of the following features: (a) a the C-G zone shall meet the sign requirements for the variation in building materials; (b) a building ofd set of commercial zones (18.114.130 C); and non-residential at least 1 foot; (c) a wall area that is entirely separated development within the MUE zone shall meet the sign from other wall areas by a projection, such as an requirements of the C-P zone(18.114.130 D). arcade; or(d)by another design features that reflect the buildings structural system. No building facade shall 2. Sign area limits - The maximum sign area extend for more than 300 feet without a pedestrian limits found in 18.114.130 shall not be exceeded. No connection between or through the building. area limit increases will be permitted within the Tigard Triangle. 3. Weather protection - Weather protection for pedestrians, such as awnings, canopies, and arcades, 3. Height_limits - The maximum height limit shall be provided at building entrances. Weather for all signs except wall signs shall be 10 feet. Wall protection is encouraged along building frontages signs shall not extend above the roof line of the wall on abutting a public sidewalk or a hard-surfaced which the sign is located. No height increases will be expansion of a sidewalk, and along building frontages permitted within the Tigard Triangle. between a building entrance and a public street or accessway. Awnings and canopies shall not be back lit. 4. Sign location - Freestanding signs within the Tigard Triangle shall not be permitted within required 4. Building Materials - Plain concrete block, L-1 landscape areas. plain concrete, corrugated metal, plywood, sheet press board or vinyl siding may not be used as exterior finish E. Entry Portals. Entry portals shall be required at materials. Foundation material may be plain concrete the primary access points into the Tigard Triangle. or plain concrete block where the foundation material is not revealed for more than 2 feet. I. Location - Entry portals shall be located at the intersections of 99W and Dartmouth; 99W and 5. Roofs and roof lines - Except in the case of 72nd; I-5 and Dartmouth; Hwy. 217 and 72nd; and at a building entrance feature, roofs shall be designed as the Hwy 217 Overcrossing and Dartmouth. an extension of the primary materials used for the building and should respect the buildings structural 2. Design - The overall design of entry portals system and architectural style. False fronts and false shall relate in scale and detail to both the automobile roofs are not permitted. and the pedestrian. A triangle motif shall be incorporated into the design of entry portals. 6. Roof-mounted equipment - All roof- mounted equipment must be screened from view from F. Landscaping and Screening. Two levels of adjacent public streets. Satellite dishes and other landscaping and screening standards are applicable to communication equipment must be set back or the Tigard Triangle. The locations where the positioned on a roof so that exposure from adjacent landscaping or screening is required and the depth of public streets is minimized. Solar heating panels are the landscaping or screening are define in other sub- exempt from this standard. sections of this section. These standards are minimum 18-67-5 Revised 12/9/97 TIGARD MUNICIPAL CODE .f requirements. Higher standards may be substituted as Street Function long as all height limitations are met. Provide access to Triangle destinations Distribute traffic within the Triangle 1. L-1 Low Screen - For general landscaping Provide connections between districts of landscaped and screened areas within parking lots, Distribute traffic from regional arterials and major local collectors and local streets, planting standards of collectors to local service streets Chapter 18.100 Landscaping and Screening, shall Local transit service apply. The L-1 standard applies to setbacks on major Bicycle mobility and minor arterials. Where the setback is a minimum Land Use/Design Priority of 5 feet between the parking lot and a major or minor Mixed Use Employment arterial, trees shall be planted at 3 '/z inch caliper, at a Limited access to off-street parking maximum of 28 feet on center. Shrubs shall be of a Enhanced pedestrian environment variety that will provided a 3 foot high screen and a Boulevard design with two-way traffic 90% opacity within one year. Groundcover plants Transit-oriented street features must fully cover the remainder of landscape area Bike lanes within two years. Any tree planted in excess of a 2 Continuity of alignment and design throughout inch caliper shall be eligible for full mitigation credit. Triangle Right-of-Way 2. L-2 General Landscaping - For general 92 feet(66 feet curb-to-curb) landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100 Landscaping and Street: Screening, shall apply. Trees shall be provided at a Dartmouth(Hwy 99 to 68th Ave.) minimum 2 '/2 inch caliper, at a maximum spacing of Policy Classification 28 feet. Shrubs shall be of a size and quality to achieve Major Arterial the required landscaping or screening effect within two Transit Access Street years. Any tree planted in excess of a 2 inch caliper Pedestrian-Transit Street shall be eligible for full mitigation credit. Bikeway Street Function G. Street and Accessway Standards. The Provide access to Triangle destinations following tables and diagrams show street and Distribute traffic within Triangle pedestrian accessway standards for the Tigard Provide connections between districts Triangle. Landscape and street design details are Distribute traffic from regional arterials and major included at the end of this section. collectors to local service streets Local transit service STREET CLASSIFICATION AND FUNCTIONS: Laannd dc Use/Design mobility Uign Priority Mixed Use Employment with Neighborhood and STREETS Regional retail Limited access to off-street parking Street: Enhanced pedestrian environment 72nd Street(Hwy 99 to Hwy 217) Right-of-Way Policy Classification 92 feet-72nd Major Arterial 94 feet-west of 72nd Transit Access Street 72 feet-east of 72nd Pedestrian-Transit Street Bikeway 18-67-6 Revised 12/9/97 TIGARD MUNICIPAL CODE requirements. Higher standards may be substituted as Street Function long as all height limitations are met. Provide access to Triangle destinations Distribute traffic within the Triangle 1. L-1 Low Screen - For general landscaping Provide connections between districts of landscaped and screened areas within parking lots, Distribute traffic from regional arterials and major local collectors and local streets, planting standards of collectors to local service streets Chapter 18.100 Landscaping and Screening, shall Local transit service apply. The L-1 standard applies to setbacks on major Bicycle mobility and minor arterials. Where the setback is a minimum Land Use/Design Priority of 5 feet between the parking lot and a major or minor Mixed Use Employment arterial, trees shall be planted at 3 '/2 inch caliper, at a Limited access to off-street parking maximum of 28 feet on center. Shrubs shall be of a Enhanced pedestrian environment variety that will provided a 3 foot high screen and a Boulevard design with two-way traffic 90% opacity within one year. Groundcover plants Transit-oriented street features must fully cover the remainder of landscape area Bike lanes within two years. Any tree planted in excess of a 2 Continuity of alignment and design throughout inch caliper shall be eligible for full mitigation credit. Triangle Right-of-Way 2. L-2 General Landscaping - For general 92 feet(66 feet curb-to-curb) landscaping of landscaped and screened areas within parking lots, local collectors and local streets, planting standards of Chapter 18.100 Landscaping and Street: Screening, shall apply. Trees shall be provided at a Dartmouth(Hwy 99 to 68th Ave.) minimum 2 '/z inch caliper, at a maximum spacing of Policy Classification 28 feet. Shrubs shall be of a size and quality to achieve Major Arterial the required landscaping or screening effect within two Transit Access Street years. Any tree planted in excess of a 2 inch caliper Pedestrian-Transit Street shall be eligible for full mitigation credit. Bikeway Street Function G. Street and Accessway Standards. The Provide access to Triangle destinations following tables and diagrams show street and Distribute traffic within Triangle pedestrian accessway standards for the Tigard Provide connections between districts Triangle. Landscape and street design details are Distribute traffic from regional arterials and major included at the end of this section. collectors to local service streets Local transit service Bicycle mobility STREET CLASSIFICATION AND FUNCTIONS: Land Use/Design Priority Mixed Use Employment with Neighborhood and STREETS Regional retail Limited access to off-street parking Street: Enhanced pedestrian environment 72nd Street(Hwy 99 to Hwy 217) Right-of-Way Policy Classification 92 feet-72nd Major Arterial 94 feet-west of 72nd Transit Access Street 72 feet-east of 72nd Pedestrian-Transit Street Bikeway 18-67-6 Revised 12/9/97 TIGARD MUNICIPAL CODE Street: Street Function 68th Ave. (Atlanta to Hampton) Provide access to Triangle destinations Policy Classification Distribute traffic within the Triangle Minor Arterial Bicycle lanes Pedestrian-Transit Street Provide connections between districts Street Function Distribute traffic from arterials and collector streets to Provide access to local services local service streets Distribute local traffic Local transit service Bicycle lanes Land Use/Design Priority Land Use/Design Priority Mixed Use Employment Mixed Use Employment Enhanced pedestrian environment Enhanced pedestrian environment Transit-oriented street features Bicycle access Bicycle access Right-of-Way Right-of-way 70 feet(46 feet curb-to-curb) 70 feet(46 feet curb-to-curb) Street: Street: 217 Over-Crossing(West of Dartmouth) Backage Road Policy Classification Policy Classification Minor Arterial Local Collector Transit Access Street Street Function Pedestrian-Transit Street Provide access to local services Street Function Distribute local traffic Provide access to Triangle destinations Parking access street Distribute traffic within the Triangle Land Use/Design Priority Bicycle lanes Mixed Use Commercial and Retail along 99W Provide connections between districts Access to off-street parking Distribute traffic from arterials and collector streets to Enhanced pedestrian environment local service streets Right-of-Way Local transit service 60 feet(36 feet curb-to-curb) Land Use/Design Priority Mixed Use Employment Enhanced pedestrian environment Street: Transit-oriented street features East-West Streets Bicycle access Policy Classification Right-of-Way Local Service Street 70 feet(46 feet curb-to-curb) Street Function Provide access to local services Distribute local traffic Street: Parking access street Hampton St. (68th to 72nd) Land Use/Design Priority Policy Classification Mixed Use Commercial and Retail along 99W Minor Arterial Access to off-street parking Transit Access Street Enhanced pedestrian environment Pedestrian-Transit Street Right-of-Way 60 feet(34 feet curb-to-curb) 18-67-7 Revised 12/9/97 TIGARD MUNICIPAL CODE Ownership: Private with a Public Access Easement Street: Applications: East-west and north-south accessways North-South Streets Connections to meet accessibility Policy Classification standards Local Service Street Street Function CLASS IV Provide access to local services Function: Pedestrian Distribute local traffic Right-of-way: 10-25'case by case Parking access street Ownership: Private Land Use/Design Priority Mixed Use Commercial and Retail along 99W Access to off-street parking (Ord. 97-02,Ord.96-41) Enhanced pedestrian environment Right-of-Way 60 feet(34 feet curb-to-curb) 18.67.080 Design Evaluation. A. Purpose. It is recognized that the above design Access Ways standards are to assist in upgrading and providing consistency to development within the Tigard Triangle. CLASS I It is recognized that different designs may be used to Function: Auto and parking (at least on one meet the intent of the standards and purpose statements side) of the Tigard Triangle Design Standards. With this in Access to parking(optional) mind, applicants for development in the Tigard Bicycles(in roadway) Triangle may choose to submit proposed projects t. Pedestrian improvements which demonstrate compliance with the design Right-of-way: 52'-60' standards or to request adjustments from the Triangle Ownership: Public dedication design standards and submit design plans for review Application: East-west, north-south streets to and recommendation by a City Design Evaluation parking access Team. This option allows applicants to propose alternative designs to the Tigard Triangle Design CLASS II Standards that are consistent with the purpose of the Function: Pedestrian and Bicycle standards. When a structure which has nonconforming Right-of-way: 40'• elements is partially or totally damaged by fire or other Ownership: Public or Private with a Public Access causes beyond the control of the owner, the structure Easement may be rebuilt using the same structure footprint Applications: East-west,north-south access ways without receiving an adjustment from design standards. Fire Access' Critical pedestrian access routes. B. Design Evaluation Team (DET). Evaluation of the adjustment to allow an alternative design is made *If emergency vehicle access is provided by alternative by a three person professional design team contracted locations, a lessor dimension to a minimum of 30 feet in by the City for professional design review. The DET width may be allowed with approval of City Engineer. shall consist of design professionals with experience in architecture, landscape architecture and civil CLASS III engineering. This team is charged with balancing the Function: Pedestrian purpose statements, goals and standards of the Tigard Right-of-way 10-25'case-by-case Triangle Design process with the alternative proposal submitted by the applicants. The DET shall accept 18-67-8 Revised 12/9/97 TIGARD MUNICIPAL CODE design proposals that vary from any of the Triangle 2. Members of the Design Evaluation Team Design Standards. This process is to be applied only to are available to meet with applicants as part of the the Tigard Triangle Design Standards. Applicants preapplication process, however, applicants shall pay must comply with all other development code for the entire cost of the review of the Design standards according to the regular development review Evaluation Team. A deposit of$1,000 shall be paid requirements of Title 18 of the City code. The DET upon application. The applicant will be billed for any will prepare a report outlining conditions and additional cost. The DET report shall not be issued recommendations in response to the applicant's until all costs are paid. No request for design proposal(s) for submission to the Planning Commission evaluation review using the alternative design will be within 30 days of meeting on the proposal. accepted until all costs are paid in full; C. Approval Criteria For guidance in evaluating the 3. The applicant will receive a review date for purpose of the design standards, the DET shall refer to a DET work session which shall be within 30 days of Planning Directors Interpretation that provides purpose Step 2 above. No public notification is required statements for the Tigard Triangle design standards. although the review session is open to the public. The review is designed to allow the applicant to present and All adjustments to allow an alternative design are explain design intent and adjustment proposals to the subject to the following criteria: Design Evaluation Team. This is not intended to be a public hearing and no public testimony will be taken. 1. Granting the adjustment will continue to meet the purpose of the standard(s) to be modified in 4. Upon completion of the DET review and an acceptable alternative manner;and payment of all costs,the DET will forward a report and recommendations to the Director and the applicant 2. The proposal will not significantly detract within 30 days of meeting on the proposal. At the from the livability or appearance of an area and the request of the applicant, this time period may be proposal will be consistent with the desired character extended. of the area and 5. The applicant may proceed to schedule and 3. If more than one adjustment is being hold a pre-application neighborhood meeting with the requested, the cumulative effect of the adjustments as adjacent property owners at any time during this well as each individual adjustment results in a project process according to the provision provided by the which is still consistent with the overall purpose, goals Director at the Development Review pre-application and standards of the zone;and conference required by Chapter 18.32.040. It is recommended that the development design to be 4. Granting the adjustment is the minimum reviewed at the pre-application neighborhood meeting necessary to allow the proposed use of the site;and any include the recommendations of the DET; impacts resulting from the adjustment are mitigated to the extent practical. 6. Upon completion of the neighborhood meeting requirements and receipt of the DET report, D. Review Process. The following steps must be applicants may proceed to file the appropriate followed by applicants to gain Design Evaluation development application according to the provisions of Review: Title 18 of the Municipal Code. Said application shall include the recommendations of the DET. 1. Applicants choosing the Design Evaluation process must submit a Design Evaluation and 7. Review of a DET recommended plan and/or Adjustment request according to a list of requirements conditions shall be made part of the staff report provided by the Director; prepared by the Planning Director and shall be made 18-67-9 Revised 12/9/97 TIGARD MUNICIPAL CODE available at a public hearing before the Planning Commission according to the provisions of 18.32; 8. The Planning Commission may approve, approve with conditions or deny the development application considering the DET recommendation and evaluating the development and the design plan to ensure consistency with the Tigard Triangle Design Standards. Approval of the Planning Commission must also be based on compliance of the development plan with all other development code requirements governing the application. (Ord. 97-13)■ I 18-67-10 Revised 12/9/97 Fe's 3 I �" ' 4- , a 11:t ' ts) 3dp aayy A fMbk � a .... " '' � :� �- s 010,,,, 4��4. !lilt"aa . 'IL 4. : * b ter aloott L..„:. y�6,�Y S S SM1Ui sa P R y � .., '"'' y s■SSA" Wb u .. lily'ritir , , - .4 . , „.4!, .., . ,,,, , ,400. �ai6 �b•� 1F,,. "„"'"� 'Ztr✓aFe*vt. N • � t:''''''..,..; µ,i-M! `!' T or Jir x`„ , r.�'' �. 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E :i 1114*Ii•Mlle Air••• mew I ...:11.1"' im i AU L!r 47°-1...'...°..14.. . , 7�T C • n•o{O + • 1 O r I 4> ± IP ts 4 J 9 -+ i <JP 4> 4> Sk • 0 d • 0 4> ___________L„,„_€:, IP n. ;,.. .•0 4.__ •. ... •' r-114 Mk, w.0- s'.0' 0.. n' , )'•10 tn•t.SECOND FLOOR PLAN 0,2 *CxI. Le, , r_r 13 I J I ..-30/e15 '} . April 12, 2000 CITY OF TIGARD OREGON Brian Keicher 19363 Willamette Dr. #509 West Linn, OR 97068 RE: Plans Check Number: 3-69C — Pahlisch Homes Office Building This letter is to confirm receipt of your building plans which have been routed to the building plans examiner. As a reminder, the associated land use case(s) is/are: SDR1999-0000,5' Please be aware you are responsible for satisfying the conditions of the land use case(s) and must submit plans directly to the appropriate staff person(s) indicated on your final order. Your building plans are not routed to the planning or engineering departments; you must satisfy the land use permit conditions independent of the building permit plans review process. After the building plans review process has been completed, your building permit will not be issued without approval from the engineering and planning departments. If you have any questions regarding this notice, please feel free to telephone me and I will be happy to explain further. 1'4,,, ,Q1 Bonnie Mulhearn Development Services Technician cc: Building file cc: Planning Department cc: Engineering Department \DSTS\BUPLUC.DOT • 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 • REVISIONS BY 7 4129;( -D 1 . (am) P.�• ,, f SW Gonzaga St / . -1 - �� - /SPA Sal IA _minim=d / , al E3' 'W Pit . TO / 4. .� 11111 1, MA W�. R.. _ Vilt hrIPF 4,:' • ^ �r .., in i ." , ).1\ . -.14_ __ " ' n Mid , l !Ih17ay . . . . IIII Fill . W.eM A.11.q.,,p di A lit e i rI. <v A.'.• ..).. y- «, ', ri Office Bldg I • L� 4 IV = ,e . WI" a III W-3"re ev Via-)I Olr ilt# 1 6€4,-/Aepe 01 i 74 ce 5 ar60A`3 4et I 11 ,,Ill til. 9 ii Parkin• , f� �htY 'G - r;� VII •O .� Irk 1,04 ,.... 0 V;4-°1 0. ) Rd M '*14 ai4 40)per 11� M tl► ,z "1 v�T a -R • 4 12 , tr '+ imis�sorewe►e.111 w+*Xeatr•�agrACS.'a� ii A\ litil MIIII, N. . A ii -4 6.r2)V° — ''. 1__ ___L___ . 2/ 141 ( '1 P42W2V(The-HEt.)-..63172.- \ "04 ■••■;\ 0 IN*A"°4 . , A%. - - _ UN 6.41111A,,, p ��I :„ , `+lit.,fii,i1��►� vI tio N ra H a• s e.4.41 't!42 ,'s, ;;:,∎ 0.,E't-re t ' ` i v �► s .s.; s.. ...wry . (I ) t•P \ • le, ) stke-e502–V rrp.E.. N e..rxer (VIP cu "Crj) u al N 0 O g p - f . .wAVw Plant List: St_:ewes Size Ouant AM Azalea Micranthra "Rosaeflora" 1 gallon 16 RCC Rhodo. Christmas Cheer igallon 1 RJM Rhodo Jean Marie 1 gallon 7 • VM Vinca Minor Periwinkle 1 gallon @,30"o/c diag. mass AP Acer Plantanoides Norway maple 3" call 6'-8'\ 6 = 18" AR Acer Rubrum Red Sunset Maple 3" cal/ 6'-8' ! 5 = 15" PCA Pyrus Callerynna Ornamental Pear 2-1/2" cal ; 11 = 27-1/2" VO Viburnum Opulus "Snowball" 1 gallon @ 30" o/c diag. 12 • Total caliper inches new trees: 62-1/2". Existing Tree List: # species status size 1. Douglas fir to be removed 14" 2. Spruce to be saved 15" 3. Maple to be removed 15" 4. Maple to be removed 14" 5. Birch to be foereed re- 0e4 12" .5. Birch to be removed 13" I. Spruce to be sxaaie 1 3" . Total caliper inches removed = . af mitigation required; tivit /x,45 i� S 4'7 4 / 39,5 �s L1' �� 6y v� y?-5 /,u� 3 3. re.rs «a�LZ /.r. Cats X71 • �' (I-,4' PKC0lbJ lnd rn . . , I, X e mm. !ti' (� . it ki% y 1.aiki t' • Response: Case + Berman Architecture &Planning April 28,2000 513 NW 13th G�� Suite 204 �� oo Portland,Or 97209 AtIOAA � 1 503 223-3855 Phone O����Q -N 223-2630 Fax Julia Hajduk ( " City of Tigard Planning Department Re: Pahlisch Office Building SP 2000-00005 Repose to conditions of approval: 7 1. See revised sheet SP1 and .• 3. See 9/SP2. ^Ncsei• e•Se S S --ik'"ic./P/ais 64.#r141---46ciA'i 4. See note on landscape plan sheet SP1 5. See enclosed lighting plan. 6. See sheet SP1, SP2 &C5 7. See sheet C5 for wheel stop locations. 8. See "Existing Tree List" on sheet SP1. 10. The north elevation is 68 feet long, 45 feet of that is in window=66%,no revision is required, see sheet A3. - ely, OkVe1F - aO.•ollI"'- arter Case 1 I A I li I I, _Jr__ 0 k . 1 . ■•■ .17. 0 . . . , ,.. • ......___- 13.1 .1,4‹.. ----r-7--, . .. . . . • • . . . . • . . . 1111 . _ ilk _ 1 (7- , ._ f _,\I _, . i _1,._____ . .- : tr- . 1.1404 f114. _...... I, Frit?, :TV Cr- 011i I 6.,11 .41 ' —1.— / I) -''. I ' I I : / il f2s-7• & it :6 01-e ___,_ . il i.g Pgoi.,09e.47 _ ..1-4-z., • . ft,C;ra PoLti Mil) kg . in • cit, , C 1,1 - ille 60Ne..11-44.44 ',..-4 ;% ■ :7 e.• 4 ' IN i told:1 .1 _=.0 i'.-----O I,ZOf PI 4 i------. 1111 11111 --z– 2.11 Pke•PluJINV4 9 1 } — .:.--.. :ea. tall azU4HVO cl ffl GO axic. ■ ; .7.. _C 1 .. "--, .it-- - - - •)f- -1--7-7-7L-Tr-4,----- • 210 -0 11461'e" re- _ ... ARA6-1 21)% \is) \\ t,,/,■N e R I VD CA I it F.° . II\ /I; 'WI: (01 irliarOill LETTER OF TRANSMITTAL DATE RECEIVED AY 162000 COMMUNITY DEVELOPMENT TO: _ . �C� 4 # __ DEPT: p c.b.Mr "... FROM: CLI•lksw—CCY--,Q- TELEPHONE NUMBER: '"2:2-"- - 42,;- ..- COMMENTS: 1PGA S Nc. Response: Case + Berman Architecture&Planning May 25, 2000 513 NW 13th Suite 204 Portland,Or 97209 503 223-3855 Phone 223-2630 Fax Julia Hajduk City of Tigard Planning Department Re: Pahlisch Office Building SP 2000-00005 Repose to conditions of approval: See revised sheet SP1 and C5 . See revised bike rack note. See 9/SP2. See revised bike rack note 4. See note on landscape plan sheet SP1 ' See sheet C5 for wheel stop locations. In areas without wheel stops cars will overlap 2'-0" into the landscaping, this will take up 384 sq fl of landscaping reducing the total to 4,800 sq ft or 21 % coverage. 8. See"Existing Tree List" on sheet SP1. We will pay a fee in lieu for the difference. RECEIVED MAY 2 6 2000 Sincerely, DEVELOPMENT Carter Case AIA May 26, 2000 CITY OF TIGARD OREGON Carter Case 513 NW 131h, Suite 204 Portland, OR 97209 Dear Mr. Case: This letter is in response to your memo and materials submitted earlier today (5-26-00). I have signed off on conditions #1 , 3, 7, 9 and 10. I am concerned that the landscape plan still does not reflect the changes that are shown on the other plans. There is more walkway area shown on both sides of the building on the site plans. I do not see how the landscape plan can be implemented, if the site is developed as shown on the site plans on sheet C5 and SP1. In addition, condition #8 has not been fully met. In order for this condition to be met, you must: • Pay the fee in-lieu for the inches that must be mitigated that are not going to be mitigated on site (24 inches); • Record a deed restriction for the trees to be preserved; and • Install tree protection measures as recommended by an arborist. Please submit a revised landscape plan that is consistent with the other plans submitted and that addresses the requirements of condition #8. In response to your question about the trash location, if the garbage trucks can access the enclosure in the location proposed, I do not see why you would need to move it. If the location precludes access, then you will need to modify the location so that it is accessible to the garbage truck. I do agree, however, that aesthetically, the location originally proposed is the best. In addition, if you do need to move the enclosure, I would recommend as far from the street as possible. Sincerely, 'Julia Powell Hajiduk Associate Planner I:\curpin\julia\pahlish homes conditions let.doc c: SDR1999-00007 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Customer Receipt CITY OF TIGARD Printed:06/19/2000 12:52 User: front Station: 02 Operator: SSC Rcpt No: 0003099 Date: 06/19/2000 Customer No:000000 Amount Due: 3,119.00 Name: ROCKY MONUNTAIN LAND LLC Cash: 0.00 Address: 15100 SW KOLL PKWY., STE.E Check: 3,119.00 BEAVERTON, OR 97006 N/A 0.00 Change: 0.00 Type Description Amount TREES Tree Replacement Revenue 3,119.00 c - /PO -7-1/1/4 P W.(17 a-7.---/du„ Sent by: JOSEPH HUGHES CONSTRUCTION, INC.503 684 5295; 06/16/00 7:30AM;jetrax #762;Page 3/4 euseaa03492 .,. JOSEPH HUOMEB CONSTRUCTION, INC. ; Png. 2 86/15/2800 15:22 5036983492 OREGON RAIN PAGE 02 OREGON RAIN LANDNOAPR a IRRIQATION, INC. Lkw*ed•Bonded•Insured 18808 i aaaa NW;p/t11q 19.Rd. Portland,OR a7u9 ($01)9484114$Phone (403)190-W M Pao June 15, 2000 • TAO: Bob Hay®Joseph Hughes •` , .FROM: Jamie Hufana RE. Pahlisch Homes Office Building EXTRA Dear Bob, As per your request for a quote on 16—2"caliper trees(UNNAMED)would be an ADD of$3,119.00. Please let me know when the new plans are released. Thank you, tf..„4.1 Jamie Hufana ESTIMATOR APPROVED BY: DATE: TITLE: TREE& PLANT PRESERVATION/PROTECTION PART 1 - GENERAL 1.01 DESCRIPTION: A. General requirements: Preservation, protection, and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions: 1. Consulting Arborist: A Consulting Arborist registered with the American Society of Consulting Arborists(ASCA). ' 2. Certified Arborist: Certified by The International Society of Arboriculture(ISA). • 1.02 P ROJECT CONDITIONS: A. Make every effort to protect all trees, shrubs, ground cover and other vegetation � existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction requirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants, which are to remain, from all damage. Erect prior to commencement of clearing and demolition work and remove only after all work potentially injurious to trees and other plants is complete. Fence shall be placed as far from trees as is practical, but in no instance closer than one foot behind required construction limits. Fence shall be 4' visibility plastic on steel posts placed no further than 6'apart extending no less than 4-1/2' above the ground, kept taut at all times. D. Protect all trees from stockpiling, material storage, vehicle parking and driving within the tree drip line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from: 1. Dumping of refuse. 2. Chemically,injurious materials and liquids. 3. Noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. 4. Continual puddling of running water. F. Restrict vehicular and foot traffic to prevent compaction of soil over root systems. PART 2 - PRODUCTS 2.01 MATERIALS: A. As indicated and required elsewhere in this Specification Section, and as may be recommended by Consulting Arborist. PART 3 - EXECUTION 3.01 GENERAL: A. Protect root systems of existing trees, shrubs and ground covers from damage due -• to noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. l • B. Protect root systems from flooding, erosion, excessive wetting and drying resulting from de-watering and other operations. C. Protect all exiting plan material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or bruising of bark. D. Do not allow fires under and adjacent to trees or other plants which are to remain. E. Engage a Consulting Arborist to direct removal of branches from trees and large shrubs, which are to remain, if required to clear new construction and where indicated; and to direct tree root pruning and relocation work. F. Where directed by Consulting Arborist, extend pruning operations to restore natural shape of entire tree. G. Cut branches and roots with sharp pruning instruments. Do not break, chop or mutilate. H. Water trees and other vegetation which are to remain as necessary to maintain their health during the course of the work. Maintain a water schedule and document. STATE OF OREGON l SS County of Washington f I, Jerry F tr(tctor of Assess- ment and ►•- . 1a� : -pp i o County Clerk for i4411ie ,, a • ,-rtify that the withAlr$ '�� " �\ eceived and re' )ei, us N %- a e �if said county 1( N Return Recorded Document to: \y\ a,n • Director of Rocky Mountain Land, LLC df i =•• lerk L 12540 SW 68th Parkway, Suite B Doc : 2000048215 Tigard, OR 97223 Rect: 256916 27.00 06/19/2000 11: 15: 11am File No. DEED RESTRICTION FOR THE TREES THAT SHALL BE PRESERVED The tree shown on the attached exhibit will be maintained in perpetuity as a condition of SDR 1999-00007 for the property located at 7128 SW Gonzaga St., Lot 15 & a portion of Lot 18, "Beveland No. 2", in the NE 1/4 sec. 1, T.2S, R. 1W, W.M. further described in doc #99-102086. This deed restriction shall not preclude removal of the tree as the result of natural causes such as disease, decay, wind or danger to persons or property as long as it is replaced on an inch for inch basis in accordance with the City of Tigard's tree removal standards. The above causes shall be certified by an arborist prior to approval by the City of Tigard. IN WITNESS WHEREOF the parties have executed this Agreement the date and year above written. GRANT: By STATE OF OREGON, ) )ss County of Washington) Dated this M day of jik1/6 , 2000 Personally appeared the within named Dennis Pahlisch and acknowledges the foregoing instrument to be voluntary act and deed. Before: 8CORCIA- /CA RHONDAHAIGH ( Notary Public for Oregon ;I. T.,i_ NOD►RY PUBLIC-OREGON My commission expires: ,5 (p AGO COMMISSION NO.332710 MYOOIMMONOSRESMARCH is,2n Subsequent removal of a tree: Section 18.790.040.B. states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030. or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. 1 - � 0 S.W. Gonzaga Street OFFICE BUILDING 1\.) 0 15" SPRUCE TREE a000O64734 STATE OF OREGON County of Washington SS I, Jerry,R;Hanson, Director of Assess- ment and-Taxation and Ex-• 'o County Clerk for Said co '•• re.y -rtify that the within instr eys;47" 9 wa' eceived and recorded .; f•i`' Cord of said county. • Jerry RyHanson, Director of Assessment and Taxation, Ex- Officio County Clerk 00 DUG 14 AM 9: 44 1 r RETRUN RECORDED DOCT "vNT TO: • CITY HALL RECORDS DE MENT, CITY OF TIGARD 13125 SW Hall Blvd. Tigard,OR 97223 PARTNERSHIP File No. 1M1— °°Dt1 DEDICATION DEED FOR ROAD OR STREET PURPOSES Space above reserved for Washington County Recording information gOal rnat — does hereby dedicate to the pub a perpetual right-of-way for street,road,and utility purposes on, over, across,under, alon g, and within the following described real property in Washington County,Oregon: Attached Exhibit"¢e"ej To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF,I hereunto set my hand on this 0 day of ik�J ,2000 . ROW ' 4 Q( golim IAN LLC - -/--,c.6.6 Name of Partnership Signature % L O (a21 PKwki-*L) M ern bfQ)' Address Title Signature Tax Statement Mailing Address(if different from above) Title STATE OF OREGON ) ss. County of Washington ) This instrument was acknowledged before me on 1 VOA cowQ°(date)by AR1S PC ,tiSC.,l.. (name(s)of person(s)) as P.M•b r— (type of authority,e.g.,officer,trustee,etc.) of 1c,1A MYM,n I4.4411.+l, Qrkci, L L' . (name of party on behalf of whom instrument was executed). Iz OFHC:AL SEAL. J NANCY E. KOWALSKI �) ,` NOTARY PUBLJC O 01'1 COMMISSION NO.326266 No 's ature 1) MY COMMISSION EXPIRES OCT. 18,2003( My Commission Expires: -/ Accepted on behalf of the City of Tigard this 9 day of A-5 v ep — , 20 00 Q Q City Engineer 1:\ENG\PUB-FORM ROWDE•PT.DOT ANDY PARIS & ASSOCIATES, INC. Registered Professional Land Surveyors 15962 Boones Ferry Road Lake Oswego,Or.97035 Ph:503-636-3341 Fax:503-636-0477 PROPERTY DESCRIPTION: Tax Lot 900—Map 2S 1 1AC FOR: Pahlisch Homes DATE:June 27,2000 LOCATION: SW Gonzaga St JOB NO.: 99034 Roadway Dedication EXHIBIT"B" A strip of land 5.00 feet wide for Roadway Dedication being a portion of Lots 15 and 18, "Beveland No. 2" and vacated street per Ordinance No. 77-107 as recorded in Book 1184, Page 775, Washington County records, situated in the Northeast one-quarter of Section 1, Township 2 South, Range 1 West of the Willamette Meridian, City of Tigard, Washington County, Oregon, being more particularly described as follows: Beginning at the northwest corner of Lot 16, "Beveland No. 2", said northwest corner being on the southerly right of way line of SW Gonzaga Street; thence leaving said southerly line, S 00°09'46" W along the westerly line of said Lot 16 a distance of 5.00 feet; thence leaving said westerly line, S 89°05'00" W parallel with and 5.00 feet southerly when measured at right angles to said southerly right of way line of SW Gonzaga Street, 165.49 feet to the centerline of said vacated street; thence N 00°55'00" W along said centerline, 5.00 feet to said southerly right of way line of SW Gonzaga Steet; thence N 89°05'00" E along said right of way line, 165.58 feet to the Point of Beginning. Containing 828 square feet. REGISTERED PROFESSIONAL L.A. .Mi re &iVEY;- OREGON JANUA.AY 15,1987 HAROLD 6P. SALO 3 SURVEY SKETCH IN LOTS 15 AND 18, "BEVELAND NO. 2" IN THE NE 1/4, SEC. 1, T.2S., RAW., W.M. WASHINGTON COUNTY, OREGON JUNE 27, 2000 TAX MAP 2S 1 1AC In SW GONZAGA ST. N 5/8" I.R. 3/4" I.P. 3/4" I.P. N 5/ 0.I. DN0.1' DN0.1' N 89'05'00" E T 165.58' 1 S 89'05'00" W 165.49' 5.00' 5.00' 5.00' RIGHT OF N WAY DEDICATION LEGEND: 828 SQ. FT. • MONUMENT FOUND AS NOTED • i; o PO /.R. IRON ROD °cc W LOT 15 N O C9 _ LP IRON PIPE Q I• a .Y: . W W �' w REGISTERED 1 ° PROFESSIONAL ro co o (I) o LA UR E )R O ° o ~ Um z PINCHED 3/4 1.P. ORE G O N UP 0.1' JµuwY 11 HAROLD P.1s 98 SALO • • 2264 S 89'03'59" W 163.13' 5/8%R. INSIDE EXPIRES: JUNE 30, 2002 3/4"/.P. UP 0.3' SURVEYED BY: . LOT 18 15962 Y PARIS AND ASSOCIATES, INC. 1 1 LAKE 636-3341 OSWEGO, OREGON 97035-4351 PROJECT. 99034 DRAWING: 99034EAS DWG D/2. l 115 -ooc2o7 Tualatin Valley aegazi # 'c Water District 1850 SW 170th Ave.•P.O.Box 745•Beaverton,Oregon 97075.503/642-1511 •FAX:503/649-2733 August 8, 2000 R1F47-cF,TV D AUG 097000 BY: Building Department ----- City of Tigard 13125 SW Hall Tigard, Oregon 97223 WATER SERVICE TO PAHLISCH HOMES OFFICEE BUILDING AT 7128 GONZAGA ST This letter is to confirm that Tualatin Valley Water District is furnishing water to the above development . The developer will coordinate meter installation with the Water District . Please call if you have any questions or comments . `14CIAA,:kT4.t.Z...v Gary Pippin, P.E. Manager of Engineering Services GP/ta • diZeilve WATER - not to be taken for granted