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01-06-25 PC packet and materials
PLANNING COMMISSION AGENDA – January 6, 2025 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 MEETING DATE: Monday, January 6 , 2025 - 7:00 p.m. HYBRID MEETING IN-PERSON: City of Tigard – Town Hall SW HALL BLVD 13125 SW Hall Blvd., Tigard, OR 97223 MS TEAMS: https://www.tigard-or.gov/virtualPC 1. CALL TO ORDER 7:00 p.m . 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS 7:02 p.m. 4. APPROVE DRAFT MINUTES 7:10 p.m. a December 1 6, 2024 5. PUBLIC HEARING: Planned Development/Subdivision OVERLOOK AT RIVER 7:15 p.m TERRACE . (PDR2024-00001/SUB2024 -00001/SLR2024-00006/TUP2024-00010-00012) Associate Planner Jenny McGinnis, Principal Engineer Buck Smith 6. PUBLIC HEARING: Food Cart Development Code Amendments 7:5 5 p.m. DCA2024-00002 Senior Planner Schuyler Warren 7. OTHER BUSINESS 8:30 p.m. 8. MOTION FOR ADJOURNMENT 8:35 p.m. City of Tigard P lanning Commission Agenda C I T Y O F T I G A R D R e s p e c t a n d C a r e | D o t h e R i g h t T h i n g | G e t i t D o n e Overlook at River Terrace Planning Commission Hearing Agenda Item #5 Community Development January 6, 2025 C I T Y O F T I G A R D Site Location and information: Acres: 18.08 acres Zone: RES-C Site: 2 lots with single detached houses 1 C I T Y O F T I G A R D 2 C I T Y O F T I G A R D Project Summary Proposed Applications: Consolidated Planned Development •Concept Plan •Detailed Plan Subdivision Sensitive Lands Review Temporary Use Permits 3 C I T Y O F T I G A R D Project Summary Eighty-one (81) lot planned development 68 lots for small form residential development 13 lots for rowhouses Tracts: •River Terrace Trail •Pedestrian paths •Private alley •Stormwater facility •Significant tree grove •Open space 4 C I T Y O F T I G A R D Concept Plan 5 Detailed Plan C I T Y O F T I G A R D 6 C I T Y O F T I G A R D Flexibility Requests to Development Standards: 7 Development Standard RES-C Rowhome Standards (Tables 18.805.1 and 18.280.1) Proposed Rowhome Standards RES-C Small Form Residential Standards (Tables 18.805.1 and 18.290.1) Proposed Small Form Residential Minimum lot size 1,250 sf 1,100 sf 5,000 sf 4,500 sf Maximum lot size 1,750 sf 2,400 sf 6,250 sf 8,500 sf Minimum lot width 20 ft 16 ft 50 ft 47 ft Minimum setbacks - Front 15 ft 15 ft 10 ft 10 ft - Street side 15 ft 15 ft 10 ft 10 ft - Side 5 ft, 0 ft common wall 5 ft, 0 ft common wall 5 ft 5 ft - Rear 15 ft, 0 ft alley 15 ft, 0 ft alley 15 ft 15 ft - Garage N/A N/A 20 ft 20 ft Maximum setbacks - Front 20 ft 20 ft N/A N/A - Street side 20 ft 20 ft N/A N/A Maximum height 35 ft 35 ft 35 ft 35 ft Maximum lot coverage 80%80%80%80% Minimum landscape area 20%20%20%20% C I T Y O F T I G A R D Connections to surrounding area Provision of River Terrace Community Trail Preservation of Significant Tree Grove Pedestrian Connections throughout Open Space Stormwater facility High quality architectural design Public Benefits: 8 C I T Y O F T I G A R D Public Benefits: 9 Future Residential Development Beef Bend Rd River Terrace Community Trail SW April Ln (to be improved with future RT2.0 development) River Terrace Community Trail River Terrace Crossing Park River Terrace Community Trail future connection C I T Y O F T I G A R D Public Benefits: 10 C I T Y O F T I G A R D Northwest corner contains steep slopes >25 percent Ground disturbance of >50 cubic yards A geotechnical report was submitted showing the proposed improvements will not result in adverse impacts Sensitive Lands Review: 911 C I T Y O F T I G A R D Public Comments One citizen provided comments requesting: The intersection of Woodhue and Vanderwood become a 4-way stop Speedbumps along Woodhue Construction access from April Ln rather than Woodhue Another citizen provided comments against adding speed bumps and/or stop signs on Woodhue Both citizens were provided information on how to make requests for traffic calming measures 12 C I T Y O F T I G A R D Findings Meets all approval criteria and standards Adequate public facilities Sufficient public benefit for flexibility requested Impacts mitigated to extent practicable 13 C I T Y O F T I G A R D Staff Recommendation Staff recommends the Planning Commission take two actions today: ➢First, approve the proposed Concept Plan ➢Second, approve the: ➢Detailed Planned Development ➢Subdivision ➢Sensitive Lands Review for impacts to steep slopes ➢Temporary Use Permits for model homes/sales office 14 C I T Y O F T I G A R D R e s p e c t a n d C a r e | D o t h e R i g h t T h i n g | G e t i t D o n e Overlook at River Terrace Planning Commission Hearing Community Development January 6, 2025 Overlook at River Terrace Planned Development •Residential Planned Development •Associated Tentative Subdivision •Sensitive Lands Review •Urban Forestry Plan Review •Early Grading Permit •Temporary use Permits Tigard Planning Commission Hearing January 06, 2025 Art Rutkin Elementary School River Terrace Overlook at River Terrace SW Woodh u e St. SW Beef Be n d R d SW A p r i l L n . RES-C (R-7) Zone •Min. Density: 71 •Max. Density: 92 Total: 81 proposed homes 57% of Significant Tree Grove retained Connections to Existing Street SW Woodhue St (Neighborhood Rt) SW Beef Bend Rd (Arterial) SW River Terrace Trail SW April Ln (Neighborhood Rt) Roundabout fully located on-site St r e e t C SW River Terrace Trail segment connecting out to to SW 150th Ave Only ~550 ft needed to complete the future trail connection Art Rutkin Elementary School Park Amenities River Terrace Crossing Neighborhood Park- directly adjacent Site Plan Multi-Use Trail Thru Site to River Terrace Crossing (RTC) Park Open Space with supplemental native plantings and benchesSeating amenities along trail Roundabout fully constructed onsite Stormwater Facility for onsite management Preserving majority of Significant Tree Grove 13 Rowhouses •Alley loaded 1 & 2-car garages •1,240 SF to 1,592 SF per home•Various Architectural Styles •3 to 4 homes per building Tuck Under Rowhouses 68 Single Detached Homes •Various Architectural Styles •2-Car Garages •2,523 sf to 2,797 sf per Home Circulation & Parking: Internal Ref. Only Overlook at River Terrace City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 2 Case #: ___________________ _________________________ City of Tigard COMMUNITY DEVELOPMENT DEPARTMENT Master Land Use Application LAND USE APPLICATION TYPE Adjustment Annexation Comprehensive Plan Map Amendment Conditional Use Downtown Development Review: Type I Type II Adjustment Home Occupation – Type II Land Partition Lot Line Adjustment/Lot Consolidation Marijuana Facility Permit Miscellaneous: __________________________ Type II Type III Modification: Type I Type II Planned Development: Consolidated Plan Concept Plan Detailed Plan Sensitive Lands Review: Type I Type II Type III Site Development Review: Type I Type II Subdivision Sublot Plat Temporary Use Permit Urban Forestry Plan: Modification Discretionary Review Zoning Map Amendment PROJECT INFORMATION Project name: Brief description of project: ___________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ SITE INFORMATION Location (address if available): ________________________________________________________________ Tax map and tax lot number(s): _______________________________________________________________ Site size: ______________________________________ Zone: ______________________________________ APPLICANT INFORMATION Name: ___________________________________________________________________________________ Mailing address: ________________________________ City/State: _________________ Zip: ____________ Phone: ____________________________ Email: _________________________________________________ Applicant’s representative: __________________________________________________________________________________ Phone: ____________________________ Email: _________________________________________________ X X X peyton@pacific-community.com503-941-9484 Pacific Community Design, contact: Peyton James, Associate Planner 19.77 ac pverdadero@newhomeco.com(503) 313-7795 97006 Beaverton, OR15455 NW Greenbrier Parkway, Suite 240 New Home Co. contact: Pam Verdadero, VP Acquisitions and Entitlements RES-C Tax Map 2S117 TL- 1600Tax Map 2S108CD TL- 200Tax Map 2S108CD TL-400 15540 SW April Ln. & 15590 SW April Ln, Tigard, OR, 97224 A Planned Development/ subdivision proposing 15 rowhomes and 66 detached small form residential homes, along with a storm water facility and a trail segment. Overlook at River Terrace X X X DocuSign Envelope ID: 6A085838-1D8C-479A-AB70-C5B386157517 City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 2 of 2 PROPERTY OWNER INFORMATION Same as applicant (Attach list for additional owners) Name: ____________________________________________________________________________________ Mailing address: ________________________________ City/State: __________________ Zip: ____________ Phone: ___________________________ Email: _________________________________________________ SUBMITTAL REQUIREMENTS In addition to this application form, you must submit all required items listed in Subsection 18.710.030.C of Tigard’s Community Development Code. If you are unsure what is required with your application, please contact the planner on duty at 503-718-2421 or tigardplanneronduty@tigard-or.gov. I certify that I am the property owner or I am eligible to initiate this application, as provided in the Tigard Community Development Code. To the best of my knowledge, all the information provided within this application package is complete and accurate. Applicant's signature* Print name Date Property owner's signature* Print name Date Property owner's signature* Print name Date *The owner must sign this application or submit a separate written authorization when the owner and applicant are different people. \ STAFF USE ONLY Case No.: ___________________ Application fee: ___________ Received by: ________ Date: _______ Related Case(s): ______________ Determined complete by: ______ Date: ________ 97224Tigard, OR15590 SW April Ln McCleskey Family Joint Trust, Tax lot: 2S108CD00200 DocuSign Envelope ID: 6A085838-1D8C-479A-AB70-C5B386157517 7/4/2024 | 4:26 PM PDT Michael T McCleskey, Trustee McCleskey Family Trust City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 2 Case #: ___________________ _________________________ City of Tigard COMMUNITY DEVELOPMENT DEPARTMENT Master Land Use Application LAND USE APPLICATION TYPE Adjustment Annexation Comprehensive Plan Map Amendment Conditional Use Downtown Development Review: Type I Type II Adjustment Home Occupation – Type II Land Partition Lot Line Adjustment/Lot Consolidation Marijuana Facility Permit Miscellaneous: __________________________ Type II Type III Modification: Type I Type II Planned Development: Consolidated Plan Concept Plan Detailed Plan Sensitive Lands Review: Type I Type II Type III Site Development Review: Type I Type II Subdivision Sublot Plat Temporary Use Permit Urban Forestry Plan: Modification Discretionary Review Zoning Map Amendment PROJECT INFORMATION Project name: Brief description of project: ___________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ SITE INFORMATION Location (address if available): ________________________________________________________________ Tax map and tax lot number(s): _______________________________________________________________ Site size: ______________________________________ Zone: ______________________________________ APPLICANT INFORMATION Name: ___________________________________________________________________________________ Mailing address: ________________________________ City/State: _________________ Zip: ____________ Phone: ____________________________ Email: _________________________________________________ Applicant’s representative: __________________________________________________________________________________ Phone: ____________________________ Email: _________________________________________________ X X X peyton@pacific-community.com503-941-9484 Pacific Community Design, contact: Peyton James, Associate Planner 19.77 ac pverdadero@newhomeco.com(503) 313-7795 97006 Beaverton, OR15455 NW Greenbrier Parkway, Suite 240 New Home Co. contact: Pam Verdadero, VP Acquisitions and Entitlements RES-C Tax Map 2S117 TL- 1600Tax Map 2S108CD TL- 200Tax Map 2S108CD TL-400 15540 SW April Ln. & 15590 SW April Ln, Tigard, OR, 97224 A Planned Development/ subdivision proposing 15 rowhomes and 66 detached small form residential homes, along with a storm water facility and a trail segment. Overlook at River Terrace X X X DocuSign Envelope ID: 3FE7A3B6-8068-4A54-AE3B-294B7B48F7B6 City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 2 of 2 PROPERTY OWNER INFORMATION Same as applicant (Attach list for additional owners) Name: ____________________________________________________________________________________ Mailing address: ________________________________ City/State: __________________ Zip: ____________ Phone: ___________________________ Email: _________________________________________________ SUBMITTAL REQUIREMENTS In addition to this application form, you must submit all required items listed in Subsection 18.710.030.C of Tigard’s Community Development Code. If you are unsure what is required with your application, please contact the planner on duty at 503-718-2421 or tigardplanneronduty@tigard-or.gov. I certify that I am the property owner or I am eligible to initiate this application, as provided in the Tigard Community Development Code. To the best of my knowledge, all the information provided within this application package is complete and accurate. Applicant's signature* Print name Date Property owner's signature* Print name Date Property owner's signature* Print name Date *The owner must sign this application or submit a separate written authorization when the owner and applicant are different people. \ STAFF USE ONLY Case No.: ___________________ Application fee: ___________ Received by: ________ Date: _______ Related Case(s): ______________ Determined complete by: ______ Date: ________ 97224Tigard, OR15540 SW APRIL LN Piscitelli Family Trust, Tax Lots:2S108CD00400, 2S1170001600 DocuSign Envelope ID: 3FE7A3B6-8068-4A54-AE3B-294B7B48F7B6 7/8/2024Rosalba Piscitelli Vincenzo Piscitelli 7/8/2024 Overlook at River Terrace- Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 1 NARRATIVE & COMPLIANCE REPORT OVERLOOK AT RIVER TERRACE CONSOLIDATED PLANNED DEVELOPMENT TABLE OF CONTENTS I. PROPOSAL SUMMARY ............................................................................................................................ 3 PLANNED DEVELOPMENT REQUEST SUMMARY .......................................................................... 5 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE ............................................. 7 PART 18.00 INTRODUCTION ....................................................................................... 7 18.40 MEASUREMENTS ..................................................................................................................... 7 PART 18.100 BASE ZONES......................................................................................... 8 18.110 RESIDENTIAL ZONES ........................................................................................................... 8 PART 18.200 RESIDENTIAL DEVELOPMENT STANDARDS ..................................................... 9 18.210 RESIDENTIAL GENERAL PROVISIONS ............................................................................... 9 18.280 ROWHOUSES ....................................................................................................................... 10 18.290 SMALL FORM RESIDENTIAL .............................................................................................. 14 PART 18.400 SUPPLEMENTAL DEVELOPMENT STANDARDS ................................................ 17 18.410 OFF-STREET PARKING AND LOADING ........................................................................... 17 18.420 LANDSCAPING AND SCREENING ...................................................................................... 21 18.440 TEMPORARY USES ............................................................................................................. 26 PART 18.500 SPECIAL DESIGNATIONS ........................................................................ 28 18.510 SENSITIVE LANDS............................................................................................................... 28 18.520 SIGNIFICANT TREE GROVES............................................................................................. 31 PART 18.600 PLAN DISTRICTS ................................................................................. 32 18.640 RIVER TERRACE PLAN DISTRICT ..................................................................................... 32 PART 18.700 LAND USE APPLICATIONS AND REVIEW TYPES ............................................. 49 18.710 LAND USE REVIEW PROCEDURES ................................................................................... 49 18.770 PLANNED DEVELOPMENTS .............................................................................................. 52 PART 18.800 LOT CREATION AND MODIFICATION .......................................................... 63 18.805 LOT STANDARDS ................................................................................................................ 63 18.830 SUBDIVISIONS ..................................................................................................................... 64 PART 18.900 STREETS AND UTILITIES ........................................................................ 67 18.910 IMPROVEMENT STANDARDS ............................................................................................ 67 18.920 ACCESS, EGRESS AND CIRCULATION ............................................................................. 88 18.930 VISUAL CLEARANCE AREAS ............................................................................................. 92 III. CONCLUSION ................................................................................................................................... 93 Overlook at River Terrace- Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 2 LIST OF EXHIBITS A APPLICATION FORM AND OWNERSHIP DOCUMENTATION B TITLE REPORT C PRE-APPLICATION MEETING NOTES D COPY OF NEIGHBORHOOD MEETING MATERIALS E PRELIMINARY PLANS F CONCEPTUAL ARCHITECTURAL ELEVATIONS, FLOORPLANS, AND DEVELOPMENT STANDARDS COMPLIANCE MATRIX G CWS SERVICE PROVIDER LETTER H URBAN FORESTRY PLAN SUPPLEMENTAL REPORT I TRAFFIC STUDY J WATER QUALITY & DETENTION ANALYSIS K WETLAND DELINEATION & DSL CONCURRENCE LETTER L GEOTECHNICAL REPORT M SUBDIVISION NAME APPROVAL N DRAFT CC&R’S O TVF&R SERVICE PROVIDER LETTER P PRIDE SERVICE PROVIDER LETTER Q TIGARD-TUALATIN SCHOOL DISTRICT SERVICE PROVIDER LETTER R ENERGY TRUST SERVICE PROVIDER LETTER S MAILING LABELS Overlook at River Terrace- Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 3 I. PROPOSAL SUMMARY GENERAL INFORMATION Applicant: New Home Company 15455 NW Greenbrier Parkway, Suite 240 Beaverton, OR 97006 (503) 313-7795 Contact: Pam Verdadero, Sr. Vice President Applicant’s Representative: Pacific Community Design, Inc. 12564 SW Main Street Tigard, OR 97223 (503) 941-9484 Contacts: Peyton James, Associate Planner Stacy Connery, AICP Jaki Hunt, PE Property Owners: Tax Map 2S108CD TL-400 Piscitelli Family Trust Tax Map 2S108CD TL- 200 McCleskey Family Joint Trust Subdivision Name: Overlook at River Terrace Property Address: 15540 SW April Ln. & 15590 SW April Ln, Tigard, OR, 97224 Site Location: North of SW Beef Bend Rd and east of SW 150th Ave. Map and Tax Lots: Tax Map 2S108CD TL-400 Tax Map 2S108CD TL- 200 Size: 18.08 gross AC City Land Use Classification: RES-C River Terrace Plan District Neighborhood Meeting Date: June 13th, 2024 Pre-Application Meeting Date: February 22nd, 2024 Request: Consolidated Planned Development (Conceptual & Detailed Plan Review), Associated Tentative Subdivision, Sensitive Lands Review, Urban Forestry Plan Review, Early Grading Permit, Temporary Use Permits Overlook at River Terrace- Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 4 PROJECT DESCRIPTION The goal of the proposed development is to implement the vision of the River Terrace Community Plan by providing a mix of housing options, and future street and trail networks. The applicant is proposing a planned development with small-form residential detached homes and rowhomes. The 18.08-acre property consists of Tax Lots 200 and 400 on Map 2S108CD. The site is within the residential zone RES-C and located in the River Terrace Community Plan area. Existing residences and structures on the property will be removed to accommodate the development. The site abuts Unincorporated Washington County Exclusive Farm Use to the south and west, which was recently included Tigard’s Urban Growth Boundary expansion for future development of River Terrace 2.0. To the east the site abuts the residential development, River Terrace Crossing which is in the RES-C zone, and under-developed land to the north in the RES-B zone. As the project site is in the River Terrace Plan District, critical transportation extensions are designated for the site. The project provides a segment of the River Terrace Trail, which will eventually connect SW Scholls Ferry Road to the Westside Trail and Tonquin Trails. The development also provides an extension of SW Woodhue St. to intersect with SW April Ln./161st Avenue at a roundabout as identified on the Transportation Improvements River Terrace Community Plan map which will facilitate future street connections to the north. The development provides 68 single detached dwellings on standard size lots (small form residential) and 13 rowhome lots, both of which are allowed uses in the RES-C zone. The variety of housing types and lot sizes provide options for diverse income ranges to help reach wider market needs. The site includes natural resource areas that were taken into consideration for the layout of the site and the open space amenities provided. The site has a 0.06-acre delineated wetland, not identified on Tigard’s Local Wetland Inventory. The wetland is proposed to be filled to support the construction of a stormwater management facility which will detain and treat storm runoff for the site. The facility will also provide a habitat for wildlife and thus double as a viewing amenity for the neighborhood with benches along the River Terrace Trail that will abut the facility along the south and west sides. Benches will also be included in the southeastern corner of the site, in an ideal location adjacent to the Significant Tree Grove. The Significant Tree Grove, located along the eastern boundary of the site, is proposed to be preserved to the greatest extent practical and provides a pleasant atmosphere for the neighborhood. Open space tracts are provided throughout the site to offer pockets of green space for the residents. The subject property has steep slopes greater than 10% throughout the site. Slopes greater than 25% are located along the western boundary outside of the April Ln/ 161st Ave right-of-way. The proposed layout of the site has taken these slopes into consideration when designing the homes and public improvements and facilities. Due to other slopes onsite, the applicant will be requesting adjustments to Street Improvement Standards, discussed further below in the Overlook at River Terrace- Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 5 report. Additionally, a street connection was replaced with a pedestrian pathway in the middle of the site as a result of slope constraints. Current access to the site is provided by SW April Ln. In the interim until April Ln is fully improved, this access will be gated at the southwest corner of the site and will be restricted to local access only for the homes north of the site currently using April Ln. The road will be improved to 20 ft width in order to support TVF&R trucks, who will also have access to this gate in order to provide fire service. Signage will be posted to discourage public use of the road. PLANNED DEVELOPMENT REQUEST SUMMARY The applicant is requesting approval of a Consolidated Planned Development (both Conceptual Plan Review and Detailed Plan Review) associated Tentative Subdivision, Early Grading Permit and Temporary Use Permit for model homes. Through the planned development process, the applicant is requesting modifications to the dimensional standards for residential lots, Table 18.805.1, in order to meet the required minimum density of the site and provide the planned infrastructure improvements that are required through the River Terrace Community Plan. The requested modifications are summarized as follows: Table 1. Adjustments to Dimensional Standards of Table 18.805.1 Requested with Planned Development RES-C Dimensional Standard Requested Adjustment 18.805.1 Minimum Lot width (ft) The applicant is requesting an adjustment the Minimum Lot Width for Rowhouses and Small Form Residential: Rowhouse: 20 ft. Rowhouse: 16 ft. Small Form Residential: 50 ft. Small Form Residential: 47 ft. 18.805.1 Minimum Lot Size (sq ft) The applicant is requesting an adjustment to the Minimum Lot size for Small Form Residential and Rowhomes: Small Form Residential: 5,000 sq. ft. Small Form Residential: 4,500 sq. ft. Rowhomes: 1,250 sq. ft. Rowhomes: 1,100 sq ft. 18.805.1 Maximum Lot Size (sq ft) The applicant is requesting an adjustment to the Maximum Lot size for Rowhouses and Small Form Residential: Rowhouse: 1,750 sq. ft. Rowhouse: 2,400 sq. ft. Small Form Residential: 6,250 sq. ft. Small Form Residential: 8,500 sq. ft. The applicant is also requesting adjustments to certain standards in section 18.900 Streets and Utilities as follows: Table 2: Adjustments to Improvement Standards 18.900 Streets and Utilities Standard Requested Adjustment 18.910.E Minimum rights-of-way and street widths Allow rowhomes to front portions of a Skinny Street, identified as ‘Street A’ for the development. Overlook at River Terrace- Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 6 18.910.I Intersection angles Allow a certain intersection, SW Woodhue St and ‘Street C’ to have less than 25 ft of tangent adjacent to intersection centerlines. Section II of this report and the attached exhibits demonstrate compliance with the applicable sections of the City of Tigard Community Development Code, as applicable to this request. Overlook at River Terrace- Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 7 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE PART 18.00 INTRODUCTION 18.40 MEASUREMENTS 18.40.20 Net Development Area Net development area is determined by subtracting the following areas from the gross lot area: A. All sensitive land areas: 1. Land within the special flood hazard area, 2. Land or slopes exceeding 25%, 3. Drainage ways, and 4. Wetlands, B. All land dedicated to the public for park purposes; C. All land dedicated for public rights-of-way. D. All land proposed for private streets; and E. Optionally, the applicant may subtract the following: 1. Significant tree groves or habitat areas, as designated on the City of Tigard “Significant Tree Grove Map” or “Significant Habitat Areas Map”, provided they are preserved in a tract; and 2. Trails and paths, provided they are preserved in a public access easement. Response: The Net Development Area was calculated based on the above measurement calculation as illustrated in Table 3 below and the Density Calculations plan, Sheet 4 in Exhibit E: Table 3. Net Development Area Calculation Gross Area 18.08 ac Less Sensitive Land Slopes Exceeding 25% 0.17 ac Retained Wetlands - Retained Significant Tree Grove 0.88 ac Less Land Dedications Public Parks - Public and Private Streets 5.07 ac Public Trails 0.89 ac Net Development Area 11.07 ac The net developable area for the proposed Planned Development is 11.07 acres. 18.40.130 Residential Density A. Residential density for apartments development. The minimum and maximum density for apartments is provided in Table 18.230. B. Residential density for other housing types. Minimum and maximum residential density for cottage clusters, courtyard units, rowhouses, quads and small form residential development are provided in the development standards chapters for each housing type in Chapter 18.200. C. Fractions. When a density calculation results in a fraction, the result will be rounded down to the nearest consecutive whole number. Response: The proposed Planned Development includes both rowhomes and small form residential. The planned development proposes 68 small form residential homes, 13 rowhouses in the RES- C zones providing a total of 81 units, meeting the density requirements as calculated in Table 4 below and on the Density Calculations plan, Sheet 4 in Exhibit E. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 8 Table 4. Density Calculation Net Development Area 11.07 ac Area proposed for Rowhomes 23,260.00 sf Max RH Units (Min 1,250 sf.) 19 Min RH Units (Max 1,750 sf.) 13 Area proposed for Small Form Residential 364,825.57 sf Max SFR Units (Min 5,000 sf.) 73 13 proposed units Min SFR Units (Max 6,250 sf.) 58 Total Site Developable Area 388,085.57 sf Max Units 92 68 proposed units Min Units 71 Number of Units 81 total proposed units PART 18.100 BASE ZONES 18.110 RESIDENTIAL ZONES 18.110.020 List of Base Zones The residential base zones are listed in Table 18.110.1. When this title refers to the residential zones, it is referring to the five base zones listed here. Table 18.110.1 List of Base Zones RES-A RES-B RES-C RES-D RES-E 18.110.030 Land Use Standards General Provisions. A list of allowed, restricted, conditional and prohibited uses in residential zones is provided in Table 18.110.2. If a use category is not listed, see Section 18.60.030. Table 18.110.2 Use Table Use Categories RES-A RES-B RES-C RES-D RES-E Residential Use A A A A A Response: The project proposes development of small form residential and rowhomes in the RES-C zone. The proposed uses are allowed in this zone, per table 18.110.2 as residential use. 18.110.040 Housing Types A. A housing type is not a use category. It describes a type of development that can contain a Residential use. B. A list of allowed, limited, and prohibited housing types in residential zones is provided in Table 18.110.3. Terms and abbreviations used are defined as follows: 1. Yes, allowed (Y). Housing types that are allowed. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 9 2. Limited (L). Housing types that require a conditional use approval or are allowed subject to specific limitations. 3. No, prohibited (N). Housing types that are not allowed under any circumstance. C. Housing types that are allowed or allowed on a limited basis are subject to the standards and provisions of the applicable development standards chapter, which is indicated in parentheses in the first column of Table 18.110.3. D. All allowed housing types may be built on site or brought to the site as a manufactured home. Table 18.110.3 Use Table Housing Types RES-A RES-B RES-C RES-D RES-E Small Form Residential Y Y Y Y N Rowhouse (18.280) L[2] L[2] L[2] Y Y Response: The proposed development includes small form residential and rowhomes in the RES-C zone. The small form residential homes and the rowhouses, which contain less than 5 units per grouping, are permitted outright. PART 18.200 RESIDENTIAL DEVELOPMENT STANDARDS 18.210 RESIDENTIAL GENERAL PROVISIONS 18.210.020 Fence and Wall Standards Fences and walls may be located within required setbacks. Fences and walls located within required setbacks are subject to the standards in this section. Fences and walls located outside required setbacks are subject to the standards in the applicable housing type chapter in 18.200 Residential Development Standards. A. Fences and walls in a required front setback may be a maximum of 3 feet in height where abutting a local or neighborhood street and a maximum of 6 feet in height where abutting a collector or arterial street. B. Fences and walls in a required side, street side, or rear setback may be a maximum of 8 feet in height. Fences and walls 7 feet or more in height require a building permit. C. Fences and walls with barbed or razor wire are prohibited. D. Fences and walls must meet vision clearance area requirements in Chapter 18.930, Vision Clearance Areas. Response: No fences or free-standing walls are proposed to be located within front, side, street side, or rear setbacks, or Vision Clearance Areas. 18.210.030 Exceptions to Setback and Height Standards A. Additional setbacks. Increased or different setbacks apply in the following situations: 1. Where the ultimate right-of-way width, as shown in the Transportation System Plan, is wider than the current right-of-way width, required setbacks are measured from the ultimate right- of-way width. 2. Where freestanding private communication and utility facilities that are accessory to a residential use and not subject to the provisions of Chapter 18.450, Wireless Communication Facilities, are proposed, such facilities must be set back from all property lines a distance equal to or greater than the height of the facility. Freestanding communication and utility facilities include, but are not limited to, wind turbines and communication towers, antennas, and receivers. B. Exceptions to minimum setbacks. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 10 1. Freestanding mechanical equipment, such as heating and cooling equipment, may be located within any required setback, except that equipment serving apartment developments is subject to the standards in Chapter 18.230, Apartments. 2. Required setbacks for all buildings, except garages, may be reduced for the purpose of preserving healthy noninvasive trees. Required front setbacks may be reduced by a maximum of 25 percent, and other required setbacks may be reduced by a maximum of 20 pe rcent. 3. Cornices, eaves, belt courses, sills, canopies, or similar architectural features may project a maximum of 3 feet into a required setback provided the projection does not reduce the width of any setback to less than 3 feet. 4. Fireplace chimneys may project a maximum of 3 feet into a required setback provided the projection does not reduce the width of any setback to less than 3 feet. 5. Unroofed porches, decks, or balconies 3 feet or less in height may project into a required rear or side setback provided the projection does not reduce the width of any setback to less than 3 feet. Unroofed porches may project a maximum of 3 feet into a re quired front setback. 6. Unroofed landings or stairs may project into a required front or rear setback. 7. Inground swimming pools may project into a required rear or side setback provided the projection does not reduce the width of any setback to less than 5 feet. 8. Bay windows and projections with floor area may project into a required interior side or street side setback by 1 foot provided the projections do not: a. Exceed 12 feet in length; b. Contain over 30 percent of the dwelling unit side elevation square footage; and c. Reduce the width of the interior side setback to less than 3 feet. 9. The front setback of the front façade of the primary structure may be reduced to the average of the respective setbacks on the abutting lots using the method in Section 18.40.070. Garage setbacks may not be reduced. C. Exception to maximum height. Building projections not designed for human occupancy are not subject to the building height limitations of this title. Building projections not designed for human occupancy include, but are not limited to, chimneys, spires, domes, elevator shaft housings, flag poles, and antennas and receivers not subject to the provisions of Chapter 18.450, Wireless Communication Facilities. Response: The applicant is not requesting an exception to the required setbacks or maximum building height. 18.280 ROWHOUSES 18.280.020 Applicability A. The standards of this chapter apply to rowhouse development in the RES-A, RES-B, RES-C, RES- D, RES-E, MUR-1, and MUR-2 zones. Additional standards apply in the River Terrace Plan District, as provided in Chapter 18.640, River Terrace Plan District. An applicant may elect to apply the standards of Chapter 18,230, Apartments, when proposing rowhouse development in base zones where apartment development is allowed. B. Rowhouse development in the MUC-1 zone is subject to the standards of Chapter 18.620 Bridgeport Village Plan District. C. This chapter does not apply to rowhouse development in MU-CBD and TMU zones. Rowhouse development in these zones is subject to the approval processes and standards of Chapter 18.650, Tigard Downtown Plan District, and Chapter 18.660, Tigard Triangle Plan D istrict, respectively. Response: The proposed planned development includes 13 rowhouses located in the RES-C zone. The subject property is located within the River Terrace Plan District; therefore, the rowhouses are subject to the provisions of Chapter 18.640, addressed later in this statement. Compliance with development standards for rowhouses located in residential zones is demonstrated in the following sections. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 11 18.280.030 Compliance. Rowhouse development must comply with the clear and objective standards of Section 12.280.040 and all other applicable standards of this title. Response: This narrative documents how the proposed rowhouse development complies with applicable sections of Title 18 Development Code. 18.280.040 Clear and Objective Standards A. Unit count. A rowhouse development must contain at least two dwellings units. There is no maximum number of dwelling units, except that in the RES-A through RES-C zones, the maximum number of dwelling units per grouping is five. Response: Rowhouses are proposed for the project site in groupings of three and four units. B. Lot size and width. Dimensional lot standards are provided in Chapter 18.805 Lot Standards. Rowhouse development is not allowed on lots that do not meet the dimensional lot standards for the base zone. Response: The proposed rowhouses largely comply with the dimensional lot standards of the base zone, however certain lot sizes are requested to be modified through the Planned Development process. This request is detailed in Part 18.770 of this report. C. Development standards. Development standards are provided in Table 18.280.1. Table 18.280.1 Development Standards for Rowhouses Proposed Standards for Rowhouses Standard RES-C Overlook at River Terrace Minimum Setbacks (ft) - Front 15 15 - Street Side 15 15 - Side1 5 0/5 - Rear2 0/15 0 Maximum Setbacks (ft) - Front 20 20 - Street side 20 20 Maximum Height 35 35 Maximum Lot Coverage 80% 80% Minimum Landscape Area 20% 20% Response: The proposed rowhouses largely comply with the development standards of this chapter. As noted in the table above, the rowhouses within the proposed planned development comply with the minimum and maximum setbacks, and maximum building heights. 1 This standard does not apply to a common wall lot line where the dwelling units are attached. 2 There is no rear setback requirement when the rear property line abuts an alley. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 12 D. Parking. The provisions and standards of Sections 18.410 Off-Street Parking and Loading apply. 1. Access. Access to off-street parking areas for rowhouse development may be taken through tandem driveways, shared access, or from an alley. The following requirements apply to each situation in addition to the relevant sections of Chapter 18.920, Access, E gress, and Circulation. c. Alley access. If access is taken from an alley, the following standards apply: i. A maximum of one access is allowed for each dwelling unit. ii. The minimum paved width of an alley access is 10 feet. Response: The proposed rowhouse driveways provide a single access off the alley. The rowhouses have a paved width alley access of at least 10-feet as illustrated on the Site Plan on Sheet 7 in Exhibit E. 2. Location. Off-street parking areas, including detached garages and carports, must be located a minimum of 20 feet from any street property line, except alley property lines, where no minimum setback is required. 3. Garages and carports. Garages and carports in rowhouse developments are subject to the following: a. Detached garages or carports must be located a minimum of 40 feet from a street property line where rowhouses provide main entrances. b. The maximum size for a detached garage or carport is 200 square feet per rowhouse served by the structure. c. The maximum height for a detached garage or carport is 15 feet. Response: The proposed rowhouses have alley access and are designed with at least a 1-car attached garage as illustrated in the conceptual architectural floorplans, Sheets RH1-6 in Exhibit F. No parking structures are proposed with this development.. 4. Screening. Screening of parking areas is not required, except that in the RES-A through RES- C zones, off-street parking areas provided at the side or rear of buildings and not in garages must be screened from adjacent properties to the S-3 standard, as provided in Table 18.420.2. The required screening must be provided on the same site as the development. Response: All off-street parking for the proposed development will occur in attached garages of the rowhouses. E. Pedestrian access. Rowhouse developments of five or more dwelling units must provide a paved, accessible pedestrian path that connects the main entrance of each rowhouse to the following: 1. Sidewalks in the right-of-way abutting the site; 2. Common buildings such as laundry and recreation facilities; 3. Parking areas; and 4. Common open space and play areas. Response: The proposed Planned Development is designed to provide 13 rowhomes. Each dwelling has a paved accessway leading from the front entrance of the home to the sidewalk or pedestrian path in front of the home. Sidewalks within the development connect to neighborhood amenities including the open space provided by the stormwater facility, and the River Terrace Trail along the southwestern edge of the site that leads to the adjacent offsite River Terrace Crossing Neighborhood Park. F. Service areas. Service areas including but not limited to shared waste collection areas and utility cabinets must not be located in required setbacks and must be screened to the S-1 standard, as provided in Table 18.420.2. Response: No service areas are proposed to serve the 13 rowhouses proposed with the development; therefore, this standard is not applicable. Waste collection will be serviced by Pride Disposal, and rowhome residents will bring trash cans out to the end of driveways for pickup. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 13 G. Dwelling unit definition. Each dwelling unit must include at least one of the following on the street-facing façade: 1. A roof dormer that is a minimum of four feet in width, 2. A balcony that is a minimum of two feet in depth and accessible from an interior room, 3. A bay window that projects a minimum of two feet from the façade, or 4. A façade that is offset a minimum of two feet in depth from the neighboring dwelling unit. Response: Each rowhome unit is designed with a minimum 2-foot offset as noted on the Development Standards Compliance Matrix, Sheet A-2, and Architectural Elevations, Sheets RH- 1 through RH-6 in Exhibit F. H. Main Entrance. The main entrance of each rowhouse must face the street. If a rowhouse has more than one street property line, the entrance may face either street. Response: Each rowhome product has a main entrance facing a street. See the Architectural Elevations Sheets RH-1 through RH-6 in Exhibit F, and the Preliminary Site Plan Sheet in Exhibit E. I. Porches. Each rowhouse in a grouping must include a porch that is a minimum of 48 square feet in area with no horizontal dimension less than six feet. A balcony on the same façade as the main entrance may substitute for a front porch, provided that the following are met: 1. The area of the balcony must be a minimum of 48 square feet, 2. The balcony must be a minimum of eight feet in width, 3. The floor of the balcony must be a maximum of 15 feet above grade, 4. The balcony must be accessible from the interior living space of the house. Response: Each rowhome includes a porch that meet the above criteria. See the Architectural Elevations Sheets RH-2 and RH-3 and the Development Standards Compliance Matrix on Sheet A-2 in Exhibit F for details. J. Roofs. Roofs must be sloped, with a minimum pitch of 4 /12 and a maximum pitch of 14/12 except that a roof may be flat if it meets one of the following: 1. The space on top of the roof is used as a deck or balcony that is no more than 150 square feet in area and is accessible from an interior room; or 2. The roof line includes a cornice that extends at least six inches from the façade and is a minimum of 12 inches in height. Response: Each rowhome roof is sloped according to the above criteria, and therefore does not require a deck, balcony or cornice. See the Architectural Elevations in Sheet Exhibit F for details. K. Exterior staircases. Exterior staircases to any story above the first story of a rowhouse are not allowed. Response: No exterior staircases providing access above the first story are proposed for the rowhome design. L. Windows. A minimum of 12% of the area of all street -facing facades on each individual dwelling unit must include windows or entrance doors. Window area is the aggregate area of the glass within each window, including any interior grids, mullions or transoms. Door area is the portion of a door, other than a garage door, that moves and does not include the frame. Half of the window area in the door of an attached garage may count toward meeting this standard. Response: At least 12% of the street-facing façade area on the proposed rowhomes include windows that meet the above criteria. See the Development Standards Compliance Matrix, Sheet A-2 and the Architectural Elevations, Sheets RH-1 through RH-6 on Sheet in Exhibit F. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 14 18.290 SMALL FORM RESIDENTIAL 18.290.020 Applicability The standards of this chapter apply to small form residential development. Attached accessory dwelling units are considered small form residential development. Response: The proposed planned development includes small form residential development in the RES-C zone. The subject property is located within the River Terrace Plan District; therefore, the dwellings are subject to the provisions of Chapter 18.640, addressed later in this statement. Compliance with the clear and objective standards for small form residential development is demonstrated in the following sections. 18.290.030 Compliance. Small form residential development must comply with the clear and objective standards of Section 19.290.040 and all other applicable standards of this title. Response: This application is for a Planned Development that proposes 68 small form residential homes in the River Terrace Plan District, therefore the standards of this section and Chapter 18.640, addressed later in this statement, apply. Compliance with development standards for small form residential located in residential zones is demonstrated in the following sections. 18.290.040 Clear and Objective Standards A. Unit Count. 1. A maximum of three attached dwelling units are allowed per lot. 2. A maximum of one detached accessory dwelling unit is allowed per lot, subject to the standards of Chapter 18.220 Accessory Dwelling units. The total maximum number of dwelling units on a small form residential lot is three, including any detached accessory dwelling units. Detached accessory dwelling units are prohibited on lots with three small form residential dwelling units. Response: Each small form residential dwelling is situated on its own lot, and therefore complies with the above standard. See the Preliminary Plat on Sheet 10 in Exhibit E. B. Development standards. Development standards for small form residential development are provided in Table 18.290.1 Table 18.290.1 Development Standards for Small Form Residential Proposed Standards for Small Form Residential Standard RES-C Overlook at River Terrace Minimum Setbacks (ft) - Front 10 10 - Street Side 10 10 - Side 5 5 - Rear 15 15 - Garage1 20 20 Maximum Height 35 35 ft 1 The minimum garage setback applies to garages and carports. The minimum setback may be reduced to zero feet where vehicle access is taken from an alley. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 15 Maximum Lot Coverage 80% 80% Minimum Landscape Area1 20% 20% Response: The proposed small form residential development largely complies with the development standards of this chapter. As noted in the table above, the single-detached homes proposed with this planned development comply with the minimum and maximum setbacks. C. Entrances. Entrances must meet the following standards: 1. At least one entrance per development must be set back no further than eight feet from the widest street-facing wall; and 2. The entrance used to meet this standard must be offset no more than 45 degrees from a line parallel to the front lot line. If the front lot is curved, the offset is measured from a line tangent to the midpoint of the front lot line. Response: As noted on the Development Standards Compliance Matrix, Sheet A-2, and illustrated on the Architectural elevations, Sheets SF-1 through SF-6, in Exhibit F the small form residential homes are designed to meet this standard with main entrances that are setback less than 8-feet from the widest street-facing wall and offset less than 45-degrees from a line parallel to the front lot line. D. Windows. A minimum of 12% of the area of all street-facing facades, excluding alley-facing facades, must include windows or doors. Window area is the aggregate area of the glass within each window, including any interior grids, mullions, or transoms. Door area is the portion of a door, other than a garage door, that moves and does not include the frame. 1. Garage doors designed for vehicle access may not be used to meet this standard. 2. Windows in a garage door may be used to meet this standard. 3. A maximum of two percent of the required window area may be frosted glass. Response: As noted on the Development Standards Compliance Matrix, Sheet A-2, and illustrated on the Architectural elevations, Sheets SF-1 through SF-6 in Exhibit F the small form residential homes are designed to provide at least 12-percent of the street facing façade area to be windows or entrance doors. E. Attached garages and carports. The purpose of these standards is to prevent garages and carports from obscuring or dominating the street-facing façade of residential buildings. An illustration of garage door width is shown in Figure 18.290.1. A ll attached garage or carport must meet the following standards, except for garages or carports on flag lots or where vehicle access is taken from an alley. 1. A garage door or carport entrance designed for vehicle access must not be closer to the street property line than a façade that enclosed living area along the same street frontage, except as follows: a. A garage door or carport entrance may extend up to five feet in front of a façade that encloses living area if there is a c overed front porch with no horizontal dimension less than 5 feet and the garage door or carport entrance does not extend beyond the roof of the porch, excluding gutters. b. A garage door or carport entrance may extend up to five feet in front of a façade that encloses living area if there is a second story above the garage that includes a street - facing window with a minimum area of 12 square feet and a horizontal offset of no more than two feet from the plane of the garage door. 2. The total maximum width of all garage doors or carport entrances on a street-facing facade is 12 feet or 50 percent of the total width of the street -facing facade, whichever is greater. The width of a garage door is measured from inside the garage door frame. Where more than 1 The minimum landscape area must be planted to the L-1 standard. Landscaping standards are provided in Chapter 18.420, Landscaping and Screening. Small form residential development is exempt from the general provisions of Section 18.420.030. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 16 one garage door is proposed, the width of each garage door is measured separately. See Figure 18.290.1. Response: As noted on the Development Standards Compliance Matrix, Sheet A-2, and illustrated on the Architectural elevations, Sheets SF-1 through SF-6 in Exhibit F the small form residential homes with street-facing attached garages are designed with garage doors that do not extend beyond the enclosed living area along the same street frontage and the garage does not exceed 50-percent of the of the street facade. 3. The total maximum width of all garage doors or carport entrances may be increased to 60 % of the total width of the street-facing facade provided that a minimum of seven detailed design elements from the list below are included on the street-facing facade with the garage door or carport entrance. a. Covered porch: a minimum depth of five feet, as measured horizontally from the face of the building wall, and a minimum width of five feet. b. Recessed entrance area: A minimum depth of two feet, as measured horizontally from the face of the building wall, and a minimum width of five feet. c. Wall offset: a minimum offset of 16 inches from one exterior wall surface to the other. d. Dormer: a minimum width of four feet that is integrated into the roof form. e. Roof eave: a minimum projection of 12 inches from the intersection of the roof and the building walls. f. Roof offset: a minimum offset of two feet from the top surface of one roof to the top surface of the other. g. Roof shingles: tile or fire-resistant roofing material. h. Roof design: gable roof, hip roof, or gambrel roof design. i. Roof pitch: a roof pitch of at least 500 square feet in area that is sloped to face the southern sky and has its eave line oriented within 30 degrees of the true north/south axis. j. Horizontal lap siding: a minimum visible lap width of three to seven inches once installed. The siding material must be wood, fiber-cement, or vinyl to meet this standard. k. Accent siding: brick, cedar shingles, stucco, or other accent material that covers a minimum of 40% of the facade. l. Window trim: a minimum width of 2.5 inches and a minimum depth of 5/8 inches around all windows. m. Window recess: a minimum depth of three inches, as measured horizontally from the face of the building wall, for all windows except where a bay window is proposed that meets the standard in Subparagraph 18.290.040.C.3.n. n. Window projection (e.g., bay window): a minimum depth of two feet, as measured horizontally from the face of the building wall, and a minimum width of five feet. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 17 o. Balcony: a minimum depth of three feet and a minimum width of five feet that is accessible from an interior room. (Ord. 18-28 §1) Response: As noted on the Development Standards Compliance Matrix, Sheet A-2, and illustrated on the Architectural elevations, Sheets SF-1 through SF-6 in Exhibit F the small form residential homes with street-facing garages are designed with garage doors that are less than 50-percent of the total width of the street-facing façade. PART 18.400 SUPPLEMENTAL DEVELOPMENT STANDARDS 18.410 OFF-STREET PARKING AND LOADING 18.410.020 Applicability A. The provisions of this chapter apply to all new development and all modifications to existing development, including changes of use, unless stated otherwise in this title. B. Unlisted use is not listed in Table 18.410.3 a use determination may be requested as provided in Section 18.60.030 for the purposes of determining the maximum vehicle parking and minimum bicycle parking standards of this chapter. Response: This application is for a Planned Development that proposes residential uses with off-street parking. Therefore, this section is applicable. 18.410.030 Vehicle Parking and Loading Standards A. Quantity. 1. The ratios for the maximum number of off-street vehicle parking spaces allowed are providing in Table 18.410.3, subject to the following: a. If application of the maximum parking standard results in less than six parking spaces for a development with less than 1,000 square feet of floor area, the development is allowed up to six parking spaces. b. If application of the maximum parking standard results in less than 10 vehicle parking spaces for a development between 1,000 and 2,000 square feet, the development is allowed up to 10 vehicle parking spaces. c. If a development is approved with no specified use, the development must apply the maximum parking standard for the use category that would allow the fewest number of parking spaces, chosen from all the uses that could be contained within the building type(s). d. In mixed-use and multi-tenant developments, the maximum allowable vehicle parking is determined individually for each use. e. The following types of parking areas are not included when calculating the maximum number of vehicle parking spaces allowed: i. Parking spaces contained in a parking structure; ii. Market-rate paid parking spaces; iii. Designated carpool or vanpool spaces iv. Designated accessible parking spaces; v. Fleet vehicle storage; and vi. Vehicle storage spaces for sale, lease, or rent. Response: For Residential Use in Table 18.410.03 the applicant is required to comply with the applicable Residential Development standards of the proposed housing types. Parking maximums are not applicable for chapters 18.280 Rowhouses and 18.290 Small Form Residential. No on-street parking credit is required to be utilized. B. Vehicular Access. Vehicular access to off-street vehicle parking or loading areas must meet the requirements of Chapter 18.920, Access, Egress, and Circulation and Chapter 18.930, Vision Clearance Areas. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 18 Response: Vehicle access to off-street parking meets the requirements of Chapter 18.290 and 18.930 as discussed later in this report within those respective chapters. C. Pedestrian access. Paths that cross access driveways or that provide access to vehicle or bicycle parking areas must comply with the following: 1. Paths must be physically separated from vehicle parking and maneuvering areas by either a minimum six-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are allowed for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. 2. Paths must be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts; and 3. Paths must be in compliance with applicable federal and state accessibil ity standards. Response: No pedestrian access is proposed within the development that crosses access driveways or provides access to vehicle or bicycle parking areas; therefore, this standard does not apply. D. Drive-through facilities. Response: Drive-through facilities are not proposed for this residential planned development. E. Surfacing. Off-street parking areas must be paved with an asphalt, concrete, or pervious paving surface, except for the following: 1. Off-street parking areas associated with a temporary use application, as provided in Chapter 18.440, Temporary Uses, provided the approval authority determines that unpaved parking will not create adverse conditions. 2. Off-street overflow parking areas in the Parks and Recreation zone. Response: All off-street parking will occur in the attached garages and/or driveways of the proposed rowhouses and small form residential and will have a pervious paving surface. F. Striping. 1. All off-street parking spaces must be clearly and separately identified with pavement markings or contrasting paving materials, except for spaces provided with the following types of development: a. Small form residential; b. Detached accessory dwelling units; or c. Any other residential development where spaces are not grouped. 2. All interior vehicle drives and access aisles must be clearly marked and signed to show direction of flow. Response: All off-street parking will occur in the attached garages and/or driveways of the rowhouses and small form residential. G. Wheel stops. Parking bumpers or wheel stops a minimum of four inches in height must be provided a minimum of three feet from the front of vehicle parking spaces wherever vehicles can encroach on a right-of-way or pedestrian path. Curbing may substitute for wheel stops if vehicles will not encroach into the minimum required width for landscape or pedestrian paths. Response: All off-street parking will occur in the attached garages and/or driveways of the rowhouses and small form residential, therefore this criteria is not applicable. H. Lighting. Lighting must be provided that meets the following standards: 1. All pedestrian paths in parking areas and providing access to parking areas must be illuminated to a minimum level of 0.5 footcandles at all points, measured horizontally at the ground level. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 19 2. Lighting luminaries must have a cutoff angle of 90 degrees or greater to ensure that lighting is directed toward the parking surface. Response: A preliminary photometric analysis, included in this submittal as Sheets E0.1, E1.0 and E1.1 in Exhibit E, provides details on the proposed street lighting. I. Space and aisle dimensions. The minimum dimensional standards for surface parking spaces and drive aisles are provided in Figure 18.410.1 and Table 18.410.2. Response: All off-street parking will occur in the attached garages and/or driveways of the proposed rowhouses and small form residential, therefore this criteria is not applicable. J. Accessible parking. Where off-street vehicle parking is provided, it must include the required number of accessible vehicle parking spaces as specified by the state building code and federal standards. Such parking spaces must be sized, signed, and marked as required by these regulations and in compliance with ORS 447. Response: All off-street parking will occur in the attached garages and/or driveways of the proposed rowhouses and small form residential. K. Loading areas. All off-street vehicle loading areas for passengers or goods must: Response: There are no off-street loading areas proposed for this residential planned development. L. Electrical service capacity. Electrical service capacity, as defined by ORS 455.417, must be provided to new off-street parking spaces in compliance with the standards of this subsection. Adjustments to the standards of this subsection are prohibited. 1. Non-residential development and residential or mixed-use developments with less than five dwelling units must provide electrical service capacity to a minimum of 20% of all off -street vehicle parking spaces on the site. 2. Residential or mixed-use developments with five or more dwelling units must provide electrical service capacity to a minimum of 40% of all off-street vehicle parking spaces on the site. 3. Small form residential or rowhouse development is exempt from the provisions of this subsection. Response: This application is for a residential planned development with proposed small form residential and rowhomes. Therefore, the applicant is not required to provide electrical service capacity. M. Tree canopy. Tree canopy must be provided over parking areas in compliance with the standards of this subsection. Tree canopy values are credited at 75% of their listed canopy area in the Tigard Urban Forestry Manual (UFM) tree list or at 75% of the area calculated using the method described in Section 13 of the UFM. 1. Developments with off-street parking areas less than 20,000 square feet in size, as measured using the method provided in Section 18.40.150, must provide a minimum effective tree canopy coverage of 30% over all parking areas. 2. Developments with off-street parking areas of 20,000 square feet in size, as measured using the method provided in Section 18.40.150, must meet one of the following: a. The development provides a minimum effective tree canopy coverage of 40% over all parking areas. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 20 b. The development provides a minimum effective tree canopy coverage of 30% over all parking areas in addition to solar panels with a generation capacity of at least one-half kilowatt per parking space on the same site. c. The development provides solar panels with a generation capacity of at least one -half kilowatt per parking space above the parking area. In this case, no minimum tree canopy requirement applies. d. The development provides a minimum effective tree canopy coverage of 30% over all parking areas and the applicant has paid the parking climate fee, as provided in the Tigard Fees and Charges Schedule. 3. Parking areas for small form residential, cottage clusters, courtyard units, quads, and rowhouses are exempt from the standards of this subsection, but must meet any tree canopy standards provided in the applicable development standards chapter in Chapter 18.200 Residential Development Standards. Response: This application is for a residential planned development with proposed small form residential and rowhomes and has no off-street parking areas. Therefore, the applicant is exempt from the standards of this section but does comply with the standards of Chapter 18.200 as discussed earlier in this report. N. Employee parking. Developments or uses that provide 50 or more designated employee parking spaces must provide preferential parking spaces for carpool or vanpool vehicles. Parking spaces are considered designated for empl oyee parking when they are restricted to the exclusive use of employees through signage, access control, or other means. Response: This application is for a residential planned development; therefore, this standard is not applicable. O. Maximum coverage. For developments with 65,000 square feet or more of floor area on a site, the total area of surface parking must not exceed the total square footage of floor area on that site. Response: This application is for a residential planned development; therefore, this standard is not applicable. 18.410.040 Parking Structure Standards Response: This application is for a residential planned development; therefore, this standard is not applicable. 18.410.050 Bicycle Parking Standards. A. Quantity. The minimum number of required bicycle parking spaces is provided in Table 18.410.3. If application of the minimum bicycle parking standard results in less than two spaces, then the development must provide at least two spaces. Small form residential, accessory dwelling units, cottage clusters, courtyard units, quads, and rowhouses are exempt from minimum bicycle parking standards. Response: This application is for a residential planned development which proposes small form residential and rowhomes only and is exempt from minimum bicycle parking standards. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 21 18.420 LANDSCAPING AND SCREENING 18.420.020 Applicability A. Landscaping standards. Landscaping standards apply to new and existing development that must provide a minimum amount of landscape area as required by the applicable development standards chapter. Response: This application is for a proposed planned development that includes rowhomes and small form residential. The applicable development standards chapter for Rowhomes 18.280 does not include Landscaping standards. The development standards chapter 18.290 for Small Form residential states that this housing type is subject to the L1 standards of this chapter, which is addressed herein. B. Screening standards. Screening standards apply to new and existing development with uses or site improvements that must be screened from other uses or the street as required by the applicable development standards chapter. Response: There is no separate screening standard included in Chapter 18.290 Small Form Residential. The Screening standard for Chapter 18.280 Rowhouses is addressed in the respective chapter within this report. C. Tree canopy standards. Site and parking lot tree canopy standards apply to the following types of new and existing development, except that parking lot tree canopy standards do not apply to subdivisions or partitions: 1. Subdivisions and partitions; 2. Apartments; 3. Nonresidential development, including mixed-use developments; 4. Wireless communication facilities; and 5. Mobile home parks. Response: This application is for a proposed planned development which includes a subdivision and is therefore not subject to the above Tree canopy standards for parking lots; however, it is subject to site canopy standards. 18.420.030 General Provisions A. All required trees must meet the city’s Urban Forestry Manual (UFM) standards as follows: 1. Street trees must meet the street tree planting and maintenance standards in UFM Section 2 and street tree soil volume standards in UFM Section 12; Response: As stated in Chapter 18.290.040 Note [4], Small Form Residential use is exempt from the General Provision standards of this section. The street trees, as depicted on the Tree Canopy Plan in the attached landscape plans, demonstrate compliance with the applicable street tree planting and maintenance standards. 2. Parking lot trees must meet the parking lot tree canopy standards in UFM Section 13; and Response: This residential Planned Development application does not include development of a parking lot; therefore this standard is not applicable. 3. All other trees must meet the tree canopy site plan requirements in UFM Section 10, Part 2. Response: The required trees for the site’s overall tree canopy requirements will meet the applicable standards of the City’s Urban Forestry Manual. The Urban Forestry Plan and supplementary report located in Exhibit H addresses the applicable provisions of the City’s Urban Forestry Manual including Section 2 – Street Tree Planting and Maintenance Standards, Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 22 Section 12 – Street Tree Soil Volume Standards, and Section 10 – Urban Forestry Plan Standards; Part 2. Urban Forestry Plan – Tree Canopy Site Plan Requirements. B. Trees proposed to be preserved must be protected in a manner that meets the tree protection standards in UFM Section 10, Part 3. C. Plants that are less than 18 inches in height at maturity, except lawn, are considered groundcover. Minimum container size at planting is either 4 inches or 1 gallon, and maximum plant spacing is either 1 foot or 2 feet on center, respectively. D. Plants that are more than 18 inches in height but less than six feet in height at maturity are considered small or medium shrubs. Minimum container size at planting is 1 gallon, and maximum plant spacing is 3 feet on center. E. Plants, excluding trees, that are more than six feet in height at maturity are considered large shrubs. Minimum container size at planting is 2 gallons, and maximum plant spacing is 7 feet on center. F. Plants listed as invasive or noxious on the Portland Plant List are prohibited. Trees listed on the UFM Nuisance Tree List are prohibited. G. All landscaping required by this chapter, including landscaping used to meet screening or tree canopy standards, must be maintained to applicable industry standards in perpetuity as provided in the most current version of the American National Standards Institute A300 Standards for Tree Care Operations. H. All trees required by this chapter are subject to the city’s urban forestry requirements regarding planting, maintenance, and removal of trees as provided in Title 8 of the Tigard Municipal Code. Response: The Urban Forestry Plan and supplementary report located in Exhibit H address the applicable provisions of the City’s Urban Forestry Manual, including the standards listed above. 18.420.040 Landscaping Standards A. Landscaping standards are provided in Table 18.420.1. Response: Small Form Residential is required to meet the L-1 Landscaping standards addressed in this section. The Planting Plans and Details provided in Exhibit E demonstrate compliance with the applicable standards. B. Landscaping or other areas used to meet the minimum landscape area standard must be provided on the development site and may be met by any combination of the following: 1. Landscaping, including parking lot landscaping, that meets the L -1 or L-2 landscaping standard; 2. Landscaping that meets the S-2, S-3, or S-4 screening standard as provided in Table 18.420.2 where required by the applicable development standards chapter; or 3. Any required above ground vegetated stormwater facility; or 4. Other areas as specified by the applicable development standards chapter. C. Landscaping in excess of the minimum landscape area standard does not have to meet the L-1 or L-2 landscaping standard. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 23 Response: This Planned Development application includes Rowhomes and Small Form Residential. Ch. 18.280 Rowhouses does not list any applicable Landscaping standards for the required 20%, however Ch. 18.290 Small Form Residential requires Landscaping that meets the L-1 standards. The Planting Plans and details in Exhibit E demonstrate compliance with the L-1 standards for both housing types. 18.420.050 Screening Standards A. Screening standards are provided in Table 18.420.2 and illustrated in Figures 18.420.1 and 2. These standards must be met as required by the applicable development standards chapter in 18.200 Residential Development Standards or 18.300 Nonresidential Devel opment Standards. B. The following items are exempt from the screening standards of this chapter: 1. Roof-mounted solar panels, 2. Above-ground vegetated stormwater facilities, 3. Utility poles, and 4. Accessory structures allowed by Paragraphs 18.210.030.A.2 and 18.310.030.A.2. C. The following additional requirements apply to the S-1 screening standard: 1. Screening is required on all sides, except where access is taken. If access is provided by an opening without a gate or door, the opening must be oriented so that it is not visible from a public sidewalk; 2. Screening must be of an appropriate height and width so that the item to be screened is not visible from a public sidewalk. 3. Chain link fencing with slats and unfinished concrete blocks are prohibited where visible from a public sidewalk. Table 18.420.2 Screening Standards Standard Minimum Depth Requirements S-1 N/A Service areas: • Sight-obscuring fence or wall Roof-mounted equipment or utilities: • Parapet wall or sight-obscuring structure Wall-mounted equipment or utilities: • Architecturally incorporated into building or sight-obscuring fence, wall, or structure Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 24 S-2 5 feet Groundcover and small or medium evergreen shrubs. S-3 5 feet • Sight-obscuring fence or wall a minimum of 6 feet in height; and • Approved trees from UFM Appendix 2-5 spaced appropriately based on tree stature. S-4 8 feet • Sight-obscuring fence, wall, or berm that is a minimum of 3 feet in height or evergreen hedge that will be a minimum of 3 feet in height at time of maturity. • Approved trees from UFM Appendix 2-5 spaced appropriately based on tree stature; and • If hedge is provided, then groundcover evenly distributed along the entire length of the screen; or • If a hedge is not provided, then small and medium shrubs and groundcover evenly distributed along the entire length of the screen. Response: Screening will be provided per the provisions of Table 18.420.2 where required or adjusted per the Planned Development request. Plantings and screening elements are detailed on the Planting Plans and details in Exhibit E. 18.420.060 Tree Canopy Standards A. Site tree canopy standards, which are stated as a percentage of effective tree canopy cover for an entire site, are provided in UFM Section 10, Part 3, Subparts N and O. Parking lot tree canopy standards are provided below. Response: The site will provide 40.9% overall site tree canopy cover, meeting this requirement. Further site tree canopy standards are addressed in the Urban Forestry Plan Supplemental Reports in Exhibit H. Tree Canopy Planting Plans and details are provided in Exhibit E. The Urban Forestry Plan Supplemental Report prepared by Morgan Holen & Associates, in Exhibit H, details how the Urban Forestry Plan requirements are met. B. An urban forestry plan is required to demonstrate compliance with site and parking lot tree canopy standards and must meet the requirements of UFM Sections 10 through 13. An urban forestry plan must: 1. Be coordinated and approved by a project landscape architect or project arborist, i.e. a person that is both a certified arborist and tree risk assessor, except that land partitions may demonstrate compliance with effective tree canopy cover and soil v olume requirements by planting street trees in open soil volumes only; 2. Demonstrate compliance with UFM tree preservation and removal site plan standards; Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 25 3. Demonstrate compliance with UFM tree canopy and supplemental report standards and provide the minimum effective tree canopy cover; 4. Demonstrate compliance with parking lot tree canopy standards of Section 18.410.030.M, and Response: The Urban Forestry Plan Supplemental Reports in Exhibit H and Tree Canopy Planting Plans and details provided in Exhibit E demonstrate compliance with the requirements of the UFM Sections 10-12. This residential Planned Development does not include a parking lot and therefore does not need to comply with Section 18.410.030.M. 5. Include street trees where right-of-way improvements are required by Chapter 18.910, Improvement Standards. a. The minimum number of required street trees is determined by dividing the length in feet of the site’s street frontage by 40 feet. When the result is a fraction, the minimum number of street trees is the nearest whole number. More than the minimum number of street trees may be required along the site’s frontage depending upon the stature of trees chosen and the specific spacing standards for the chosen trees. b. Street trees must be planted within the right-of-way wherever practicable. Street trees may be planted a maximum of six feet from the right-of-way when planting within the right-of-way is not practicable as determined by the City Engineer. c. An existing tree may be used to meet the street tree standards provided that: i. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right-of-way immediately adjacent to the subject site; and ii. The tree would be permitted as a street tree in compliance with UFM street tree planting and soil volume standards if it were newly planted. Response: Street tree planting standards are addressed in the Urban Forestry Plan Supplemental Reports in Exhibit H and illustrated on the Tree Canopy Planting Plans and details provided in Exhibit E. Based on the length of linear street frontage, the site is required to plant at least 159 street trees. The applicant is providing 163 street trees to meet this requirement. C. Fee in lieu of planting. 1. The applicant may choose to provide a fee -in-lieu when the tree canopy requirement is not met in compliance with UFM Section 10, Part 4. 2. If it is not practicable to provide the minimum number of required street trees then the applicant must pay a fee to the city for tree planting and early establishment in an amount equivalent to the city's cost to plant and maintain a street tree for thre e years for each tree below the minimum required. 3. Tree canopy fees provided to the city will be deposited into the urban forestry fund and used as approved by City Council through a resolution. Response: The applicant is not requesting a fee-in-lieu. D. Urban forestry plan discretionary review. In lieu of providing payment of a tree canopy fee when less than the standard effective tree canopy cover will be provided, an applicant may apply for a discretionary urban forestry plan review. The discretionary urban forestry plan review cannot be used to modify an already approved urban forestry plan, any tree preservation or tree planting requirements established as part of another land use approval, or any tree preservation or tree planting requirements required by another chapter in this title. 1. Approval process. Discretionary urban forestry plan reviews will be processed through a Type III procedure, as provided in Section 18.710.080, using approval criteria in Paragraph 18.710.080. When a discretionary urban forestry plan review is submitted for concurrent review with a land use application that requires a Type III review, the approval authority will be the one designated for the land use application. If the discretionary urban fore stry plan review is not concurrent with a land use application that requires a Type III review, then the approval authority will be the Hearings Officer. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 26 2. Approval criteria. A discretionary urban forestry plan review application will be approved when the approval authority finds that the applicable approval criteria are met. The applicant must demonstrate that the proposed plan will equally or better replace the environmental functions and values that would otherwise be provided through payment of a tree canopy fee in lieu of tree planting or preservation. Preference will be given to projects that will receive certifications by third parties for various combinations of proposed alternatives such as: a. Techniques that minimize hydrological impacts beyond regulatory requirements such as those detailed in Clean Water Services Low Impact Development Approaches (LIDA) Handbook, including, but not limited to, porous pavement, green roofs, infiltration planters/rain gardens, flow through planters, LIDA swales, vegetated filter strips, vegetated swales, extended dry basins, and constructed water quality wetlands; b. Techniques that minimize reliance on fossil fuels and production of greenhouse gases beyond regulatory requirements through the use of energy efficient building technologies and on-site energy production technologies; and c. Techniques that preserve and enhance wildlife habitat beyond regulatory requirements, including, but not limited to, the use of native plant species in landscape design, removal of invasive plant species, and restoration of native habitat and preservation of habitat through the use of conservation easements or other protective instruments. 3. Decision. The discretionary urban forestry plan review decision will be incorporated into the decision of the land use application. The discretionary urban forestry plan approved in this section will supersede and replace any conflicting requirements in th is chapter; however, all of the non-conflicting requirements in this chapter continue to apply. Response: The applicant will be providing the required tree canopy for the site, therefore will not be utilizing the discretionary review procedure. E. Urban Forestry plan implementation. 1. Implementation of the urban forestry plan must be inspected, documented, and reported by the project arborist or landscape architect in compliance with the inspection requirements in UFM Section 11, Part 1, wherever an urban forestry plan is in effect. In addition, no p erson may refuse entry or access to the Director for the purpose. 2. The establishment of all trees shown to be planted in the tree canopy site plan and supplemental report of a previously approved urban forestry plan must be guaranteed and required in compliance with the tree establishment requirements in UFM Section 11, P art 2. 3. Spatial and species-specific data must be collected in compliance with the urban forestry inventory requirements in UFM Section 11, Part 3 for each open grown tree and area of stand grown trees in the tree canopy site plan and supplemental report of a prev iously approved urban forestry plan. 4. An urban forestry plan will be in effect from the point of land use approval until the Director determines all applicable urban forestry plan conditions of approval and code requirements have been met. Response: An Urban Forestry Plan that complies with the above requirements is included in this application as Exhibit H. F. Urban forestry plan modification. Except as exempted in Paragraph 18.420.060.F.1, an application to modify the urban forestry plan component of a land use approval is processed through a Type I procedure, as provided in Section 18.710.050, using the approval criteria in Paragraph 18.420.060.F.2. Response: The Urban Forestry Plan will be implemented as required with no modifications and will be in effect from the point of land use approval until all conditions of approval have been met. 18.440 TEMPORARY USES 18.440.010 Purpose Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 27 The purpose of this chapter is to establish standards for the approval of temporary uses. 18.440.020 Applicability A. Applicability. This chapter applies to all types of temporary uses listed in Section 18.440.030, unless they are exempt in Subsection 18.440.020.C or D. B. Disclaimer. This chapter is not intended to be a way to circumvent the strict application of the base zones. Therefore, time limits are to be strictly enforced. C. Temporary uses allowed. The following temporary uses are allowed without a temporary use permit: 1. Seasonal and special events conducted exclusively by and for the benefit of a Tigard -based nonprofit organization; 2. Temporary Shelter, as an accessory use to a Religious Institution use or a Social/Fraternal Clubs/Lodges use, where the following are met: a. No more than 20 people are provided shelter at a time, b. Each stay does not exceed 30 days, and c. Temporary shelter is not provided on the property more than 90 total days in a year. 3. Garage sales; 4. Temporary construction offices in conjunction with the initial development of residential, commercial or industrial property (three or more dwelling units or lots); or 5. Seasonal and special events located entirely within the PR zone, public right -of-way, or city- owned property provided the use has received a special event permit pursuant to Tigard Municipal Code Chapter 7.48. Response: The applicant is applying for a Temporary Use Permit for two model homes, and one/sales office to support the residential planned development. One lot will serve as temporary parking for these uses. D. Emergency situations. The Director may waive any of the requirements in this chapter or request additional information in compliance with Chapter 18.710, Land Use Review Procedures, for cases that involve destruction of an existing structure due to fire, natural causes, or other circumstances that are beyond the control of the applicant. An emergency as allowed by this subsection does not include failure by the applicant to submit a temporary use request as provided in this chapter. 18.440.030 Types of Temporary Uses C. Temporary sales office or model home. This type of use includes a temporary sales office or offices either in a dwelling unit or in another temporary building for the purpose of facilitating the sale of real property in any subdivision or property within this city. This includes the use of one dwelling unit in a subdivision as a “model home” for purposes of showing prospective buyers. Response: This application requests approval of 3 temporary use permits for 2 model homes, and one Sales office in Overlook at River Terrace as illustrated on the Model Homes/ Sales Office Plan, Sheet 9 in Exhibit E. 18.440.040 Approval Process A. Approval process. Temporary use applications are processed through a Type I procedure, as provided in Section 18.710.050. B. Approval period. An approval for a temporary use is valid for a period of 1 year unless otherwise stipulated by the approval. C. Expiration. An approval for the temporary use will expire if: 1. Substantial construction of the approved plan or onset of the approved activity has not begun within the approval period; and 2. Construction or activity on the site is a departure from the approved plan. Response: The applicant is requesting approval of 3 temporary use permits to be processed through the Type I procedure, as required. The approval criteria of Section 18.440.050 are Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 28 addressed below. Additional criteria for sales office and model homes required by Section 18.640.110 are addressed in the River Terrace Plan District standards later in this report. 18.440.050 Approval Criteria C. Temporary sales office or model home. The approval authority will approve or approve with conditions a temporary sales office or model home when all of the following are met: 1. Temporary sales office. a. The temporary sales office must be located within the boundaries of the subdivision or property in which the real property is to be sold; and b. Sales offices approved through the provision of this chapter may not be permanent. Response: This application requests approval of a sales office/ model home complex in the residential planned development Overlook at River Terrace Town Center as shown on the Model Homes/ Sales Office Plan, Sheet 9 in Exhibit E. The sales office will be located within the garage area of the model home. The sales office/ model home complex will be converted to a residential dwelling upon substantial sale of the homes in the subdivision. 2. Model home. a. The model home must be located within the boundaries of the subdivision or property where the real property to be sold is situated; and b. The property to be used for a model house must be a permanently designed dwelling structure. Response: This application requests approval of 2 model homes and one sales office in the residential Planned Development Overlook at River Terrace as illustrated on the Model Homes/ Sales Office Plan, Sheet 9 in Exhibit E. The model homes will be converted to residential dwellings upon substantial sale of the homes in the subdivision. PART 18.500 SPECIAL DESIGNATIONS 18.510 SENSITIVE LANDS 18.510.010 Purpose G. Location. Sensitive lands are lands potentially unsuitable for development because of their location within: 1. The special flood hazard area or 1996 flood inundation line, whichever is greater; 2. Natural drainageways; 3. Wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard “Wetland and Stream Corridors Map”; 4. Steep slopes of 25% or greater and unstable ground; and 5. Significant fish and wildlife habitat areas designated on the City of Tigard “Significant Habitat Areas Map.” 6. Significant tree groves as shown on the “City of Tigard Significant Tree Grove Map.” Response: The proposed development site does not include areas designated as special flood hazard or 1996 inundation line, natural drainageways, or significant fish and wildlife habitat areas. The site contains one wetland as delineated by SWCA Environment Consultants and regulated by the Division of State Lands, Exhibit K, however this wetland does not appear on City of Tigard’s ‘Wetland and Stream Corridors Map’ and areas of steep slopes 25% or greater and a significant tree grove. Therefore, the applicant is applying for sensitive lands review for wetland areas, steep slopes of greater than 25%, and a Significant Tree grove, which are shown on the Existing Conditions Sheet 2 in Exhibit E. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 29 18.510.020 Applicability A. CWS stormwater connection permit. All proposed development must obtain a stormwater connection permit from CWS in compliance with its design and construction standards. Response: The proposed development includes land division and grading therefore a CWS stormwater connection permit is required. A CWS stormwater connection permit will be obtained during construction plan review and permitting. D. Jurisdictional wetlands. Landform alterations or developments that are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Division of State Lands, CWS, or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard “Wetland and Streams Corridors Map,” do not require a sensitive lands review. The city will require that all necessary approvals from other agencies are obtained. All other applicable city requirements must be met, including sensitive land reviews for areas within the special flood hazard area, slopes of 25 percent or greater or unstable ground, drainageways, and wetlands that are not under state or federal jurisdiction. Response: The project site contains no mapped significant wetlands on the City of Tigard “Wetland and Streams Corridors Map’; however the applicant requested a Wetland Delineation from SWCA Environmental Consultants, approved by DSL on June 13th, 2024. This report delineated a 0.06-acre wetland in the southwestern corner of the site. This wetland is proposed to be filled for grading activity and will be the location of a stormwater treatment facility to mitigate onsite stormwater for the development. The applicant will apply for a Removal-Fill permit through DSL prior to beginning site construction. F. Sensitive lands approvals issued by the director. 1. Sensitive land reviews within drainageways, slopes that are 25% or greater or unstable ground, and wetland areas that are not regulated by other local, state, or federal agencies are processed through a Type II procedure, as provided in Section 18.710.060, for the following actions: a. Ground disturbance or land form alterations involving more than 50 cubic yards of material; b. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50% of the market value of the structure prior to the improvement or the damage requiring reconstruction; c. Residential and nonresidential structures intended for human habitation; and d. Accessory structures that are greater than 528 square feet in size. 2. The approval authority will approve, approve with conditions, or deny a sensitive lands review application using the approval criteria provided in Section 18.510.070. Response: The site contains slopes that are greater than 25% and the development will involve ground disturbance of just over 50 cubic yards in order to construct road improvements required by the River Terrace Community Plan in the northwestern corner of the site. Therefore a Sensitive Lands review processed through a Type II procedure is included in this application. The applicable approval criteria in Section 18.510.070 are addressed below. 18.510.030 Administrative Provisions A. Interagency coordination. The approval authority will review all applications for a sensitive lands review to determine that all necessary approvals be obtained from those federal, state, or local governmental agencies, from which prior approval is also required . Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 30 As provided in CWS “Design and Construction Standards,” the necessary permits for all “development” must comply include a CWS service provider letter, which specifies the conditions and requirements necessary, if any, for an applicant to comply with CWS wa ter quality protection standards and for the agency to issue a stormwater connection permit. B. Applicable standards and criteria. The approval authority will apply the standards and criteria provided in this chapter when reviewing an application for a sensitive lands review. Response: A copy of the service provider letter obtained by CWS is provided in Exhibit G. A CWS stormwater connection permit will be obtained during construction plan review and permitting. 18.510.070 Sensitive Lands Applications A. Approval required. An applicant, who wishes to develop within a sensitive area, as defined in this chapter, must obtain approval in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area, either a Type II or Type III review is required, as provided in Subsections 18.510.020.F and G. The approval criteria for different types of sensitive areas are provided in Subsections 18.510.070.B –E. Response: The applicant is requesting approval of a Type II sensitive lands review for planned development and subdivision on the subject site which contains areas with existing slopes in excess of 25% as shown on the Existing Conditions Plan, Sheet 2 in Exhibit E. Applicable approval criteria are addressed below. C. With steep slopes. The approval authority will approve or approve with conditions an application for a sensitive lands review on slopes of 25% or greater or unstable ground when all of the following criteria are met: 1. Compliance with all the applicable requirements of this title; 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; 3. The proposed landform alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; 4. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet or high-water table; high shrink-swell capability; compressible or organic; and shallow depth-to-bedrock; and 5. Where natural vegetation has been removed due to landform alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in compliance with CWS “Design and Construction Standards”. Response: The existing slopes greater than 25 percent are located in the northwestern corner of the project site. Ground disturbance of just more than 50 cubic yards is proposed in order to construct road improvements planned with the River Terrace Community Plan. This report demonstrates compliance with all applicable requirements of this chapter. The proposed landform alteration within the designated steep slope area is not greater than the extent required to construct the planned road improvements. These grading activities will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property. No structures are proposed with the steep slope area. Any natural vegetation removed will be replanted to prevent erosion in compliance with CWS “Design and Construction Standards”. The proposed landform alteration will comply with the above standards. See the Preliminary Grading Plan on Sheet 11 in Exhibit E. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 31 18.510.080 Special Provisions within Locally Significant Wetlands and Along the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek Response: The proposed development is not within locally significant wetlands along the Tualatin River, Fanno Creek, Ball Creek or the South fork of Ash Creek. 18.510.090 Density Transfer and Reductions A. Density transfer. Required residential density for apartments, rowhouses, and small form residential development may be transferred from sensitive lands using the following methods: 1. The units per acre calculated by subtracting land areas listed in Subparagraphs 18.40.020.A.1 – 3 from the gross acres may be transferred to the remaining buildable land areas subject to the following limitations: a. The number of units that can be transferred is limited to the number of units that would have been allowed on 25% of the unbuildable area if not for these regulations; and b. The total number of units per site does not exceed 125% of the maximum number of units per gross acre allowed. Response: The applicant is not applying for a density transfer. 2. Units per acre calculated by subtracting land areas listed in Paragraph 18.40.020.A.4 from the gross acres may be transferred to the remaining buildable land areas on land zoned RES -D and RES-E subject to the following limitations: Response: This project is located on land zoned RES-C therefore the above standard is not applicable. B. Density reduction. The minimum number of residential units required in a development may be reduced if necessary to ensure that impacts on habitat areas are minimized. The amount of reduction in the minimum density is calculated by subtracting the squar e footage of inventoried significant habitat that is permanently protected from the total square footage used to calculate the minimum density requirement. The approval authority may impose any reasonable condition necessary to mitigate identified impacts resulting from development on otherwise unbuildable land. The approval authority will approve, approve with conditions, or deny the density reduction provided that the proposal will directly result in the protection of significant habitat areas through placement in a non-buildable tract or protected with a restrictive easement. Response: The applicant will not be utilizing this density reduction option. 18.510.100 Plan Amendment Option Response: The applicant is not requesting a plan amendment. 18.520 SIGNIFICANT TREE GROVES § 18.520.010 Purpose. The purpose of this chapter is to implement the comprehensive plan goals and policies related to urban forestry and provide flexible standards to incentivize the preservation of significant tree groves. § 18.520.020 Applicability. This chapter applies to all sites that contain more than 10,000 square feet of tree canopy within a mapped significant tree grove, as shown on the City of Tigard Significant Tree Grove Map, but not within any sensitive lands identified in Paragraphs 18.510.010.G.1 through 3. Response: The project site contains mapped Significant Tree groves greater than 10,000 sq ft, therefore the standards of this chapter apply. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 32 § 18.520.030 General Provisions. A. An applicant may request to use one or more of the flexible standards provided by this chapter when submitting a land use application for development. A separate adjustment application is not required. B. The standards in this chapter govern in the event of a conflict, except where the approval authority determines that application of a flexible standard would endanger public health, safety, or welfare. Response: The applicant will be applying for the Residential Development (E) flexible standard, as addressed below. § 18.520.040 Approval Process. The request to use flexible standards will be processed through the review procedure associated with the specific land use application submitted. Response: This consolidated Planned Development application will be processed as a Type III procedure. § 18.520.050 Approval Criteria. The approval authority must find that the request to use flexible standards is the least required to preserve the significant tree grove and an instrument or action acceptable to the city permanently preserves the significant tree grove, such as a conservation easement, open space tract, deed restriction, or dedication. Response: The applicant will be applying for the Residential Development (E) flexible standard and is preserving more than 50% of the grove in an open space tract as shown on the Preliminary Plat on Sheet 10 in Exhibit E. § 18.520.060 Flexible Standards. E. Residential development. The requirement for 15% effective tree canopy cover per lot or tract in the R-1, R-2, R-3.5, R-4.5, and R-7 zones is not required provided that: 1. At least 50% of a significant tree grove's canopy within a development site is preserved; 2. The project arborist or landscape architect certifies the preservation is such that the connectivity and viability of the remaining significant tree grove is maximized while balancing the significant tree grove preservation considerations in the Urban Forestry Manual; and 3. The applicable standard percent effective tree canopy cover in Section 10, part 3, item N of the Urban Forestry Manual will be provided for the overall development site (excluding streets). Response: The applicant is applying for the Residential Development flexibility standard as more than 50% of the Significant Tree grove is proposed to be preserved in an open space tract. The applicant has reduced the per lot tree canopy amount but is still meeting the required 40% overall site tree canopy cover. See Sheets L1.01-L1.04 in Exhibit E. PART 18.600 PLAN DISTRICTS 18.640 RIVER TERRACE PLAN DISTRICT The River Terrace Community Plan provides for a variety of land uses and residential densities consistent with the city's desire to create a community of great neighborhoods that includes housing, neighborhood-scale commercial businesses, schools, parks, and recreational opportunities. The purpose of the River Terrace Plan District is to implement the adopted River Terrace Community Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 33 Plan, River Terrace Funding Strategy, and associated infrastructure master plans for water, sewer, stormwater, parks, and transportation. The titles of these plans and the numbers of their adopting ordinances and resolutions are as follows: • River Terrace Community Plan (Ordinance 14-15). • River Terrace Transportation System Plan Addendum (Ordinance 14 -16). • River Terrace Sanitary System Plan Addendum (Resolution 14-25). • River Terrace Water System Master Plan Addendum (Resolution 14 -35). • River Terrace Stormwater Master Plan (Resolution 14 -42). • River Terrace Park System Master Plan Addendum (Resolution 14 -65). • River Terrace Funding Strategy (Resolution 14-66). This chapter ensures that public facilities are adequate to serve the anticipated levels of development throughout River Terrace by: • Implementing the River Terrace Community Plan and associ ated infrastructure master plans. • Facilitating the transition of River Terrace from rural to urban land use through the timely, orderly, and efficient provision of public facilities. • Ensuring that public facilities are available in advance of or concurrent with development. • Safeguarding the River Terrace community’s health, safety, and welfare. This chapter also implements those unique aspects of the River Terrace Community Plan and associated infrastructure master plans related to commercial and residential design, transportation facilities, and park and trail development. • The commercial area is envisioned as a vibrant mixed-use center with pedestrian-scale street and building amenities and high-quality design features. • The transportation system is designed as a network of multi-modal streets that connects residents to trails, schools, parks, and services. One that conforms to the rolling topography, builds upon and connects to existing streets in the area, and effectivel y balances safety, comfort, and mobility through thoughtful and location-specific street and intersection design. • River Terrace Boulevard is designed to seamlessly integrate the River Terrace Trail into its design, provide safe and comfortable multi-modal travel options, and include high-quality pedestrian-scale design treatments that defines it as the neighborhood's signature street . • Parks and trails are distributed throughout the area to provide a variety of convenient recreational opportunities for residents and visitors. The statements in this section do not constitute distinct approval criteria, but they guide and inform the interpretation and application of the provisions in this chapter. Response: This proposed residential planned development is located within the River Terrace District, therefore the standards of this chapter are addressed herein. The planned development proposes to follow the River Terrace Community Plan by providing infrastructure improvements according to the applicable master plans including transportation facilities, and trail development. The street network will be multi-modal and will connect to adjacent the school site, continue the onsite trail to connect off-site. 18.660.020 Applicability The regulations of this chapter apply to the River Terrace Plan District. The boundaries of the plan district are shown on Map 18.640.A, which is located at the end of this chapter, and on the official zoning map. The standards and requirements in this chapter apply in addition to, and not in lieu of, all other applicable provisions of this title. Compliance with all applicable standards and requirements must be demonstrated in order to obtain development approval. The standards and requirements in this chapter govern in the event of a conflict. Response: As depicted on the River Terrace Plan map, the subject properties are located in the River Terrace district. Therefore, the standards of this chapter are applicable and addressed herein. 18.640.030 Provision of Adequate Public Facilities Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 34 A. Intent. The intent of this section is to address the provision of the infrastructure systems necessary to benefit and serve all property in River Terrace as provided for in the River Terrace Community Plan, River Terrace Funding Strategy, and related infrastructure master plans, in light of the desire of property owners to commence preliminary development prior to full implementation of these plans and with the understanding that no development rights vest and no development approvals will be granted until the infrastructure systems are in place or assured. B. Approval Standard. Land use applications for subdivisions, partitions, planned developments, site development reviews, and conditional uses may be approved when the applicable standards in Subsection 18.640.030.E are met and when all of the following funding components of the River Terrace Funding Strategy have been adopted by the city and are in effect: 1. Transportation: A citywide transportation system development charge (SDC), a River Terrace transportation SDC, and a River Terrace transportation utility fee surcharge. 2. Sewer: A citywide utility fee surcharge. 3. Stormwater: A River Terrace stormwater utility fee surcharge. Response: The standards of Subsection E – Additional standards, are addressed below. The Transportation, Sewer and Stormwater funding components of the River Terrace Funding Strategy have been adopted by the city. C. Deferral of Compliance. Response: The Applicant is not requesting a Deferral of Compliance. D. Exception. Response: No exemptions to the standards of subsection 16.640.030.B. are requested with this application. E. Additional Standards. 1. Infrastructure improvements for water, sewer, stormwater, and transportation systems, including but not limited to pump stations and trunk lines, must be located and designed to serve the proposed development and not unduly or unnecessarily restrict the ab ility of any other property to develop in compliance with the applicable River Terrace infrastructure master plan. Infrastructure improvements are evaluated for conformance with this standard during the land use review process. The city will take into acco unt the topography, size, and shape of the development site; the impact of the improvement on the development site; and the reasonableness of available options during its review. The applicant will not be required to reduce otherwise allowed density or obtain an adjustment to demonstrate compliance, but this standard may be considered in reviewing an adjustment application. Response: Improvements for water, sewer, stormwater and transportation have been designed to serve the development and to not unduly or unnecessarily restrict the ability of any other property to provide or access a public easement or facility required for the property to develop in accordance with this Code. The applicant is connecting to existing facilities and is not proposing any pump stations or trunk lines. The applicant is not requesting an adjustment that would necessitate consideration of this standard. 2. Infrastructure improvements for water, sewer, and stormwater must be placed in easements that are located, wherever possible, within existing or future rights -of-way. Easements and rights-of-way must extend through and to the edge of the development site at such locations that would maximize the function and availability of the easement and right-of-way to serve adjacent and surrounding properties. Easements and rights-of-way are evaluated for conformance with this standard during the land use review process. Dedications of easements and rights-of-way will be required as a condition of land use approval. Response: Infrastructure improvements for water, sewer and stormwater will be placed within the right of way or easements and will extend to the edge of the development site, as required. Proposed easements are included on the Preliminary Subdivision plat included as Sheet 10 in Exhibit E. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 35 3. Development in water pressure zone 550 must either provide or demonstrate that there is sufficient water capacity in water pressure zone 550 to serve the proposed development, or that it can be served by another water pressure zone that has sufficient capa city, to the satisfaction of the City Engineer and Tualatin Valley Fire and Rescue during the land use review process. Response: The development will connect to the water pressure zone 550 to the east, per the Water System Improvements Plan adopted with the River Terrace Plan District, and will connect to an existing 16-inch waterline from SW Woodhue St. The water system has been designed with sufficient capacity to serve the site as detailed on the Water Plan, Sheet 14 in Exhibit E. 4. Development in the north and south sewer sub-basins must demonstrate, where applicable, that there is sufficient pump station capacity and associated force mains to serve the proposed development, or that it can be served by other system improvements, to the satisfaction of the City Engineer and Clean Water Services during the land use review process . Response: The proposed development is located in the south sewer sub-basin. The sanitary sewer system is designed to connect to a sanitary sewer line along SW Elsner Rd which connects to the pump station at Roy Rogers Rd which has adequate capacity to service the site. The sanitary sewer system planned for the site is detailed on the Sanitary Plan, Sheet 12 in Exhibit E. 5. If compliance with stormwater management standards is dependent upon an off-site conveyance system or an on- or off-site regional facility that has not yet been provided, the applicant may propose alternative and/or interim systems and facilities as described in the River Terrace Stormwater Master Plan. a. Development approval for an interim facility will include a condition to decommission the interim facility, connect it to the permanent facility when it becomes available to serve the development, and assurance that adequate financial resources are available to decommission the interim facility when the permanent facility becomes available. b. Development approval for an alternative or on- or off-site regional system or facility may include a condition to form a reimbursement district. c. A stormwater management system or facility will not be approved if it will prevent or significantly impact the ability of other properties to implement and comply with the River Terrace Stormwater Master Plan or other applicable standards. Response: The stormwater plan for the site does not depend upon conveyance to an off- site facility that has not yet been provided. The storm water system planned for the site is detailed on the Storm Plan, Sheet 13 in Exhibit E. F. Other Provisions. 1. Unless expressly authorized in a development approval, the imposition of private fees or any charge whatsoever that prohibits, restricts, or impairs adjacent or surrounding properties from accessing a public easement, facility, or service is prohibited . 2. For purposes of this section, an ordinance or resolution adopting an SDC, utility fee, or other charge to fund public facilities or services described in this section is deemed effective if it has taken effect and the time for any legal challenge has expir ed or any legal challenge has been finally decided. Response: The applicant does not intend to impose a private fee or any charge whatsoever that prohibits, restricts, or impairs an adjoining property from accessing a public easement, facility, or service or denies access to such public easement, facility, or service. The applicant understands that an ordinance or resolution adopting an SDC, utility fee, or other charge to finance public facilities and services described in this section shall be deemed effective if it Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 36 has taken effect and the time for any legal challenge has expired or any legal challenge has been finally decided. 18.640.040 Approval Criteria A. Preliminary Plat Approval Criteria. In addition to the approval criteria in Sections 18.820.040 and 18.830.040, the following approval criteria apply to all partition and subdivision preliminary plat applications in River Terrace. 1. Unless the applicable approval authority determines it is in the public interest to make modifications, the applicant must design and construct all streets, street extensions, and intersections to conform to: a. The River Terrace Transportation System Plan Addendum; and b. The street spacing and connectivity standards of this chapter, th is title, and Washington County, where applicable; and c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to width and general direction. 2. The preliminary plat may not impede the future use or development of adjacent property in River Terrace not under the control or ownership of the applicant proposing the preliminary plat. Response: As demonstrated on the Circulation Plan, Sheet 15 in Exhibit E, the streets, street extensions, and intersections in the proposed development conform to the River Terrace Transportation System Plan Addendum, the street spacing and connectivity standards of this chapter and the TCDC. The River Terrace Transportation System Plan Figure 8 depicts an extension of the neighborhood route, SW Woodhue St, along the northern boundary of the site which the applicant will be providing as shown on the Circulation Plan on Sheet 15 in Exhibit E. The proposed development incorporates a section of River Terrace trail system which currently stubs to the southeastern corner of the site and will be extended along the southern boundary of the site and then north along the planned transportation improvement to the northwestern corner of the site for future extension with future development of the abutting property to the north, which conforms with the River Terrace Transportation System Plan Figure 6. Compliance with the street spacing and connectivity standards of this chapter and the TCDC are demonstrated in response to section 18.640.080 and later sections of this report. With the provision of the above-mentioned future street connections, the preliminary plat does not impede the future use or development of adjacent property within River Terrace not under the control or ownership of the applicant proposing the preliminary plat. B. Conditional Use, Planned Development, and Site Development Approval Criteria . In addition to the approval criteria in Sections 18.740.030, 18.770.060, 18.770.080, and 18.780.060 , the following approval criteria apply to all conditional use, planned development, and site development review applications in River Terrace 1. Unless the applicable approval authority determines it is in the public interest to make modifications, the applicant must design and construct all streets, street extensions, and intersections to conform to: a. The River Terrace Transportation System Plan Addendum; and b. The street spacing and connectivity standards of this chapter, th is title, and Washington County, where applicable; and c. The approved plats of subdivisions and maps of partitions of abutting properties, if any, as to width and general direction. 2. The development may not impede the future use or development of adjacent property in River Terrace not under the control or ownership of the applicant proposing the conditional use, planned development, residential, or commercial development. Response: The applicant is requesting approval of a planned development. As demonstrated on the Circulation Plan, Sheet 15 in Exhibit E, the streets, street extensions, and intersections Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 37 in the proposed development substantially conform to the River Terrace Transportation System Plan Addendum, the street spacing and connectivity standards of this chapter and the TCDC. The River Terrace Transportation System Plan Figure 8 depicts an extension of the neighborhood route, SW Woodhue St, along the northern boundary of the site which the applicant will be providing as shown on the Circulation Plan on Sheet 15 in Exhibit E. The proposed development incorporates a section of River Terrace trail system which currently stubs to the southeastern corner of the site and will be extended along the southern boundary of the site and then north along the planned transportation improvement to the northwestern corner of the site for future extension with future development of the abutting property to the north, which conforms with the River Terrace Transportation System Plan Figure 6. Compliance with the street spacing and connectivity standards of this chapter and the TCDC are demonstrated in response to section 18.640.080 and later sections of this report. With the provision of the above-mentioned future street connections, the preliminary plat does not impede the future use or development of adjacent property within River Terrace not under the control or ownership of the applicant proposing the preliminary plat. The proposed street network includes future street profiles that demonstrate the site’s ability to provide connections to future off-site road improvements. See Sheets 18.1-18.6 in Exhibit E for the Future Street Profiles. C. Conditions of Approval. The approval authority may attach such conditions as are necessary to comply with the River Terrace Community Plan, related infrastructure master plans, this chapter, and other applicable provisions of the TCDC. (Ord. 15-03 §§1, 2) Response: The applicant understands that the approval authority may attach such conditions as are necessary to carry out the goals and policies of the Tigard Comprehensive Plan, River Terrace Community Plan, and other applicable ordinances and regulations. 18.640.060 River Terrace Boulevard Development Standards A. Applicability. The applicable development standards in this title apply to all development in River Terrace, except where an adjustment has been approved as provided by Chapter 18.715, Adjustments, or Subsection 18.640.060.D, and except as specified below . Response: River Terrace Boulevard does not abut the project site, therefore this criterion does not apply. 18.640.070 Planned Developments The requirements of Chapter 18.770, Planned Developments, apply to all planned developments in River Terrace, except as modified below. A. Density Calculation. To encourage development that is consistent with the design concept for River Terrace Boulevard, the River Terrace Community Plan, and the building design standards in this chapter, planned developments in River Terrace may limit the land dedicated for publ ic or private rights-of-way, including tracts for vehicle access, to 20 % of gross site acreage for the purpose of calculating net development area and density. Response: The proposed development does not utilize the 20% deduction of land dedicated for public or private rights-of-way for the purpose of calculating net development area and density, as noted in Table 1 of this report. B. Housing types. In addition to Paragraph 18.770.030.I.2, all housing types may be allowed in the C-C zone where appropriately located, designed and scaled. Any proposed housing must meet the applicable standards of this chapter and the applicable housing type chapter i n 18.200 Residential Development Standards, except as adjusted through the planned development approval process. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 38 Response: The project site is located on land zoned RES-C. The housing types proposed for this development are Rowhouses and Small Form residential. C. Common open space. A minimum of 20% of gross site area is required as common open space. Common open space may not contain sensitive lands . The following alternative open space and development enhancements may be provided in lieu of meeting the 20 % open space standard. These alternatives are intended to provide the community with benefits that are consistent with the overall development vision for River Terrace as described in the River Terrace Community Plan and River Terrace Park System Master Plan addendum. Response: The development site is 18.08 gross acres requiring a minimum 3.6 acres of common open space area. The proposed development is designed to provide 3.05 acres of common open space, or 16.9%, as shown on Sheet 4 in Exhibit E. Alternatives are provided in lieu of meeting the 20% open space standard, as detailed below. The proposed development is providing a trail, stormwater facility and open space that benefit the community and are consistent with the River Terrace Community Plan. 1. The development must provide parks, trails, or open space that: a. Meets a need for neighborhood parks, linear parks, open space, or trails that is identified in the River Terrace Park System Master Plan Addendum with respect to both location and the plan’s level of service standard; and b. Will be dedicated to the public if the proposal is for a neighborhood park, linear park, or trail. Response: Though the River Terrace Community Plan identifies a park on the eastern boundary of subject property, the proposed residential development does not include park space due to its proximity to the existing River Terrace Crossing Park, and its inability to be deemed a public park as discussed with the City. Additionally, a private park would cause liability issues for the HOA of Overlook at River Terrace if the public decided to utilize the play equipment. Therefore, benches and additional native landscaping have been provided in lieu of a park, as decided with the City. The development also includes a section of the River Terrace Trail which will connect to off-site trail segments to the north and east. This trail network will eventually provide a connection from SW Scholls Ferry Road to the north and Westside and Tonquin Tails to the south. The trail segment will be dedicated to the public with the final plat. 2. The development must include at least three of the following development enhancements: a. Trails or paths that augment the public sidewalk system and facilitate access to parks, schools, trails, open spaces, commercial areas, and similar destinations. Trails and paths must meet all applicable federal and state accessibility standards and be dedicated to the public or placed in a public access easement. Trails and paths in a public access easement will be maintained by a homeowner association . b. Nature trails along or through natural resource areas or open spaces. Trails through protected natural resource areas must obtain all necessary approvals and meet all applicable development standards. Trails must meet all applicable federal and state accessibility standards and be dedicated to the public or placed in a public access easement. Trails in a public access easement will be maintained by a homeowner association. c. Trails, paths, or sidewalks that provide direct access to a public park or recreation area that is no further than 0.25 miles from the development site. Trails and paths must meet all applicable federal and state accessibility standards and be dedicated to the public or placed in a public access easement. Trails and paths in a public access easement must be maintained by a homeowner association. d. Intersection treatments that are acceptable to the City Engineer and that elevate the pedestrian experience through art, landscaping, signage, enhanced crossings, and/or other similar treatments. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 39 e. High-quality architectural features on rowhouses and small form residential development that meet the building design standards in subsection 18.640.070.E. Response: The planned development includes trails, pedestrian connections, and sidewalks designed to meet the development enhancement standards of 18.640.070.C.2.a, b., and c. The multi-use trail will facilitate access to parks, schools, trails, open spaces, commercial areas, and similar destinations within and adjacent to the development. As shown on the Circulation Plan, Sheet 15 in Exhibit E, the public multi-use trail corridor will run along the western and southern boundaries of the site and augment the sidewalk system within the development. The portion of the trail located along the storm water facility will have educational programming and benches as open space amenities. The trail continues past the stormwater facility and guides pedestrians and cyclists to a seating area which abuts preserved portions of a Significant Tree Grove. The trail will also connect to the directly adjacent off-site River Terrace Crossing Neighborhood Park. This trail corridor will meet all applicable ADA standards and be dedicated to the public. The trails, pedestrian connections, and sidewalks throughout the site will be located within public access easements and either maintained by the city or the homeowner association. 3. For those properties abutting Roy Rogers Road or River Terrace Boulevard, one or more of the following enhancements may be provided in lieu of one or more of the enhancements listed in Paragraph 18.640.070.C.2: Response: The proposed planned development does not abut either Roy Rogers Road or River Terrace Boulevard. D. Street Design Standards. The standards of Chapter 18.910¸Improvement Standards apply in addition to the specific provisions for public skinny streets, private streets, and private alleys in subsections 18.640.080.C and D. Response: As shown on the Circulation Plan, Sheet 15 in Exhibit E, and demonstrated later in this statement, the proposed development meets the standards of Chapters 18.910 and 18.640.080.C and D for public skinny streets, and a private alley. E. Design standards for small form residential and rowhouses. The following design standards apply to small form residential and rowhouses where the applicant chooses to provide them under Subparagraph 18.640.070.C.2.e or where required by Subsection 18.640.060.A. The design standards in Chapter 18.290, Small Form Residential, and Chapter 18.280, Rowhouses, apply in all other situations. These standards are intended to promote architectural detail, human-scale design, street visibility, and privacy of adjacent properties, while affording flexibility to use a variety of architectural styles. The graphics provided are intended to illustrate how development could comply with these standards and should not be interpreted as requiring a specific architectural style. An architectural feature may be used to comply with more than one standard. Response: The design standards of this section apply to the rowhouses, and small form residential proposed for this development. Conceptual Architectural Elevations in Exhibit F shows compliance with individual standards for each product type. These exhibits are representative of the product type proposed to be constructed and demonstrate compliance with the applicable standards of this section. 1. Articulation. All buildings must incorporate design elements that break up all street -facing façades into smaller planes as follows. An illustration of articulation is shown in Figure 18.640.2 below. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 40 a. This standard does not apply to buildings on lots that have less than 30 feet of street frontage. b. For buildings on lots with 30 to 60 feet of street frontage, a minimum of one of the following elements must be provided on each street-facing façade that has 30 to 60 feet of street frontage. i. A porch that is at least 5 feet deep. ii. A balcony that is at least 2 feet deep and is accessible from an interior room. iii. A window that projects at least 2 feet from the street-facing façade and is at least 5 feet wide (e.g. bay window). iv. A vertical wall section that is offset by at least 2 feet from the street facing façade and is at least 6 feet wide. v. A gabled dormer. c. For buildings on lots with over 60 feet of street frontage, a minimum of one additional element from Subparagraph 18.640.070.E.1.b must be provided for every 30 feet of street frontage over 60 feet, on each street-facing facade that has over 60 feet of street frontage. Elements must be distributed along the length of the facade so that there is no more than 30 feet between elements. Response: Compliance with the articulation standards of this section is demonstrated in the Conceptual Architectural Elevations Exhibit F. The small form residential lots have a porch at least 5 feet deep and a 2 ft minimum vertical wall offset on their front-facing elevation. Certain home types also include gabled dormers on their side elevation. These details are shown on the Compliance Matrix on Sheet A-2 and Sheets SF1-6 in Architectural Elevations Exhibit F. The rowhome units have a minimum 5 ft porch and minimum 2 ft wall offset on their front façade, and gabled dormers and minimum 2 ft balconies on their side elevations. These details are shown on the Compliance Matrix on Sheet A-2 and Sheets RH1-6 in Architectural Elevations Exhibit F. 2. Eyes on the street. At least 12 percent of the area of each street-facing facade must include windows or entrance doors. An illustration of eyes on the street is shown in Figure 18.640.3. Street-facing facade is defined as the aggregate area of all vertical exterior walls m easured from top of finished floor at lowest level to top plate or roof eave at highest level, including areas of exterior walls above top plate or roof eave, such as areas within gables, dormers, and clerestories. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 41 a. Windows. Window area is the aggregate area of each window unit measured around the visible perimeter of the window and includes the outer window frame and any interior grids, mullions, or transoms. i. Wall Windows. All of the window area in a street-facing façade wall, including the side wall of a garage, may count toward meeting this standard provided that the windows are transparent and allow views from the building to the street. Glass blocks and privacy windows in bathrooms do not count toward meeting this standard. ii. Garage Door Windows. Half of the window area in the door(s) of an attached garage may count toward meeting this standard. b. Entrance Doors. Door area is considered the portion of the door that moves. Door frames do not count toward this standard. Entrance doors used to meet this standard must be parallel to the street or at an angle that is no more than 45 degrees from the street. Response: At least 12% of the front and side facades of both the Small Form Residential homes and Rowhomes include windows or entrance doors. Compliance with the Eyes on the Street standards of this section is demonstrated in the Architectural Elevations Sheet A-2 in Exhibit F. 3. Entrances. At least one entrance must meet both of the following standards. An illustration of entrances is shown in Figure 18.640.4. The entrance must be: a. Set back no further than 8 feet beyond the widest street-facing wall of the building that encloses living area; and b. Parallel to the street, at an angle that is no more than 45 degrees from the street, or open onto a porch. If the entrance opens onto a porch, the porch must meet the following standards: i. Have a minimum area of 25 square feet and a minimum depth of 5 feet; and ii. Have at least one porch entrance facing the street, iii. Have a roof that is no more than 12 feet above the floor of the porch; and iv. Have a roof that covers at least 30 percent of the porch area. Response: The rowhouses and small form residential are designed with at least a single entrance fronting the street. The entrances are not setback more than 8-feet from the widest street facing wall and not angled more than 45-degrees relative to the street. Compliance with Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 42 the articulation standards of this section is demonstrated in the Architectural Elevations Sheet A-2 in Exhibit F. 4. Detailed Design. All buildings must include at least five of the following elements on all street-facing façades. An illustration of detailed design elements is shown in Figure 18.640.5. a. Covered porch: A minimum depth of 5 feet, as measured horizontally from the face of the building wall, and a minimum width of 5 feet. b. Recessed entry area: A minimum depth of 2 feet, as measured horizontally from the face of the building wall, and a minimum width of 5 feet. c. Wall offset: a minimum offset of 16 inches from one exterior wall surface to the other. d. Dormer: a minimum width of 4 feet that is integrated into the roof form. e. Roof eave: a minimum projection of 12 inches from the intersection of the roof and the building walls. f. Roof offset: a minimum offset of 2 feet from the top surface of one roof to the top surface of the other. g. Roof shingles: tile or fire-resistant roofing material. h. Roof design: gable roof, hip roof, or gambrel roof design. i. Roof pitch: one roof pitch of at least 500 square feet in area that is sloped to face the southern sky and has its eave line oriented within 30 degrees of the true north/south axis. j. Horizontal lap siding: a minimum visible lap width of 3 to 7 inches once installed. The siding material must be wood, fiber-cement, or vinyl to meet this standard. k. Accent siding: brick, cedar shingles, stucco, or other accent material that covers a minimum of 40 percent of the street-facing façade. l. Window trim: a minimum width of 2.5 inches and a minimum depth of 5/8 inches around all street-facing windows. m. Window recess: a minimum depth of 3 inches, as measured horizontally from the face of the building wall, for all street-facing windows expect where a bay window is proposed that meets the standard in Subparagraph 18.640.070.E.4.n. n. Window projection (e.g. bay window): a minimum depth of 2 feet, as measured horizontally from the face of the building wall, and a minimum width of 5 feet. o. Balcony: a minimum depth of 3 feet and a minimum width of 5 feet that is accessible from an interior room. p. Attached garage: 35 percent or less of the street-facing façade width, as measured between the inside of the garage door frame. Response: Compliance with the articulation standards of this section is demonstrated in the Conceptual Elevations in Exhibit F. The small form residential front and side facades are designed to include: a covered porch, recessed entryway, wall offset, gable roof design, roof eave, roof offset, horizontal lap siding, and window trim. See Sheets A-2 and SF1-6 in Exhibit F for compliance details. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 43 The rowhomes’ front and side facades are designed to include: a covered porch, wall offset, dormers, roof eave, gable roof design, horizontal lap siding, and window trim. See Sheets A2 and RH1-6 in Exhibit F for compliance details. 5. Garages and Carports. The purpose of these standards is to prevent garages from obscuring or dominating the street-facing façade of residential buildings. An illustration of garage door width is shown in Figure 18.640.6. a. Garage and carport setback: A garage door or carport entrance designed for vehicle access must be set back a minimum of 20 feet from the street property line. Where vehicle access is taken from a private street or alley, this setback may be reduced to 0 feet where proper clearances for turning and backing movements are provided. A garage door or carport entrance designed for vehicle access may not be closer to the street property line than a facade that encloses living area, except as follows : i. A garage or carport may extend up to 5 feet in front of a facade that encloses living area if there is a covered front porch with no horizontal dimension less than 5 feet, and the garage door or carport entrance does not extend beyond the roof of the porch, excluding gutters. ii. A garage door or carport entrance may extend up to 5 feet in front of a facade that encloses living area if there is a second story above the garage that includes a street - facing window a minimum area of 12 square feet and a horizontal offset of no more than two feet from the plane of the garage door. b. Garage Door Width: The width of a garage door is the width of the opening as measured from inside the garage door frame. i. A dwelling unit is allowed one 12-foot-wide garage door, regardless of the total width of the street-facing facade. ii. A dwelling unit may have a garage door wider than 12 feet provided that it does not exceed 40 percent of the total width of the street -facing façade on which the garage door is located. iii. The maximum allowed garage door width may be increased to 50 percent of the total width of the street-facing facade provided that a total of 7 detailed design elements from Paragraph 18.640.070.E.4 are included on the street -facing facade on which the garage door is located. c. Garage Orientation: A garage may face the front or street side lot line on a corner lot provided that the eyes on the street standard in Paragraph 18.640.070.E.2 is met for both street-facing façades. Response: The garages of the small form residential comply with the above standards. The front-loaded garages are setback at least 20 feet from the front lot line. The second story window has a minimum of 12 sq ft window above the garage. The garage does not extend past Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 44 the front-facing façade. See Sheets A-2 and SF1-6 in Exhibit F for the Conceptual Architectural Elevations. 18.640.80 Street Design C. Public Skinny Streets and Private Streets. Development sites that have public street frontage on an arterial street upon which they cannot take vehicle access may take access from a private street that meets city standards or from another public street that, at a minimum, meets the skinny street option as shown in Figure 18.910.6.B. Private street standards are e stablished by the City Engineer in compliance with Subsection 18.910.030.T. 1. The skinny street option in Figure 18.910.6.B may be used: a. Regardless of the expected number of vehicles per day; and b. When the applicant can demonstrate that the development fronting the proposed skinny street meets the on-street parking standards in Section 18.640.100; and c. When the proposed skinny street is located in a planned development. Response: The development proposes to utilize the skinny street option for one local street shown as Cross Section B2 on the Preliminary Circulation Plan on Sheet 15 in Exhibit E. As demonstrated by this report and the attached Preliminary Parking Plan Sheet 16 in Exhibit E, the development fronting the proposed skinny street meets the on-street parking standards in Section 18.640.100 and is located within a Planned Development. 2. A private street option may be used: a. When the applicant can demonstrate that a public street option is appropriate for the development being proposed and/or is not practicable due to topography or other natural constraints associated with the specific development site; b. When the applicant can demonstrate that the proposed private street design provides safe and convenient vehicle and pedestrian connections to the public street network; c. When the applicant can demonstrate that the development fronting the proposed private street meets the on-street parking standards in Section 18.640.100; and d. When the proposed private street is located in a planned development; and e. When the proposed private street will be managed by a homeowner association into perpetuity. For each private street there must be a legal recorded document that includes the following at a minimum: i. A legal description; and ii. Ownership; and iii. Use rights, including responsibility for enforcement; and iv. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. 3. Private streets that are proposed in locations other than those described in Paragraph 18.640.080.C.2 must meet all of the standards in subsection 18.910.030.T. Response: No private streets are proposed with this planned development. D. Private Alleys. Development sites that have public street frontage on a local street, neighborhood route, or collector street may choose to provide vehicle access through a private alley provided that the alley meets all of the standards below and in Subsection 18.910.030.R. 1. The proposed alley is located in a tract for private access purposes; and 2. The proposed alley is managed by a homeowner association into perpetuity. For each alley there must be a legal recorded document that includes the following at a minimum a. A legal description; and b. Ownership; and c. Use rights, including responsibility for enforcement; and d. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. (Ord. 15-03 §§1, 2) Response: A minimum 20-foot-wide private alley will provide vehicle access to rear loaded rowhomes lots as shown on the Circulation Plan, Sheet 15 in Exhibit E. The alleyway is located in a tract for private access purposes as shown on the Preliminary Plat, Sheet 10 in Exhibit E. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 45 The management and maintenance of the alley will be the responsibility of the development’s homeowners association. 18.640.090 Street Connectivity A. Street alignment and connections. In addition to the exceptions already allowed in Subsection 18.910.030.H, the following exceptions also apply to development in River Terrace. 1. For development sites located on the side of the River Terrace Boulevard right-of-way with the trail corridor, an additional exception to the street spacing requirement is allowed and encouraged to minimize the number of trail crossings, provided that there are bicycle and pedestrian connections in public easements or rights-of-way a minimum of every 330 feet. Response: The proposed residential planned development does not abut River Terrace Blvd therefore the above criteria does not apply. 2. For public or private school sites, an additional exception to the street spacing requirement is allowed, provided that there is adequate internal circulation for pedestrians, cyclists, and vehicles within and through the site and a sufficient number and distribution of public access points from the site to public streets, sidewalks, and trails as determined by the approval authority. Response: There are no public or private school sites proposed with this application. B. Block Perimeter. The perimeter of blocks formed by streets must not exceed a total of 1,600 feet measured along the centerline of the streets except where street location is precluded by natural topography, wetlands, significant habitat areas, bodies of water, pre -existing development, or an arterial or collector street along which the city has identified a need to minimize the number of intersections. Response: The street system of the planned development has been designed to provide adequate internal circulation for pedestrians, cyclists, and vehicles within and through the site. The length, width, and shape of blocks has been designed to provide adequate building sites for rowhomes and small form residential dwellings and convenient access, circulation, and control and safety of street traffic. Existing adjacent development, existing natural resources, and the location of planned collector streets within the site were factors in the design of the proposed block layout. The design of these blocks was dictated by several factors- slopes throughout the site, a significant tree grove on the eastern border of the site, planned facilities identified in the City’s TSP, existing on-site right of way as well as off-site right of way that the City expressed desire in having the applicant align with. When the block perimeter length exceeds 1,600 ft due to slopes or the retained significant tree grove, pedestrian pathways were provided when possible at midblock locations (or at the planned trail location, in the case of the retained significant tree grove) in order to provide convenient connections throughout the site. See the Preliminary Vehicle and Pedestrian Circulation plan on Sheet 15 in Exhibit E for details. The development complies with Block Improvement Standards as demonstrated in response to Section 18.910.040 in a later in this statement. 18.640.100 On-Street Parking A. Applicability. In addition to the standards in Chapter 18.410 Off-Street Parking and Loading, the following on-street parking standards apply to all small form residential and rowhouse development in River Terrace with individual off-street parking and vehicle access on a local street, neighborhood route, or private street or alley. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 46 B. Quantity Standards. All small form residential development described in Subsection 18.640.100.A must provide the following number of on-street parking spaces: 1. For a dwelling unit with one off-street parking space, a minimum of two on-street parking spaces must be provided. 2. For a dwelling unit with two off-street parking spaces, a minimum of one on-street parking space must be provided. 3. For dwelling units with more than two off-street parking spaces, a minimum of one on-street parking space must be provided for every two lots with more than two off-street parking spaces that are adjacent to each other. Response: On-street parking is not required for rowhomes in the River Terrace Plan District. The 68 Small Form residential dwellings in the planned development require 34 on street parking spaces. The plan provides 82 on-street parking spaces along street frontages adjacent to the rowhouse and small form residential development as shown on the Parking Plan, Sheet 16 in Exhibit E. C. Dimensional Standards. Parking spaces must be at least 20 feet in length. Parking spaces may not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required dimensional standard. Response: Parking spaces within the proposed development will be at least 20 feet in length and will not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required dimensional standard, as demonstrated on the Parking Plan, Sheet 16 in Exhibit E. D. Location Standards. Required on-street parking spaces must be provided within the development site and along the affected lot’s street frontage by parallel parking, except as provided below. 1. All or some of the on-street parking spaces required in paragraphs 18.640.100.B.1 through 3 may be provided on a street frontage not associated with the affected lot provided that the required parking space(s) is located on the same block and within 200 feet of the affected lot. 2. All or some of the on-street parking spaces required in Paragraphs 18.640.100.B1 through 3 may be provided in parking courts that are interspersed throughout the development when all of the following standards are met: Response: Parking spaces within the proposed development will meet the location standards of this section, as demonstrated on the Parking Plan, Sheet 16 in Exhibit E. All on- street parking spaces required in Subsection B.1 – 3 above are either provided on a street frontage associated with the affected lot or on the same block and within 200 feet of the affected lot. 18.640.110 Temporary Sales Offices and Model Homes One temporary sales office and one or more model homes may be located and used prior to final plat approval when proposed in conjunction with a preliminary plat application for a subdivision. Any such proposal will be processed using the approval process i n Section 18.440.040 and the approval criteria in Subsection 18.440.050.C, and it must comply with the provisions in this section. If a temporary sales office or model home is not proposed in conjunction with a preliminary plat application for a subdivision, one or both may be proposed at a later date in compliance with Chapter 18.440, Temporary Uses. Response: The applicant is requesting approval of 3 temporary use permits for a model home complex that includes one (1) sales office and two (2) model homes. The standards of Section 18.440.040 and Subsection 18.440.050.C were addressed earlier in this report. The Model Home & Sales Office Plan is shown on Sheet 9 in Exhibit E. A. Temporary sales office. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 47 1. A maximum of one temporary sales office, not including a sales office in a model home, per subdivision is allowed for placement on a lot intended for a dwelling unit as shown on the preliminary plat. Response: The applicant is requesting approval for one (1) temporary sales office as shown on the Model Home & Sales Office Plan, Sheet 9 in Exhibit E. 2. Conditions of approval for a temporary sales office must protect the public’s health, safety, and welfare. Conditions of approval may include, but are not limited to, the following: a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each sales office lot and curbs and the first lift of asphalt on all streets proposed to serve the sales office lot. c. Installation of utilities within all streets proposed to serve the sales office lot. d. Provision of adequate parking. Response: The applicant understands approval of the temporary sales office may be conditioned to ensure the public’s health, safety, and welfare. 3. Any improvements to the property must be designed and constructed so as to not preclude future use of the property as zoned. Responses: Improvements to the property will be designed and constructed in a matter that does not preclude future residential use of the property. B. Model homes. 1. The maximum number of model homes allowed is as follows: a. Three, or one for every 6 acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is proposed in conjunction with a planned development application. b. One, or one for every 6 acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is not proposed in conjunction with a planned development application. Response: The preliminary plat application is proposed in conjunction with the planned development application; therefore, the number of model homes is limited to 3, or 1 for every 6 acres of land proposed for 18.08-acre subdivision/PD site. The applicant is requesting approval of two (2) model homes as shown on the Model Home & Sales Office Plan, Sheet 9 in Exhibit E. 2. Conditions of approval for a model home must protect the public’s health, safety, and welfare. Conditions of approval may include, but are not limited to, the following: a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve each model home lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. Response: The applicant understands approval of the model homes may be conditioned to ensure the public’s health, safety, and welfare. 3. Any improvement to the property shall be designed and constructed so as to not preclude full compliance with all applicable development standards upon final plat approval. The applicant bears the sole and complete risk of altering or relocating the model home prior to final plat approval if such actions are necessary for it to comply with all applicable development standards upon final plat approval. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 48 Response: Improvements to the model home sites will be designed and constructed in a matter that does not preclude full compliance with all applicable development standards upon final plat approval. The applicant understands the risk of altering or relocating the model home prior to final plat approval. 4. Each model home must be located and constructed on a separate preliminary lot intended for a dwelling unit as shown on the preliminary plat and in conformance with all applicable development standards, including but not limited to: setbacks, lot coverage, height, façade design, and access. The lot on which the model home is located is not a final approved lot for any purpose. A model home approval is not the basis for an adjustment, exception, vested right, or nonconforming use. Response: Each model home will be located and constructed on a separate preliminary lot intended for a dwelling unit as shown on the Preliminary plat Sheet 10 in Exhibit E, in conformance with all applicable development standards. 5. A model home may only be occupied except during established business hours and in no event shall be used as an overnight accommodation. Response: No model homes will be occupied except during established business hours. None of the proposed model homes will be used as overnight accommodation. 6. One model home may be used as a temporary sales office in lieu of a temporary sales office approved in compliance with either Subsection 18.640.110.A or Subsection 18.440.030.C. Response: The applicant is requesting approval for a separate temporary sales office, as shown on the Model Home & Sales Office Plan, Sheet 9 in Exhibit E, in compliance with Subsection 18.640.110.A. C. Owner authorization and performance bond. The temporary use application for the sales office or model home must include authorization from the owner, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance pursuant to Paragraph 18.640.110.D.2. The applicant must post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. Response: The temporary use applications for the sales office complex and model homes includes authorization from the owner for the city to enter the property and take necessary actions if the units are declared a nuisance pursuant to Paragraph 18.640.110.D.2. The applicant will post a performance bond in favor of the city in the amount designated in the temporary use approval. D. Removal of model home or temporary sales office . 1. If final plat approval is not obtained prior to the expiration of the preliminary plat approval, each model home or temporary sales office must be removed and the property restored and made safe by the applicant or owner. This must occur no later than 60 days after the expiration of the preliminary plat. 2. A model home or temporary sales office not removed in compliance with Paragraph 18.640.110.D.1 will be declared a nuisance. The city will enter the property and abate the nuisance by taking such actions as are necessary to demolish and remove the structure(s) in compliance with the owner authorization and performance bond required in Subsection 18.640.110.C. Response: The applicant understands and accepts the removal standards of 18.640.110.D. The final plat is intended to be obtained prior to the lapse of the preliminary plat. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 49 PART 18.700 LAND USE APPLICATIONS AND REVIEW TYPES 18.710 LAND USE REVIEW PROCEDURES 18.710.010 Purpose The purpose of this chapter is to establish a standard review procedure for land use applications. This chapter is intended to make the land use review process clear and understandable, to facilitate timely review by the city, and to enable the public to participate in the local land use decision- making process. 18.710.30 General Provisions A. Pre-application conference. A pre-application conference is required for all Type II and Type III applications, except for Home Occupations, Extensions, and Complex Tree Removals. The Director may waive the requirement for a pre -application conference. Legislative actions are exempt from a pre-application conference. Response: A pre-application conference was held on February 22nd, 2024 to meet the requirements of this subsection. A copy of the pre-application conference notes is provided in Exhibit C. B. Neighborhood meetings. A prospective applicant must hold a neighborhood meeting prior to filing the following applications: comprehensive plan map amendment (quasi-judicial), conditional use, major modifications, planned development review, sensitive lands review (Type II and III), site development review (Type II), subdivision, and zoning map amendment (quasi -judicial). 1. The location of the meeting must be open to the public and accessible in compliance with the Americans with Disabilities Act. The facility must be located as close to the proposed development site as possible. 2. The meeting must be held in the evening on a Monday through Thursday. 3. The prospective applicant must provide a written and posted notice for the meeting. a. A written notice to the city's interested parties list and property owners within 500 feet of the proposed development site must be mailed not less than two weeks but no more than four weeks from the date of the meeting. The notice must include: i. Description and location of the proposal; ii. Applicant contact information; iii. Date, time and location of the meeting; and iv. A vicinity map that clearly identifies the property or properties included in the proposal. b. A notice must be posted at the proposed development site, not less than two weeks but not more than four weeks from the meeting date, in a location where the notice is visible from each street frontage. The notice must include: i. Description and location of the proposal; ii. Applicant contact information; iii. Date, time and location of the meeting; and iv. A vicinity map that clearly identifies the development site included in the proposal. c. The prospective applicant must complete an affidavit of mailing and posting of the notice. 4. At the meeting, the prospective applicant must: a. Read the "Statement of Purpose" letter provided by the city to the attendees; b. Present the proposal, including at least a site plan; c. Provide a handout with a contact name and phone number; and d. Provide a sign in sheet to document the names and addresses of all individuals who attend the meeting and take meeting minutes of all comments, concerns, and issues raised at the meeting. 5. The affidavits, meeting minutes, and other meeting materials must be submitted to the city with the application. Response: A neighborhood meeting for this application was held on June 13th, 2024. A copy of the mailed neighborhood meeting letter, mailing list, affidavits of mailing and posting, meeting minutes, and presentation are provided in Exhibit D. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 50 C. Application submittal. 1. Applications may be initiated by: a. All of the property owners or, contract purchasers of the subject property, or any agent authorized to represent the property owners or contract purchasers. Easement holders are not considered owners for this section. If the subject property was divided wi thout a partitioning or subdivision approval required by law at the time of the division, an application for approval of the land division may be filed by the owner, contract purchaser or representative of one of the units of land created by the division; b. The Director; c. Tigard City Council; d. Tigard Planning Commission; or e. A public entity that has the right of eminent domain for projects the entity has the authority to construct. 2. Multiple applications for a single proposed development will be consolidated unless the applicant specifies otherwise in the application. A concurrent application review consolidates the review of multiple applications into a single review process. The applications will be processed using the highest review type required for any part of the proposed development. 3. The application must include, at a minimum, the following items. The Director may waive items listed if they are not applicable to the proposed application. a. Application form, including signature(s) of the property owner or public agency initiating the application. b. Deed, title report, or other proof of ownership. c. Detailed and comprehensive description of existing site conditions, all existing and proposed uses and structures, including a summary of all information contained in any site plans. d. Narrative that demonstrates how the proposal meets all applicable approval criteria, regulations and development standards. e. Site plans, landscape plans, grading plans, elevation drawings, preliminary plat, final plat, or similar to scale. f. Any other materials required by a specific land use application. g. Any required service provider letters, including but not limited to clean water services, waste disposal company, or other entity. h. Any required studies or reports, including but not limited to a traffic impact analysis, wetland delineation report, or geotechnical report. i. Copy of any existing and proposed restrictions or covenants. j. Payment of all fees, based on the fee schedule in effect at time of submittal, as adopted by city council. k. Copy of the pre-application conference notes, if applicable. l. Copy of the mailed neighborhood meeting letter, the mailing list, affidavits of mailing and posting, copy of the meeting sign-in sheets, meeting minutes, and any handouts provided at the meeting, including the site plan, if applicable. Response: The applicant is requesting approval of a Planned Development (Conceptual Plan Review and Detailed Plan Review), associated Tentative Subdivision, Sensitive Lands Review, Temporary Use Permits and an Early Grading authorization. All required materials to support this request are included in this submittal which is initiated by the authorized agents of the property owners. D. Application completeness. 1. When the application is accepted, the Director will review the application for completeness. If the application is incomplete, the Director will notify the applicant of exactly what information is missing within 30 days of receipt of the application and allow the applicant to submit the missing information. 2. The application will be deemed complete upon the receipt of: a. All of the missing information; Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 51 b. Some of the missing information and a written notice from the applicant that no other information will be provided; or c. Written notice from the applicant that none of the missing information will be provided. 3. If the applicant does not submit the missing information or provide written notice that no additional information will be provided, the application will be deemed void on the 181st day after submittal. Response: The applicant is aware of the completeness requirements and will follow the procedures to deem the application complete. 18.710.040 Type of Reviews A. General. This section defines the review types and establishes the approval and appeal authority for each. B. Review types defined. There are four review procedure types: Type I, Type II, Type III, and Legislative. Table 18.710.1 contains the city's land use application types and associated review types. The review types are defined as follows: 3. Type III procedures apply to land use applications that are governed by approval criteria that require the exercise of discretion and judgment and about which there may be broad public interest. Type III applications are decided by the Hearings Officer (Type III -HO) or the Planning Commission (Type III-PC) with appeals to the City Council. Type III-Modified are decided by the City Council with a recommendation from the Planning Commissio n. Response: This application is for a consolidated planned development which requires discretionary review by Planning Commission, therefore the Type III criteria is applicable. 18.710.070 Type III Procedure A. Notice of hearing. 1. A notice of hearing must be provided as follows: 2. A mailed notice of hearing must include: Response: It is the City’s responsibility to mail the notice to the required parties and comply with the above requirements. 3. A posted notice of hearing must include: a. An explanation of the application, including case number and the proposed use or uses that could be authorized; b. A description of the proposed development site, including street address, map and tax lot number, or other easily understood geographical reference to the proposed development site and zoning designation; c. List of criteria and development standards applicable to the application; d. Include the name and the telephone number of the city contact person to obtain additional information; e. State the date, time, and location of the hearing; f. State that a copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and that copies may be provided at a reasonable cost; and g. State that a copy of the staff report will be available for inspection at no cost at least seven days prior to the hearing, and that a copy may be provided at a reasonable cost. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 52 Response: The fee for mailing labels will be paid upon notification of application completeness. The applicant will post a notice of the hearing on the site at least 10 business days prior to the hearing. The applicant will prepare an affidavit of posting concerning such notice and will submit the affidavit as part of the administrative record as required. B. Hearing requirements. Hearings before the appropriate approval authority, as provided in Table 18.710.2, will be conducted in compliance with the quasi-judicial hearing requirements in Section 18.710.100 C. Decision requirements. The approval authority will approve, approve with conditions or deny the requested application based on the applicable approval criteria and development standards. D. Notice of decision. Notice of decision must be mailed to the applicant and to all parties of record within seven days after the decision is filed by the approval authority with the director. The notice must be provided in compliance with Subsection 18.710.060.C.2 and C.3. E. Final decision and effective date. The decision of a Type III application is final for purposes of appeal on the date the notice of decision is mailed. The decision is effective on the day after the appeal period expires, unless an appeal is filed. Response: The above hearing and notice criteria are procedural and will be fulfilled by City staff. 18.770 PLANNED DEVELOPMENTS 18.770.010 Purpose Response: The applicant is requesting approval of a planned development on a site zoned RES-C. The proposed planned development provides rowhouses and detached small form residential dwellings increasing the housing diversity available in the River Terrace community and designed to enhance walkability and accessibility and protect sensitive lands and natural resources. 18.770.020 Applicability This chapter applies to all proposed or existing planned developments. (Ord. 18 -28 §1) Response: The applicant is proposing a consolidated planned development; therefore, the standards of this chapter apply to the proposal. 18.770.030 General Provisions A. Planned development review is a voluntary process. B. Planned development approval is required to establish a new planned development or to substantially redevelop an existing planned development. Substantial redevelopment is defined as a proposal that involves substantial changes to uses, structures, site improvements, operating characteristics, or original findings of fact. C. An applicant may choose to submit a single consolidated planned development application or two consecutive planned development applications consisting of a concept plan application and a detailed plan application. Response: The applicant is requesting approval of a consolidated planned development. D. The proposed development must comply with all applicable development standards and requirements of this title, except as specifically adjusted through the planned development approval process. Planned development review satisfies the requirements for site development or conditional use review and a separate site development, conditional use, or adjustme nt application is not required. Response: The planned development application addresses the applicable development standards and requests adjustments to certain standards as noted in Chapter 18.910 below. The Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 53 adjustments requested through the planned development process can be seen in the response to Section 18.770.040.B – Flexibility Request. E. If sensitive lands review is required, a sensitive lands application must be submitted concurrently with a consolidated or detailed plan application. A sensitive lands application may not be submitted concurrently with a concept plan application. Response: The project site includes areas identified as sensitive lands; therefore, a sensitive lands application is submitted concurrent with this consolidated planned development. A detailed plan is included in this submittal as Site Plan Sheet 7 in Exhibit E. The sensitive lands criteria are address in Section 18.510 of this report with supporting CWS Service Provider Letter provided in Exhibit G and Wetland Delineation and DSL Concurrence Letter provided in Exhibit K. F. If land division is proposed, a subdivision or land partition application must be submitted concurrently with a consolidated or detailed plan application. A subdivision or land partition application may not be submitted concurrently with a concept plan application. Response: An application for a subdivision is submitted concurrent with the consolidated planned development application. G. If the proposed development has more than one base zone designation, density and floor area standards are calculated for each base zone as provided by this title. Response: The proposed development is zoned for RES-C. Density calculations for each base zone are provided in the response to Section 18.40.040 – Residential Density. H. Density and floor area allocations and increases allowed with planned development approval are as follows: 1. Minimum density and floor area may be allocated anywhere on the site regardless of the underlying base zone designation. 2. Maximum density and floor area may be increased subject to the limitation of Subparagraph 18.770.060.B.10.b. Response: The applicant is not proposing to increase density or floor area allocations. I. Uses and housing types allowed with planned development approval are based on the underlying zoning as follows: 1. Residential zones. All housing types and civic uses are allowed. Commercial uses not allowed by the underlying base zone may be allowed where appropriately located, designed, and scaled. 2. Commercial zones. Apartments and civic uses not allowed by the underlying base zone may be allowed where appropriately located, designed, and scaled. 3. Industrial zones. No additional uses are allowed beyond what is allowed in the applicable base zone. Response: The subject property is zoned RES-C. The planned development provides 68 small form residential homes and 13 townhomes. J. The following development standards may not be adjusted with planned development approval: 1. Minimum density or minimum floor area ratio. 2. Maximum parking ratio. 3. Any development standard that contains an express prohibition. Response: The proposed planned development application does not seek to adjust any of the items listed above. K. Planned development approvals may not adjust the items listed in Paragraph 18.715.020.B.2 through 6. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 54 L. Planned development approvals may be modified as allowed by Chapter 18.765, Modifications. (Ord. 18-28 §1) Response: The planned development does not seek to adjust any of the items listed in Section 18.715.020.B. – Prohibited Adjustments. The applicant is not requesting to modify an approved planned development. 18.770.040 Required Analysis In addition to the submittal requirements in Paragraph 18.710.030.C.3, a consolidated or concept plan application must include the information listed below. The graphic illustrations must adequately demonstrate the required information. Examples of graphic illustrations include, but are not limited to, the following: maps, site plans, massing studies, elevation drawings, photo simulations, and digitally created 3-dimensional drawings. Manually created artistic renderings are usually not adequate on their own to illustrate the required information. A. Proposal summary. A written description and graphic illustration of the planned development proposal with enough specificity to convey the overall land use pattern, development scale, circulation network, and housing types and densities. The description must include a statement about the planning objectives to be achieved by the proposal and why the applicant believes the public benefits from the proposal are sufficient to warrant the type and amount of flexibility requested. Response: The goal of the proposed planned development is to implement the vision of the River Terrace Community Plan by providing a mix of housing options, and future street and trail networks. The planned development would provide 13 small form residential homes and 68 townhomes, both of which are allowed uses in the RES-C zone. This provides for a density of 81 units, which meets the minimum requirement for the site. The Small Form Residential and Rowhomes will have a variety of lot sizes to provide options for diverse income ranges, along with two product types for the Small Form Residential to help reach wider market needs. The proposed homes are also designed to meet the supplemental Architectural Design Standards of section 18.640.070.E, and include design details like front porches, gables, and roof and wall offsets. The proposed density and home types meet the intent of the River Terrace community and complement the existing surrounding neighborhoods uses. The circulation network of the site provides new internal roads, connects to existing off-site streets and plans for future street connections to abutting sites. The proposed development provides an extension of the neighborhood route, SW Woodhue as identified on the River Terrace Community Plan which will intersect with SW April Lane/161st Avenue via a new roundabout, which was also designated for the site. The River Terrace Community Plan designates the River Terrace Trail to enter the site from the North and continue southeast of the subject property into the abutting River Terrace Crossing neighborhood. The proposed development provides the trail corridor beginning below the roundabout, which will continue south along the onsite stormwater facility and east to a private open space with benches, and then terminate at the adjacent River Terrace Crossing Park. This trail network will eventually provide a connection from SW Scholls Ferry Road to the north and Westside and Tonquin Trails to the south. Along with the trail and landscaped open spaces with seating, a stormwater facility is also proposed which provides both necessary infrastructure and open space for the development. The facility will detain and treat onsite stormwater and provide habitat and visual interest within the facility such as gabion walls and snags. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 55 As discussed above, the public benefits this planned development would provide are a segment of the River Terrace Trail and roundabout as identified in the River Terrace Community Plan, along with a stormwater facility that doubles as necessary infrastructure and public open space and wildlife viewing area. These benefits balance the requested dimensional and development modifications that the applicant is seeking through this planned development process, see below. B. Flexibility request. A detailed written description of all proposed adjustments to development standards and the reason for each proposed adjustment. The description must be accompanied by professional studies or analyses as needed to adequately support the reason for each proposed adjustment. The description must also include a table that lists each applicable development standard and the associated proposed standard in a side-by-side column format. Response: The applicant is requesting adjustments to certain development and dimensional standards with the planned development application. The requested adjustments and associated analysis support the provision of 81 rowhouses and small form residential homes as well as a public trail corridor, stormwater facility and open space tracts throughout the development. The applicant requests to adjust the following standards: • Minimum Lot size- Adjust the minimum lot size for Small Form Residential from 5,000 sq ft to 4,500 sq ft. and for Rowhomes from 1,250 sq ft to 1,100 sq ft • Maximum Lot Size- Adjust the maximum lot size for Proposed Rowhomes from 1,750 sq ft to 2,400 sq ft, and for Small Form Residential from 6,250 sq ft to 8,500 sq ft. • Minimum Lot Width- Adjust the minimum lot width for Proposed Rowhomes from 20 ft wide to 16 ft, and for Small Form Residential from 50 ft to 47 ft. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 56 Table 5. Planned Development Adjustments to Dimensional and Development Standards RES-C zone Rowhome Standards Proposed Rowhomes Small Form Residential Standards Proposed Small Form Residential Min. Lot Size (sq ft) 1,250 1,100 5,000 4,500 Max. Lot Size (ft) 1,750 2,400 6,250 8,500 Minimum Lot Width (ft) 20 16 50 47 Minimum Setbacks (ft) Front 15 15 10 10 Street side 15 15 10 10 Side 5 0/5 5 5 Rear 15 0/15 15 15 Garage N/A N/A 20 20 Maximum Setbacks (ft) Front 20 20 N/A N/A Street side 20 20 N/A N/A Maximum Height (ft) 35 35 35 35 Maximum Lot Coverage 80% 80% 80% 80% Minimum Landscape Area 20% 20% 20% 20% Overlook at River Terrace- Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 57 C. Public benefits proposal. A detailed written description of all proposed public benefits. The description must be accompanied by drawings, plans, or details as needed to convey the location, size, and overall nature of each public benefit. Public benefits include features, amenitie s, or protections that in some way exceed the minimum standards of this title to the benefit of the general public or planned development users. Response: Overlook at River Terrace is approximately 18 acres and is located in the south portion of the River Terrace plan area. The planned development includes many features that provide public benefit and enhance the surrounding community which has been designed to integrate into the River Terrace community. The River Terrace Community Plan designates transportation facilities for the site which are proposed to be developed, including a segment of the SW River Terrace Trail- a 12-foot-wide ADA accessible multi-use trail that provides pedestrian and bicycle connection from SW April Ln/161st Ave and continues offsite to 150th Avenue to the southeast. Street connections through the site include new local roads, and an extension of the neighborhood route SW Woodhue St which will intersect with SW April Ln/161st Avenue at a proposed roundabout as designated in the River Terrace Community Plan. Pedestrian and vehicular circulation through the development is illustrated on t he Circulation Plan, Sheet 16 in Exhibit E. The planned development includes 68 small form residential homes and 13 townhomes in a range of lot sizes to accommodate diverse housing needs, which aligns with the vision of the River Terrace community. The architecture for the homes goes beyond the required design standards of the housing type by meeting the River Terrace Design standards for Rowhouses and Small Form Residential. These elevations will provide enhanced articulation, design details, and façade materials to better integrate with the surrounding community. Typical lot details can be found on the site plan on Sheet 7 in Exhibit E. A stormwater facility is proposed for the southwest corner of the development and follows the natural drainage pattern of the site. This facility will provide both necessary infrastructure and open space for the development by treating and retaining stormwater while supporting a natural habitat for wildlife and scenic viewing opportunities for residents and trail users. These plans can be found on Sheets L2.01-L2.04 in Exhibit E. Private open space for residents of the neighborhood is also provided along the southern edge of the Significant Tree Grove, which will include benches and additional native plantings in order to better integrate the open space with the natural resource. Benches placed here also provides views of the surrounding valley. See details on the Open Space Landscape Plan on Sheet L2.01 in Exhibit E. D. Environmental analysis. A written description and graphic illustration of the relationship between the planned development proposal and any existing natural features on the site. The description and illustration must explain how the proposal addresses any existing sensitive lands , significant tree groves, land forms, or other natural features on the site. Response: The project site includes several natural features that were taken into consideration with development of the plan- a Significant Tree Grove, Steep Slopes and a DSL delineated wetland. The steep slopes occur in the NW corner of the site, the wetland is located in the southwest corner due to the drainage pattern of the site, and the significant tree grove Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 58 is located in the eastern portion of the site. The Wetland was determined to be jurisdictional to the Department of State Lands and will require a Removal-Fill permit which will be applied for concurrent with this land use application. This application includes a Sensitive Lands Review, discussed herein, and an Arborist report included in Exhibit H. These sensitive lands are shown on the Existing Conditions Sheet 2, the Tree Preservation Plan on Sheets 17.1-17.7, all in Exhibit E. The Preliminary Site Plan on Sheet 7, Preliminary Grading Plan on Sheet 11, and Tree Canopy Site Plans on Sheets L1 and L2 all in Exhibit E detail how the site is addressing the sensitive lands within the proposed development. E. Compatibility analysis. A written description and graphic illustration of the relationship between the planned development proposal and the surrounding community. The description and illustration must explain how the proposal integrates with and responds to existing development p atterns through a discussion about the arrangement, location, and massing of all proposed buildings, uses, and site improvements, including streets and paths. Response: The proposed planned development, Overlook at River Terrace, is designed to integrate into existing development adjacent to the site and within the River Terrace Community Plan Area. Standard sized front loaded small form residential detached lots, averaging approximately 5,000 square feet, are proposed throughout the plan area. Rowhome lots averaging 1,700 square feet are proposed to front SW April Ln/161st Avenue and will be accessed by a private alley, similar to other rear loaded rowhomes within the River Terrace Community. The density of the site is above the required minimum and follows a similar pattern to the adjacent neighborhoods. The proposed development provides a transition to future development sites in River Terrace 2.0, which are located south and west of the subject site. River Terrace 2.0 intends to provide 20 dwelling units per acre and will allow a greater variety of housing such as Missing Middle home types like rowhouses and cottages. Overlook at River Terrace will include rowhouses as a missing middle type and a range of lot sizes for small form residential homes. See the Site Plan on Sheet 7 in Exhibit E for illustration. The residential uses of the subject site are also complementary to the adjacent Art Rutkin Elementary School, which future residents of Overlook at River Terrace will benefit from this proximity. The street network for the proposed planned development will primarily be served by new local roads and will have a main entrance from an extension of the neighborhood route, SW Woodhue St. The SW Woodhue St extension will intersect with SW April Ln/161st Avenue at a new roundabout, which will provide two additional connections to future streets providing access to the north. Future street profiles are included in this application for offsite street improvements to be constructed by future developers. This will help facilitate more seamless development of adjacent neighborhoods. Pedestrian and bicycle connections are also proposed for the site to offer multi-modal, active transportation options for the neighborhood. A segment of the River Terrace Trail will connect corridors already constructed to the north and south and ultimately provide a connection from Scholls Ferry Road to 150th Avenue just north of Beef Bend Road. See the Circulation Plan on Sheet 15 and Future Street Profiles on Sheets 18.1-18.6 in Exhibit E for illustration. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 59 The trail segment leads to the onsite Significant tree grove, which is integrated with the proposed development. The majority of the tree grove is retained in order to preserve this natural resource and provide a visual amenity to the residents. Additional native plantings are provided at the southern boundary along with benches so that residents can enjoy the grove and the views of the surrounding valley. F. Land use analysis. A detailed written description that demonstrates the need for or benefit of any civic or commercial uses proposed in a residential zone or civic or residential uses proposed in a commercial zone where not allowed in the underlying base zone. The description must be accompanied by professional studies or analyses as needed to adequately support the proposed land uses. The description must also include a table that lists each proposed land use category by location. Response: This is an application for a residential Master Planned development on land zoned for residential, therefore a Land Use analysis is not required. G. Impact identification. A detailed written description of the impacts of the planned development proposal on adjacent properties or the surrounding community that would not occur if the site developed without a planned development approval. If impacts exist, the description must include a detailed mitigation proposal where practicable. (Ord. 18-28 §1) Response: The applicant does not anticipate the proposed planned development to have any impact on the surrounding community that would not otherwise occur without a planned development. All uses proposed with the planned development are allowed within the base zones established for the site. The site plan has been developed to integrate into the surrounding area, with a compatible density to the adjacent established residential neighborhood. Properties to the north, west and east of the site are within the River Terrace Plan area and either will be or have been developed to comply with the River Terrace Community plan using the planned development or subdivision procedure. Additionally, the proposed plan is providing the planned public improvements within River Terrace Community Plans and Maps. The property to the south is within the River Terrace 2.0 planning area, for which the City is currently working to develop a community plan. The proposed development impacts areas to the south by increasing its development potential through construction of planned utility and road improvements to the southern property boundary. 18.770.050 Approval Process A. A consolidated planned development application is processed through a Type III -PC procedure as provided in Section 18.710.080. B. A consecutive planned development submittal involves two separate applications. 1. A concept plan application is processed through a Type III-PC procedure as provided in Section 18.710.080. A concept plan approval must be effective prior to the submittal of a detailed plan application. 2. A detailed plan application is processed through a Type II procedure as provided in Section 18.710.060, unless the concept plan approval authority specifies a different review procedure as a condition of concept plan approval. Response: The applicant is requesting approval of a consolidated planned development application. This will be processed through a Type III – PC procedure as required above. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 60 18.770.060 Approval Criteria A. Consolidated planned development. The approval authority will approve or approve with conditions a consolidated planned development application when all of the following criteria are met: 1. All concept plan approval criteria listed in Subsection 18.770.060.B are met; and Response: The approval criteria listed in Subsection 18.770.060.B are addressed in the following section. 2. Adequate public facilities are available to serve the proposed development at the time of occupancy. Response: The attached Preliminary Utility Plans, Sheets 12-14 in Exhibit E, and the Circulation Plan, Sheet 15 in Exhibit E, demonstrate the provision of adequate infrastructure in compliance with the infrastructure master plans for River Terrace. B. Concept Plan. The approval authority will approve or approve with conditions a concept plan application when all of the following criteria are met: 1. The information and analysis required by Section 18.770.040 is sufficiently detailed and of high enough quality to effectively evaluate the proposed development; Response: Detailed responses and analysis as required by Section 18.770.040 have been provided by the applicant in this statement. 2. The characteristics of the site are suitable for the proposed development considering size, shape, location, topography, and natural features. Response: The subject site is within the River Terrace Plan Area and was identified as a location for Medium Density Residential, which permits small form residential and rowhomes. The site is connected to surrounding development through connections to SW April Ln/161st Avenue and SW Woodhue St. Design for the development took into consideration the sensitive lands located on the northwestern and eastern portion of the site and is proposing a site layout that reduces the impact to these areas. 3. The proposed development is reasonably compatible with and thoughtfully integrated into the surrounding community; Response: The planned development is designed to integrate into existing development adjacent to the site and the greater River Terrace Community. Rowhomes averaging approximately 1,700 sq ft, are proposed in a western portion of the site and small form residential lots averaging approximately 5,000 sq ft are proposed for the rest of the project site. These lot sizes and home types are similar to the surrounding sites and provide continuity throughout the community. The site also includes a Significant Tree grove, the majority of which is retained in order for the proposed development to better integrate with the surrounding environment. Street connections through the site include extensions of SW Woodhue St and SW April Ln/161st Avenue. SW April Ln will include the River Terrace multi-modal trail corridor, which will connect segments already constructed to the north and south ultimately providing a connection from Scholls Ferry Road to 150th Avenue just north of Beef Bend Road. The remaining street improvements to this project will be local roads and a private alley to serve the proposed rowhomes. Future street profiles are also included in this application to help facilitate more seamless construction of surrounding sites. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 61 4. The proposed development includes features, amenities, or protections that exceed the minimum standards of this title to the benefit of the general public or planned development users, and the proposed benefits are sufficient to warrant the type and amount of development flexibility requested; Response: The proposed plan exceeds the minimum standards of this title and seeks to implement the vision of the River Terrace Community Plan by providing a mix of housing options with rowhouses and small-form residential. The planned development will provide public benefits of a trail corridor, park, and stormwater facility and open space, which help balance the requested modifications to the development and dimensional standards. The River Terrace Trail is proposed to travel along the eastern side of SW April Ln/161st Avenue and will ultimately connect to segments already constructed to the north and east, creating a complete corridor from Scholls Ferry Road to 150th Avenue north of Beef Bend Road. The on-site multi-modal trail corridor includes a 12-foot meandering multi-use pathway and 4-feet of landscaped area on each side. The multi-modal trail corridor and pedestrian connections in the planned development provide safe and efficient pedestrian access throughout the site and to adjacent neighborhoods and neighborhood park. The applicant is proposing additional native plantings and benches adjacent to the Significant Tree grove in order to provide a private amenity for the residents of the proposed neighborhood. The grove also acts as a natural buffer from the surrounding development. A stormwater facility for on-site mitigation and treatment will be located in the southwestern corner of the site and offer an additional open space amenity. 5. The streets, buildings, and site improvements of the proposed development are designed and located to preserve existing, healthy, and noninvasive trees and tree groves to the greatest extent possible; Response: There is one existing significant tree grove on the site located along the southeastern boundary. The applicant is proposing to preserve at least 50% of the grove, minimizing impacts to that portion of the site. A Sensitive Lands review is included in this application, along with the Tree conservation plans included as Sheet 17.1-17.7 in Exhibit E and the Urban Forestry Report in Exhibit H. 6. The streets, buildings, and site improvements of the proposed development are designed and located to preserve all natural drainages to the greatest extent possible, except where the applicant has demonstrated that modifying a natural drainage results in the same or better environmental function as the existing drainage; Response: The project site includes an existing wetland where the applicant is proposing a stormwater facility to utilize the natural drainage pattern of the site, which slopes from northeast to southwest. Proposed grading will help facilitate the continuation of this natural drainage pattern. See the Preliminary Grading sheet 11 in Exhibit E. A Removal-Fill permit from the Department of State Lands will be required for construction of this stormwater facility subsequent to land use approval. 7. Any impacts from the proposed development are mitigated to the extent practicable; Response: Any impacts from the proposed development have been mitigated to the extent practicable. The development includes construction of a stormwater facility to catch and treat stormwater runoff from the site. The development also builds transportation improvements planned on or adjacent to the property, including a segment of the River Terrace Trail and Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 62 Roundabout, all of which has been designed to fit within the boundaries of the site (NOTE: The roundabout was planned affecting properties to the north and northwest which are not part of the development proposal. The Applicant has agreed to shift the full roundabout onto the subject property to allow for its construction with this project). The applicant has also maintained access of the existing driveways on the northern property line. The majority of the on-site Significant Tree Grove has also been retained and additional native plantings and benches will be provided along the southern boundary of the grove. Additionally, retention of the existing driveways to the north and protection measures for existing trees adjacent to the Woodhue Street extension in the northeast corner of the site will mitigate development impacts to the abutting properties to the north. The gated access on April Lane will also mitigate development impacts to the surrounding properties until April Lane can be improved to adequately serve the future development of the area 8. The city engineer has determined that any adjustments to street or access standards do not result in unsafe conditions; Response: The applicant has had multiple coordination meetings with the city engineer who has given preliminary approval to proceed with the submittal of the street designs as they do not result in unsafe conditions. Design exceptions for certain public work standards are being submitted concurrent to this application and will be reviewed by city Engineer for safety and approval. 9. The proposed development complies with all applicable development standards and requirements of this title, except as adjusted through this approval process; and Response: This document addresses all applicable development standards and requirements on this title. Any adjustments requested are addressed as a part of the planned development approval. 10. The proposed development is within the following limits: a. Maximum building height may be increased by up to 50 percent, b. Maximum density or floor area may be increased by up to 30 percent, and c. Minimum landscape area may be reduced down to 10 percent. Response: The proposed modifications fall within the above limits. The applicant is requesting adjustments to the Minimum and Maximum Lot sizes, and Minimum Lot widths as detailed above. C. Detailed plan. The approval authority will approve or approve with conditions a detailed plan application when all of the following criteria are met: 1. The proposed detailed plan is substantially consistent with the approved concept plan; 2. The proposed detailed plan complies with all applicable development standards and requirements of this title, except as adjusted or conditioned through the concept plan approval process; and 3. Adequate public facilities are available to serve the proposed development at the time of occupancy. Response: The applicant is requesting consolidated planned development review through a Type III-PC procedure. This document provides findings addressing the plan’s conformance with the application standards and requirements of this title. Public facilities review will ensure that adequate public facilities will be available to serve the development at the time of occupancy. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 63 18.770.070 Conditions of Approval The approval authority may impose conditions of approval that are suitable and necessary to ensure that the consolidated or concept plan proposal is consistent with the purpose of this chapter as embodied by the approval criteria listed in Subsections 18.770.060.A and B. Conditions may include but are not limited to the following: A. Requiring design features that minimize environmental impacts; B. Limiting building height, size, or location; C. Requiring higher quality materials or building design; D. Requiring open space, public spaces, or community amenities; E. Requiring separation or screening of uses, buildings, off-street parking areas, or service areas from public spaces or adjacent uses; F. Requiring separation or screening of private residential spaces from public spaces or adjacent uses; G. Requiring pedestrian access within the development and between the development and the surrounding community; H. Requiring pedestrian-oriented design features such as building awnings, first-story windows and entries, or street-facing facades; I. Limiting or otherwise designating the size, number, or location of vehicle access points; or J. Limiting or otherwise designating the location, intensity, and shielding of outdoor lighting. Response: The applicant understands that the approval authority may impose conditions of approval on the proposed consolidated planned development application. PART 18.800 LOT CREATION AND MODIFICATION 18.805 LOT STANDARDS 18.805.010 Purpose. The purpose of this chapter is to provide standards for the creation or modification of lots. 18.805.020 Applicability. The standards of this chapter apply to new lots that are created through a partition or subdivision and to existing lots that are reconfigured through a lot line adjustment or lot consolidation. Additional lot standards may apply to certain types of uses or development as provided in this title. Response: The applicant is applying for a Planned Unit development and subdivision and is therefore subject to the lot standards of this section. 18.805.030 Residential Lot Standards. A. Lot size. Dimensional standards for lots created or configured for residential development are provided in Table 18.805.1 for all zones where residential development is allowed. Table 18.805.1 Development Standards for Residential Lots by Housing Type Proposed Development standards for Rowhouses and Small Form Residential Standard RES-C Overlook at River Terrace Minimum Lot Size (ft) Rowhouse 1,250 1,100 Small Form Residential 5,000 4,500 Maximum Lot Size (sq ft) Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 64 Rowhouse 1,750 2,400 Small Form Residential 6,250 8,500 Minimum Lot Width (sq ft) Rowhouse 20 16 Small Form Residential 50 43 Response: The applicant is requesting adjustments to the Development Standards for the Rowhouse and Small Form residential homes proposed for the site. These adjustments are allowed through the planned development procedure which is included in this application. The Typical Lot Details are included in this submittal on the Site Plan on Sheet 7 in Exhibit E. B. Lot shape. Each lot for quad, rowhouse, or small form residential development must be rectilinear in shape with straight side lot lines at right angles to front lot lines, and straight rear lot lines parallel to front lot lines, except where not practicabl e due to location along a street radius or because of existing natural features or lot lines. Side and rear lot lines that are segmented must not contain cumulative lateral changes in direction that exceed 10% of the distance between opposing lot corners, as measured using the process of Subsection 18.40.060.C. Response: All lot shapes in the proposed planned development are rectilinear. See the Site Plan on Sheet 7 in Exhibit E for compliance. C. Lot frontage. Each lot must have a minimum of 40 feet of frontage on a public or private right -of- way, except for the following types of lots: 1. Flag lots and rowhouse lots must have a minimum of 15 feet of frontage on a public or private right-of-way; 2. Lots with curved frontages along cul-de-sacs or eyebrows must have a minimum of 20 feet of frontage on a public or private right-of-way as measured along the arc of the front lot line; and 3. Lots at the terminus of a private street must have a minimum of 20 feet of frontage on a private right-of-way. Response: All lots for the proposed planned development meet the minimum lot frontage standard. See the Site Plan on Sheet 7 in Exhibit E for compliance. D. Flag lots. Flag lots may only be created or configured through the provisions of Chapter 18.810, Lot Line Adjustments And Lot Consolidations or Chapter 18.820, Land Partitions. Flag lots are subject to the following: 1. The minimum lot width and depth of a flag lot is 40 feet and is measured as provided in Section 18.40.080, and 2. Any lot line may be designated as the front lot line provided that no side setback is reduced to less than 10 feet. Response: The site does not include or propose any flag lots; therefore, the above criteria is not applicable. 18.830 SUBDIVISIONS 18.830.020 General Provisions Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 65 A. Conformance with state statute. All subdivision proposals must comply with all state regulations as provided in ORS Chapter 92, Subdivisions and Partitions. Response: The applicant requests approval of a planned development subdivision; therefore, the requirements of this section apply. The Preliminary Plat is provided on Sheet 10 in Exhibit E. Upon approval of this application, a final plat will be prepared in compliance with any relevant conditions of approval. B. Lot Averaging. Lot area or width may be reduced to allow lots less than the minimum applicable standard provided the average lot area or width for all lots in the subdivision is not less than that required. All lots created under this provision must be at least 80 percen t of the minimum required lot area or width. Response: This application is not proposing to utilize lot averaging to reduce area or width. Modifications are proposed throughout the Planned Development provisions. C. Temporary Sales Office. Temporary sales offices in conjunction with any subdivision may be granted as provided in Chapter 18.440, Temporary Uses. Response: A Temporary Sales Office is proposed, along with two (2) model homes, all of which are being applied for through Temporary Use permits included with this application. Compliance with Chapter 18.640 is demonstrated in a previous section of this report. D. Minimize flood damage. All subdivision proposals must be consistent with the need to minimize flood damage. Response: The proposed grading of the site is designed to minimize flood damage. See the Preliminary Grading Sheet 11 in Exhibit E, and Preliminary Stormwater Management Plan on Sheet 13 in Exhibit E. E. Special flood hazard area dedications. Where land filling or development is allowed within and adjacent to the special flood hazard area outside the zero -foot rise floodway, the city will require the dedication of sufficient open land area for a greenway adjacent to and within the special flood hazard area. This area will include portions at a s uitable elevation for the construction of a path, sidewalk, or trail within the special flood hazard area as provided in the adopted trails plan or transportation plan Response: There are not any Special flood hazard areas located on the project site- therefore this criterion is not applicable. F. Need for adequate utilities. All subdivision proposals must have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Response: The Preliminary Utility Plans, Sheets 12 through 14 in Exhibit E, shows the proposed public utilities and facilities designed to adequately serve the site. G. Need for adequate drainage. All subdivision proposals must have adequate drainage provided to reduce exposure to flood damage; Response: The Preliminary Utility Plans, Sheets 12 through 14 in Exhibit E, shows the proposed storm drainage system, which has been designed to follow existing drainage patterns to provide adequate storm drainage capacity to serve the subdivision. Preliminary sizing Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 66 calculations and stormwater facility details are provided in the Water Quality and Detention Analysis in Exhibit J. H. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it must be generated for subdivision proposals and other proposed developments which contain at least 50 lots or 5 acres (whichever is less). Response: The subject site does not include flood areas; therefore, this standard is not applicable. I. Prohibition on sale of lots. Sale of lots created through the subdivision process is prohibited until the final subdivision plat is recorded. Response: No lots will be sold prior to recording the final subdivision plat. J. Prohibition on flag lots. The creation of flag lots through a subdivision is prohibited. Response: This subdivision will not result in the creation of flag lots. K. Conditions. 1. Lots created using the dimensional standards for cottage cluster, courtyard unit, quad, and row-house development must record a deed restriction that prohibits any type of development other than the type proposed with the subdivision application. This deed restriction cannot be removed except through another lot creation or modification process, other than a sublot plat. Response: A deed restriction will be created for the rowhouse lots prohibiting any other type of development for those lots. 2. The approval authority may attach conditions that are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the city for the purpose of controlling access to adjacent underdeveloped properties. Response: The applicant will comply with conditions of approval that are placed upon the proposed subdivision. 18.830.030 Approval Process A. Approval through two-step process. A subdivision application requires a two step process: the preliminary plat and the final plat. 1. Preliminary Plat. A preliminary plat application is processed through a Type II procedure, as provided in Section 18.710.060. An application for a preliminary plat may also be reviewed concurrently with an application for a planned development, as provided in Chapter 18.770, Planned Developments. 2. Final plat. The preliminary plat must be approved before the final plat can be submitted for approval. The final plat must satisfy all conditions of approval imposed as part of the preliminary plat approval. B. Approval period. Expirations and extensions of approvals are provided in Subsection 18.20.040.G. Response: The applicant is requesting approval of a preliminary subdivision in accordance with the requirements of a Type II procedure, to be reviewed concurrently with the planned Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 67 development application. Compliance with Section 18.830.040 is addressed in the following section. 18.830.040 Approval Criteria - Preliminary Plat The approval authority will approve or approve with conditions an application for a preliminary plat when all of the follow are met: A. The proposed preliminary plat must comply with all applicable standards and provisions of this title and the Tigard Municipal Code; Response: Compliance with the applicable standards of Title 18, including Chapters 18.110 Residential Zoning Districts is demonstrated in previous sections of this report. B. The proposed lots must comply with the lot standards as provided in Chapter 18.805 Lot Standards. Response: The proposed subdivision lots comply with the lot standards in Chapter 18.05 or are modified through the consolidated Planned Unit Development. C. The proposed plat name must not be duplicative and must satisfy the provisions of ORS Chapter 92; Response: A copy of the Subdivision Plat Name reservation form, approved by the Washington County’s Surveyor’s Office, is included in Exhibit M. D. The streets and roads must be laid out so as to conform to the plats of subdivisions and partitions already approved for adjacent property as to width, general direction and in all other respects unless the city determines it is in the public interest to modify the street or road patt ern; and Response: The streets and roads within the plat area have been located and designed to conform as close to practicable with the Transportation Improvements Plan adopted with the River Terrace Community Plan and connect to existing streets adjacent to the plat area. Modified street sections and patterns have been discussed with City engineer and are subject to Design Exceptions being applied for concurrent to this application. E. An explanation has been provided for all common improvements Response: This narrative includes explanations for all proposed common improvements including planned community trails, mid-block pedestrian connections, storm water facility tract, and open space tracts. These are also identified on the Preliminary Plat Sheet 10 in Exhibit E. 18.830.050 Approval Criteria- Final Plat Response: The applicant will meet the approval criteria when applying for the Final Plat. PART 18.900 STREETS AND UTILITIES 18.910 IMPROVEMENT STANDARDS § 18.910.010 Purpose. The purpose of this chapter is to provide construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 68 Response: The following Streets and Utilities improvement standards are addressed below for the implementation of the proposed public and private facilities. § 18.910.020 General Provisions. A. Applicability. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs, and other public improvements shall occur in compliance with the standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this chapter and adequate public facilities are available. Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. B. Standard specifications. The City Engineer shall establish standard specifications consistent with the application of engineering principles. C. Title 6. The provisions of Title 6, Nuisance Violations of the Tigard Municipal Code shall apply to this chapter. D. Adjustments. Adjustments to the provisions in this chapter related to street improvements shall be processed through a Type II procedure, as provided in Section 18.710.060, using approval criteria in Section 18.715.050. E. Except as provided in 18.910.030.T, as used in this chapter, the term "streets" shall mean "public streets" unless an adjustment under Subsection 18.910.020.D is allowed. Response: Public facilities and improvements comply with the standards of this chapter or are otherwise requested to be processed through Design Exceptions, submitted concurrently with this application to the City Engineer. 18.910.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. Response: The planned development has frontage along SW Woodhue Street, an existing approved Neighborhood Route. The planned streets within the development meet the standards of this chapter, as address herein. 5. If the city could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 69 e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. Response: The applicant is not requesting a future street improvement guarantee with this planned development application. 6. The standards of this chapter include the standard specifications adopted by the City Engineer in compliance with 18.910.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the devel opment is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Subsection 18.910.030.E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. Response: The applicant is requesting adjustments to two standards within this section: 18.910.E Minimum Right-of-Way and Street Widths 18.910.I.1 Intersection Angles. The approval criteria for Subsection 18.910.030.E.1 are addressed below. The adjustment to 18.910.E Minimum Right-of-Way and Street Widths regards Figure 18.910.5 Local Residential Street < 500 vpd B. Skinny Street Option Criteria: “Appropriate adjacent to small form residential development only”. The applicant proposes the design of Street A to be a Skinny Street, which would be adjacent to both small form residential and a portion of rowhome lots. A Skinny Street width is proposed for Street A due to the required River Terrace Trail Alignment identified for the site on the River Terrace Community Plan Map 8: Trails. Additionally, the stormwater facility is located adjacent to Street A in an effort to follow the natural drainage pattern of the site and is adequately sized to have the capacity to treat and detain run-off for the site. The site also has substantial slopes throughout, which as a result require a larger lot size. All of which impacts the available land for right-of-way width. Not accounting for steep slopes, stormwater runoff, and the River Terrace Trail alignment would preclude the applicant’s ability to develop this site. The adjustment to 18.910.I.1 Intersection Angles concerns the criteria “Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance;” The proposed intersection of the SW Woodhue St extension and Street C does not have at least 25 ft of tangent adjacent to the two centerlines of the intersection. This is due to the placement of the roundabout in the northwestern corner of the site, and the required street extension of SW Woodhue St, both of which are located in order to fit the improvements fully onto the project site and not encroach onto neighboring properties. These improvements were identified to occur with development of this site in the City’s River Terrace Community Plan Map 14: Transportation Improvements. Encroachment of these improvements Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 70 onto adjacent lots would preclude the development of this site as the applicant does not own or have access to develop the neighboring properties. The grade of the site at the SW Woodhue St and Street C intersection also precludes the ability to meet the required adjacent tangent lengths. Grading of the site is shown on the Preliminary Grading Plan on Sheet 11 and the centerline curves present at this intersection are shown on the Circulation Plan on Sheet 15 in Exhibit E. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final plat; however, the council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of 1 acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or partitions. c. The street is located within the mixed use central business district (MU-CBD) zone and has been identified on Figures 5-14A through 5-14I of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. Response: Creation of rights-of-way will be done through approval of the final subdivision plat. 2. With each application for approval of a road or street right -of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title. 3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public" as grantee. Response: Any deeds of dedication for proposed streets in the development will name “the public” as grantee. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this chapter provided such an easement is the only reasonable method by which a lot large enough to develop can be created. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 71 1. Access easements shall be provided and maintained in compliance with the Oregon Fire Code, Section 503. 2. Access shall be in compliance with Subsections 18.920.030.H, I, and J. Response: Any access easements proposed with the final plat will be in accordance with the Oregon Fire Code and Sections 18.920.030.H, I and J. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in accordance with Subsection 18.910.030.N; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. Response: The proposed street system as shown on the Circulation Plan, Sheet 15 in Exhibit E, is in conformance with the Transportation Improvements Plan adopted with the River Terrace Community Plan. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Tigard Downtown Plan District, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision- making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are provided in Table 18.910.1. Response: The following right-of-way and street width standards are applicable to the proposed planned development and subdivision. Neighborhood Route: The proposed development includes sections of SW April Lane/161st Avenue and SW Woodhue St. The street cross-sections, A1 and A2 on the Circulation Plan, Sheet 15 in Exhibit E, show the proposed right-of-way dedication and street improvements. The proposed neighborhood route street sections comply with the City’s applicable minimum right-of-way standards. Local Residential Street: The Circulation Plan, Sheet 15 Exhibit E , shows the proposed street section for local residential streets within the development. The proposed local residential street sections comply with the City’s applicable minimum right-of-way standards as shown on the street cross sections B1 and B2 of the Circulation Plan. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 72 The applicant requests use of the local residential skinny street option for street cross-section B2. The criteria for utilizing the skinny street option are stated on the city’s street section as follows: • Traffic flow plan must be submitted and approved Response: The traffic study located in Exhibit I, prepared by Kittelson & Associates, details the traffic flow plan. • Not appropriate for streets serving more than 1,000 vpd. Response: The traffic study located in Exhibit I, prepared by Kittelson & Associates, details the anticipated traffic generation. The segment of Street A within the development will not serve more than 1,000 vpd. • No parking permitted within 30 feet of an intersection. Response: Signage will be provided indicating the prohibition of parking within 30 feet of the intersection. • Appropriate adjacent to small form residential only. Response: The proposed local skinny street section would be located adjacent to predominantly small form residential homes. The Applicant is requesting an adjustment for the use of the skinny street section pursuant to Subsection 18.910.030.7 for a small segment of rowhomes along the frontage of said street. • Must provide a minimum of 1 off-street parking space for every 20 feet of restricted street frontage. Response: The abutting small form residential homes provide 4 off-street parking spaces per home via 2 driveway spaces and 2 garage spaces. Each rowhome provides at least 2 off- street parking spaces per unit in garage and driveway, with end units providing 4 off-street parking spaces. The approval authority shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: 1. The type of road as provided in the comprehensive plan transportation chapter - functional street classification. Response: The applicant has designed a circulation plan consistent with the approved transportation Improvement Plan in the River Terrace Community Plan, see the Circulation Plan on Sheet 15 in Exhibit E. 2. Anticipated traffic generation. Response: The traffic study prepared by Kittelson & Associates details the anticipated traffic generation, see Exhibit I. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 73 3. On-street parking needs. Response: The Parking Plan, Sheet 16 in Exhibit E, details the location of all on-street parking within the development. The project exceeds on-street parking requirements. Street A is designed to provide on-street parking in compliance with the applicable Skinny Street section. 4. Sidewalk and bikeway requirements. Response: The Circulation Plan, Sheet 15 in Exhibit E, details the location of sidewalks and bike lanes within the planned development. These facilities are provided as required per the City’s approved street sections. 5. Requirements for placement of utilities. Response: The Utility Plans, Sheets 12 through 14 in Exhibit E, details the locations of public utilities. All public utilities will be provided as required by the City of Tigard. 6. Street lighting. Response: The proposed right of way widths within the development do not compromise the ability to meet the standards for street lighting. 7. Drainage and slope impacts. Response: The proposed right of way widths within the development do not compromise the ability to meet the standards for drainage and slope impacts. 8. Street tree location. Response: The proposed right of way widths within the development do not compromise the ability to meet the standards of the provision of street trees within the development. 9. Planting and landscape areas. Response: The proposed right of way widths within the development do not compromise the ability to meet the standards of the provision of planting and landscape areas within the development. 10. Safety and comfort for motorists, bicyclists, and pedestrians. Response: The proposed right of way widths within the development do not compromise the safety and comfort for motorists, bicyclists, or pedestrians. 11. Access needs for emergency vehicles. Response: The proposed right of way widths within the development do not compromise the access needs for emergency vehicles. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other lots within 530 feet surrounding and adjacent to the proposed land division. At the applicant’s request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may b e modified when subsequent subdivision proposals are submitted. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 74 b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. Response: The attached future street plans, Sheets 18.1 through 18.6 in Exhibit E, show the pattern of existing and planned future streets connections around the subject site. The subject site is surrounded by land that has either been developed or is planned for future development. No existing or proposed bus routes, pullouts or other transit facilities, or bicycle routes exist on or within 530 feet of the site. The Circulation Plan, Sheet 15 in Exhibit E, depicts the circulation system and street improvements proposed with this project. Streets are extended to the boundary lines and connect to the existing network of streets surrounding the property. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. Response: The proposed development includes street extensions, street stubs and temporary hammerhead turnouts. Barricades will be constructed at the street stubs on the property boundary. See the Circulation Plan on Sheet 15 in Exhibit E. G. Street spacing and access management. Refer to 18.920.030.H. Response: Compliance with Section 18.920.030.H is addressed in subsequent sections of this report. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre - existing developments, lease provisions, easements, covenants or other restriction s existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Response: As discussed in section 18.910.040 of this report, the length, width, and shape of blocks has been designed to provide adequate building sites for rowhouses and small-form residential dwellings and convenient access, circulation, and control and safety of street traffic. As shown on the preliminary plans in Exhibit E, the proposed development provides an internal network of connecting streets that provide short, direct travel routes, and minimize travel distances within the development. Existing natural resources, existing grades, adjacent existing development, and future street alignment were factors in the design of the proposed street alignment and connections. All blocks in the proposed development provide mid-block crossings or street connections no greater than 530 ft apart where possible. All mid-block pedestrian/bicycle connections will be a 10-ft paved walkway provided in Tracts I, J, R, and S. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 75 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the sl ope is greater than 15 percent for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Response: The River Terrace Community Plan Map 14 – Transportation Improvements identifies required connections to existing future streets along the northern edge of the subject site. As shown on the Circulation Plan, Sheet 15 in Exhibit E, an extension of SW Woodhue St is provided to SW April Lane, intersecting at a planned roundabout. The development provides street stubs to facilitate future connections at abutting properties. See the Future Street Profile Sheets 18.1 through 18.6 in Exhibit E. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. Response: The planned street network provides the connections depicted in the River Terrace Community Plan – Transportation Improvements. These connections include street extensions from the east including the extension of SW Woodhue St, which will provide connection to the Art Rutkin Elementary school via the proposed roundabout at the northwest corner of the site. The proposed segment of the River Terrace Trail will provide access to the off-site River Terrace Crossing neighborhood park at the southeastern edge of the site. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Response: The Circulation Plan, Sheet 15 in Exhibit E, shows that the proposed internal street system provides direct, short travel routes and minimizes travel distances within the development. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75° unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. Response: Streets are laid out to intersect at an angle as near to a right angle as practicable as depicted on the Circulation Plan, Sheet 15 in Exhibit E. The applicant is requesting an adjustment for the intersection angles at SW Woodhue St and Street C to have no adjacent tangent for the intersecting centerlines. An explanation of how meeting this standard would preclude development is given above in section 18.910.A.7. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 76 J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Response: The existing SW April Ln/ SW 161st Ave will be improved to Neighborhood Route standards as shown on the Circulation Plan on Sheet 15 in Exhibit E. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when adjoining property developed. Response: The proposed subdivision does not include partial street improvements that would result in a pavement width less than 20 feet. L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: Response: The proposed subdivision does not include any cul-de-sacs. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. Response: The proposed subdivision includes an extension of existing street “SW Woodhue St”. The applicant will provide street names for city review and approval for “Street A, Street B, Street C and Street D”, as depicted on the attached Plans in Exhibit E. The proposed street names will not duplicate or be confused with the names of existing streets in Washington County. N. Grades and curves. 1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12 percent on any other street (except that local or residential access streets may have segments with grades up to 15 percent for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the City Engineer. Response: Local streets and Neighborhood routes are proposed within the subject site. The applicant is applying for a Design Exception with the City Engineer to allow grades that exceed 12 percent. Centerline radii of curves will be further detailed with construction documents. O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in compliance with standards specified in this chapter and Chapter 15.04, Work in the Right of Way, and: 1. Concrete curbs and driveway approaches are required; except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. Response: Concrete curbs, curb cuts, and driveway approaches will be provided in accordance with this chapter and Section 15.04. The applicant is applying for Design Exceptions Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 77 to eliminate additional ADA street crossings at certain street intersections where one is already provided. These exceptions are requested due to grading constraints at these locations. Compliance with these standards and City Engineer approval will be addressed in construction documents. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in non-industrial areas. Response: The subject site is not adjacent to a railroad right-of-way. This subsection is not applicable. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to 2 streets with different classifications, primary access should be from the lower classification street. Response: The project site does not abut an arterial or collector road, therefore this criterion does not apply. R. Alleys, public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial zones, alleys shall be provided unless other permanent provisions for access to off -street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. Response: The proposed development includes a private alley as shown on the Circulation Plan, Sheet 15 in Exhibit E. The proposed alley right-of-way is a minimum of 20 feet wide and includes no sharp changes in alignment. S. 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. Response: The Developer’s registered land surveyor will provide certification to the city that survey monuments will be re-established and protected in compliance with this section. T. Private streets. 1. Design standards for private streets shall be established by the city engineer; and Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 78 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than 6 dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Response: The proposed development does not propose private streets. This section does not apply. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works director and approved by the commission. Response: The site is not adjacent to any railroad crossings. The requirement to install or improve a railroad crossing is not applicable. V. Street signs. The city shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Response: The Applicant understands that the city shall install street signs and that the cost of signs will be the responsibility of the developer. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least 2 dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/U.S. post office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/U.S. post office prior to final approval. Response: Joint mailbox facilities will be provided in compliance with this standard. Plans for joint mailbox structures will be submitted for approval by the City Engineer and USPS, prior to final plan approval. X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Response: No additional traffic signals are proposed with this development. Y. Street light standards. Streetlights shall be installed in accordance with regulations adopted by the city’s direction. Response: The proposed subdivision will include streetlights in accordance with the City’s regulations. Preliminary street lighting plans are included in this submittal in Exhibit E. Compliance with street light design standards will be demonstrated with construction documents. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 79 Response: Street name signs will be installed at street intersections in accordance with this standard. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within 1 year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90 percent of the structures in the new development are completed or 3 years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to city final acceptance of the roadway; however, no before 90 percent of the structures in the new development are completed unless 3 years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1.5 inches in thickness. Response: Asphalt final lift will comply with the standards of this Chapter. Compliance with these standards will be approved by City Engineer or site inspector. BB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the c ity for a period of 5 years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the city within the 5-year time period will be refunded to the developer. Response: A traffic study prepared by Kittelson & Associates for the planned development is provided in Exhibit I. No traffic calming measures have been determined necessary at this time. CC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10 percent or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: c. If any of the following issues become evident to the City Engineer: Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 80 i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive. iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive -through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. When the site is within 500 feet of an ODOT facility; and/or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; and/or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. Response: A traffic study prepared by Kittelson & Associates for the planned development is provided in Exhibit I. 18.910.040 Blocks A. Block design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Response: The length, width, and shape of blocks has been designed to provide adequate building sites for rowhouses and small form residential dwellings, with convenient access, circulation, and control and safety of street traffic. Existing site topography and existing conditions were also factors in the design of the proposed block layout. As described below, site conditions and existing road location preclude full compliance with block perimeter standards. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands, significant habitat areas or bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. Response: The proposed development is located within the River Terrace plan area and is thus subject to the maximum block perimeter standard of 1,600 feet identified in section 18.640.080. As discussed in section 18.640.080 of this report, the length, width, and shape of blocks has been designed to provide adequate building sites for rowhouses and small form residential dwellings and convenient access, circulation, and control and safety of street traffic. Existing adjacent development, existing natural resources, and the location of planned streets within the site were factors in the design of the proposed block layout. Adding an additional street through the middle of the northern block would have resulted in a street grade of 15%, and would have required 20 ft tiered walls. Removing this street and replacing with a pedestrian path made the site design safer and more feasible. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 81 The site has a Significant Tree Grove along the southern boundary and planned street and trail extensions as designated in the River Terrace Community plan that constrain the site’s developability to certain locations. SW Woodhue St and River Terrace Trail create east/west boundaries that limit blocks from being oriented north/south. Therefore, the design was limited to fit within the boundary of SW April Ln/161st Avenue and preserving a large portion of the Significant Tree Grove. Midblock crossings are provided on blocks that exceed the 1,600 sq ft block perimeter requirement due to steep slopes across the site. 2. Bicycle and pedestrian connections on public easements or right s-of-way shall be provided when full street connection is exempted by Paragraph 18.910.040.B1. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Response: All blocks in the proposed development with a perimeter greater than 1,600 sq ft provide mid-block crossings or street connections no greater than 530 ft where possible. All mid-block pedestrian/bicycle connections will be a 10-ft paved walkway provided in Tracts I, J, R and S. 18.910.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility Easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city’s standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. Response: Easements for public utilities will be provided with the final plat, as applicable to the subject site. Proposed easements are depicted on the attached Preliminary Plat, Sheet 10 in Exhibit E. 18.910.070 Sidewalks A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall have sidewalks meeting city standards along at least one side of the street. All other public and private streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. Response: The site includes full public street improvements and frontage improvements with sidewalks along all public streets as shown on the Circulation Plan, Sheet 15 in Exhibit E. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 0.5 mile of their site to all transit facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off -site if justified by the development. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 82 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). Response: A traffic study prepared by Kittelson & Associates is provided in Exhibit I. The pedestrian circulation system has been designed to provide safe and direct connections to neighborhood activity centers in the area. The plan provides a critical segment of the SW River Terrace Trail, which travels from the NW corner of the site below the roundabout to the southern boundary of the site and continues east to the adjacent River Terrace Crossing Park. Public sidewalks and pedestrian and bicycle pathways provide connections throughout the site and connect to the existing development to the east. The Circulation Plan, Sheet 15 in Exhibit E, shows the pedestrian routes through the planned development. C. Planter strip requirements. A planter strip separation of at least 5 feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.910.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case - by-case basis if a property abuts more than one street frontage. Response: The Circulation Plan, Sheet 15 in Exhibit E, details the street sections including planter strips. The sections have been designed in compliance with the sections approved for the River Terrace Plan District. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. Response: The Applicant understands that maintenance of sidewalks, curbs, and planter strips will be the continuing obligation of adjacent property owner(s). E. Application for permit and inspection. Separate street opening permits are required for sidewalk segments that are not part of a current subdivision approval: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible. 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. Response: Construction of sidewalks will comply with this section. Compliance will be further addressed at the time of construction documents. Construction of sidewalks will be Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 83 included in a performance bond. The applicant understands the occupancy permits cannot be granted until the provisions of this section are satisfied. F. Council initiation of construction. In the event one or more of the following situations are found by the council to exist, the council may adopt a resolution to initiate construction of a sidewalk in accordance with city ordinances: 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2. A safety hazard exists for pedestrians walking to or from a public building, commercial area, place of assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard; 3. Fifty percent or more of the area in a given block has been improved by the construction of dwellings, multiple dwellings, commercial buildings or public buildings and/or parks; and 4. A criterion which allowed noncompliance under this section no longer exists and a sidewalk could be constructed in conformance with city standards. Response: Sidewalks complying with City Engineering standards will be provided throughout the proposed planned development. 18.910.080 Public Use Areas A. Dedication requirements. 1. Where a proposed park, playground or other public use shown in a development plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided th at the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 2. Where considered desirable by the commission in compliance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B. Acquisition by public agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. (Ord. 99-22) Response: The Preliminary Plat, Sheet 10 in Exhibit E, shows the proposed trail corridor along the western and southern boundary of the site. The applicant understands that the commission may require the dedication or reservation of such area within the subdivision. 18.910.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in compliance with Clean Water Services requirements and the-comprehensive plan. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permits denied. Development permits may be restricted by the approval authority where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operat ion of the sewage treatment system. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 84 Response: The Sanitary Plan, Sheet 12 in Exhibit E, shows the proposed improvements to the sanitary sewer. The proposed sanitary sewer system has been designed to accommodate additional development within the area. Sanitary lines will be provided within local streets in the site and will connect to the existing sanitary sewer manhole on SW Elsner Rd across SW Beef Bend Rd. Proposed sanitary lines will be further detailed with construction documents, which will be submitted to the City Engineer for review and approval. 18.910.100 Storm Drainage A. General provisions. The director and City Engineer shall issue a development permit only where adequate provisions for stormwater and floodwater 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. Response: The Storm Plan, Sheet 13 in Exhibit E, shows the proposed storm drainage system. A Stormwater facility is included in the southwest corner of the development, following existing drainage patterns. The Water Quality and Detention Analysis in Exhibit J provides sizing calculations and stormwater drainage system details. The storm water drainage system will be separate and independent from the proposed and existing sanitary sewer system. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Response: The subject site is not traversed by a watercourse, drainageway, channel or stream, therefore this criterion is not applicable. 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 the City Engineer shall approve the necessary size of the facility, based on Clean Water Services requirements. Response: The Storm Plan, Sheet 13 in Exhibit E, shows the proposed improvements to storm drainage. The proposed stormwater management system is further described in the attached Water Quality and Detention Analysis in Exhibit J. Drainage facilities on site are designed to accommodate potential runoff from the upstream drainage area. 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 compliance with Clean Water Services requirements. Response: The Storm Plan, Sheet 13 in Exhibit E, shows the proposed improvements to storm drainage. The proposed stormwater system has been designed to adequately accommodate onsite runoff as detailed in the Water Quality and Detention Analysis provided in Exhibit J. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 85 18.910.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city’s adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the City Engineer unless specified in Table 18.910.1. 2. Developments adjoining proposed bikeways identified on the city’s adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this chapter and on the adopted bicycle plan. Response: The planned development includes a section of the River Terrace Trail which is identified for bicycle use in the City’s Transportation System Plan- Planned Bike Network. 6- foot-wide bike lane will be provided on SW April Lane/SW 161st that will extend to SW Woodhue St, and shared travel lanes are proposed for the local streets. There are no additional adjoining proposed bikeways identified on the city’s adopted pedestrian/bikeway plan. Pedestrian connections provided through the site are 5 feet wide. Street sections including the multi-use trail, bike lanes, and pedestrian and bicycle connections are detailed on the Circulation Plan, Sheet 15 in Exhibit E. B. Cost of construction. Development permits issued for planned developments, conditional use permits, subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. Response: The Applicant understands the development permits for the proposed planned development and subdivision will be conditioned to include the cost/construction of bikeway improvements in an amount roughly proportional to the impact of development, as applicable to the proposed development. C. Minimum width. 1. The minimum width for bikeways within the roadway is 5 feet per bicycle travel lane. 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Trail System Master Plan is 10 feet. The width may be reduced to 8 feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan, is 3 feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. Response: The site includes the 12-foot-wide multi-use River Terrace Trail separated from the road for bicycle and pedestrian use. The section of SW April Lane/161st Avenue in the development is designed to provide 6-foot-wide bike lanes on both sides of the street. Street sections including the multi-use path, bike lanes, and pedestrian and bicycle connections are detailed on the Circulation Plan, Sheet 15 in Exhibit E. 18.910.120 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 Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 86 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; 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 the service connections are made. Response: All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities will be placed underground in the proposed development. The applicant understands that the city reserves the right to approve location of all surface mounted facilities. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, will be constructed prior to the surfacing of the streets and stubs for service connections will be long enough to avoid disturbing the street improvements when the service connections are made. 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. Response: The Utility Plans, Sheets 12 through 14 in Exhibit E, shows proposed easements for underground utilities facilities in accordance with the standards of this section, as needed for the subject site. The provision of adequate vision clearance is demonstrated on the Site Plans, Sheet 7 in Exhibit E. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage deve lopment for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant’s property shall pay the fee in-lieu of undergrounding. 3. Properties within the MU-CBD zone shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Paragraphs 18.910.120.C.1 through 3 shall apply only to existing utility lines. All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The City Engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this chapter. 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 87 estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large. The City Engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the city council for their review and approval annually. Response: The applicant does not seek an exemption or fee in-lieu for undergrounding utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities will be placed underground in the proposed development. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, will be constructed prior to the surfacing of the streets and stubs for service connections will be long enough to avoid disturbing the street improvements when the service connections are made. 18.910.130 Cash or Bond Required. A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of 1 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 18.830.070. Response: The applicant will comply with the bonds and the applicable terms and conditions required by City Engineer. 18.910.140 Monuments—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. Response: All required monuments will be placed prior to final acceptance of improvements. 18.910.150 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. Response: All public improvements will occur after the permit has been issued and paid for. 18.910.170 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 Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 88 writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance. All such plans shall be prepared in compliance with requirements of the city. Response: Construction work will not begin until plans and estimates have been approved by City Engineer. 18.910.180 Notice to City. A. Commencement. Work shall not begin until the city has been notified in advance. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the city is notified. Response: The applicant will notify the city once work is scheduled to commence. 18.910.190 City 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. Response: All site construction will occur under the inspection of the city to their satisfaction. 18.910.200 Engineer's 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. Response: The applicant’s engineer will provide written certification of the improvements. 18.920 ACCESS, EGRESS AND CIRCULATION 18.920.010 Purpose. The purpose of this chapter is to establish standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. 18.920.020 Applicability A. Applicability. The provisions of this chapter apply to all development including the construction of new structures, the remodeling of existing structures , and to a change of use that increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. C. When site design review is not required. Where the provisions of Chapter 18.780, Site Development Review, do not apply, the approval authority will approve, approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter do not apply where they conflict with the subdivision requirements of this title. Response: The applicant is requesting approval of a planned development that provides 81 residential units consisting of 13 attached rowhouses and 68 detached small form residential. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 89 18.920.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress provided in this chapter are continuing requirements for the use of any structure or lot of real property in the city. Response: The Applicant understands that the provisions and maintenance of access and egress, as provided by this title, are continuing requirements for the use of the lots proposed with this application. B. Access plan requirements. A plan demonstrating compliance with the access, egress, and circulation requirements of this Chapter must be provided prior to any land use approval or development permit issuance. Response: The Circulation Plan, Sheet 15 in Exhibit E, demonstrates proposed access, egress, and circulation in compliance with the applicable standards. C. Joint access. Owners of two or more uses, structures, or lots of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or units of land satisfies the combined requirements as designated in this chapter, provided: 1. Satisfactory legal evidence must be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the city Response: Residential lots will take access from existing or proposed public streets or private alleys. Each residential lot will have access and egress through the provision of a driveway. No common driveways are proposed. Deeds, leases, or contracts will be filed as required. D. Public street access. All vehicular access and egress as required in Subsections 18.920.030.H, I and J must connect directly with a public or private street approved by the city for public use and must be maintained at the required standards on a continuous basis. Response: Driveways, private alleys, and common drives will connect directly with public streets as shown on the Circulation Plan, Sheet 15 of Exhibit E, and will be maintained at the required standards. E. Surfacing. Driveways and drive aisles must be paved with dust -free, hard surface material, or utilize a turf grind or open joint pavers. Response: Driveways and drive aisles will be paved with dust-free hard surface material or pavers as permitted. Surfacing detail will be provided with site construction documentation. F. Curb cuts. Curb cuts must be in compliance with 18.910.030.O. Response: Compliance with Section 18.910.030.O is addressed in subsequent sections of this report. G. Pedestrian access. Paths for pedestrian access and circulation are required to, through, and sometimes between development sites. Path standards are provided in 18.200 Residential Development Standards, 18.300 Nonresidential Development Standards, and Chapter 18.410, Off-Street Parking and Loading. Additional standards may also apply if the site is located in a plan district. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 90 Response: The planned development is designed to include pedestrian and bicycle paths as shown on the Circulation Plan, Sheet 15 of Exhibit E. Compliance with the path standards of section 18.200 – Residential Development Standards, 18.410 – Off Street Parking and Loading and 18.640 – River Terrace Plan District are demonstrated in this report. H. Inadequate or hazardous access. 1. Applications for building permits will be referred to the Director for review when, in the opinion of the director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from small form residential development lots is discouraged. Direct access to collector or arterial streets will be considered only if there is no practical alternative way to access the site. If direct access is allowed by the city, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehic le turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. The design of the service drive or drives must not require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Small form residential development is exempt from this requirement. Response: This application does not include any requests for building permits. The Applicant understands that the director may refer future building permit applications to the commission for review when it is determined that the access proposed is inadequate or hazardous. No direct, individual vehicular access to arterial or collector streets from residential lots is proposed. All units will take vehicular access from private alleys and residential streets interior to the proposed development as shown on the Circulation Plan, Sheet 15 in Exhibit E. I. Access Management. 1. An access report must be submitted with all new development that verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance, and deceleration standards as set by ODOT, Washington County, the city, and AASHTO (depending on jurisdiction of facility). 2. Driveways must not be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collect or or arterial street intersection is 150 feet, measured from the right -of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant’s traffic engineer. In a case where a development has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent lot. If shared access is not possible or practicable, the driveway must be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector is 200 feet. The minimum spacing of driveways and streets along an arterial is 600 feet. 4. The minimum spacing of local streets along a local street is 125 feet. Response: No rowhouse or small form residential lots take access from collector or arterial streets within the development. Local streets are spaced at least 125 feet apart within the proposed development. See the Circulation Plan on Sheet 15 in Exhibit E for compliance. A Traffic Impact Analysis report is included as Exhibit I and details the recommended access and Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 91 facilities for the development. Further traffic and speed analysis for certain intersections will be completed at the construction documents phase as designs are finalized. J. Minimum access requirements for residential use. 1. Vehicular access and egress for residential uses must comply with the standards provided in Table 18.920.1. Table 18.920.1 Vehicle Access/Egress Requirements: Residential Uses Housing Type Minimum Driveways Required Minimum Access Required Minimum Pavement Width Small Form Residential 1 10 ft 10 ft Rowhouses See Chapter 18.280, Rowhouses Response: A driveway will be provided for each of the small form residential lots with at least 10 feet of access and pavement width as required. Compliance with rowhouse access standards in Chapter 18.280 is demonstrated earlier in this statement. 2. Vehicular access to apartment structures must be within 50 feet of the first-story entrance or the first-story landing of a stairway, ramp, or elevator leading to the dwelling units. Response: Apartment structures are not proposed for this development. 3. Private residential access drives must be provided and maintained in compliance with the Oregon Fire Code. Response: The private alleys meet the provisions of the Oregon Fire Code. 4. Access drives in excess of 150 feet in length must be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is five percent. Response: The development does not include any access drives longer than 150-feet; therefore, this standard is not applicable. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions m eet on driveways in excess of 200 feet in length. Response: The proposed subdivision does not include any driveways in excess of 200 feet in length where two vehicles travelling on opposite drives meet. 6. Where allowed, minimum width for driveway approaches to arterials or collector streets must be at least 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Response: There are no driveway approaches onto arterials or collectors proposed with this development. Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 92 18.930 VISUAL CLEARANCE AREAS 18.930.010 Purpose. The purpose of this chapter is to establish standards that will assure proper sight distances at intersections to reduce the hazard from vehicular turning movements. 18.930.020 Applicability. A. Applicability. The provisions of this chapter apply to all development, including the construction of new structures, the remodeling of existing structures, and to a change of use that increases the on-site parking or loading requirements or changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.780, Site Development Review, do not apply, the approval authority will approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as provided in Section 18.710.050, using the standards in this chapter. Response: The proposed residential planned development is not subject to site development review, therefore the standards of this chapter apply. 18.930.030 Visual Clearance Requirements A. At corners. Except within the MU-CBD zone, a visual clearance area must be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area must be maintained free of vehicles, hedges, plantings, fences, wall structures and temporary or permanent obstructions (except for an occasional utility pole or tree), exceeding 3 feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade. Trees exceeding 3 feet in height may be located in this area, provided all branches below 8 feet are removed. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions must be further reduced in height or eliminated to comply with the intent of the required clear vision area. Response: The Site Plan, Sheet 7 in Exhibit E, shows provision of clear vision areas, free from obstructions, using hatched areas at each intersection, as applicable. 18.930.040 Computations A. Arterial streets. The vision clearance area is not less than 35 feet on each side of the intersection. Response: The development does not intersect an arterial street, therefore this criterion is not applicable. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of 2 non-arterial streets, a nonarterial street and a driveway, and a non -arterial street or driveway and railroad where at least 1 of the streets or driveways is 24 feet or more in width, the vision clearance area is a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points that are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.930.1: Overlook at River Terrace – Consolidated Planned Development Pacific Community Design, Inc. December 2024 Page 93 Response: All non-arterial streets more than 24 feet in width that intersect will comply with the above vision clearance area requirements, as shown on the Site Plan on Sheet 7 in Exhibit E. 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets or driveways are less than 24 feet in width, the vision clearance area is a triangle whose base extends 30 feet along the street right -of-way line in both directions from the centerline of the accessway at the front setback line of small form residential development, and 30 feet back from the property line on all other types of uses. Response: An alley for rowhouse access is proposed for this development and is less than 24 feet in width and intersects with a non-arterial street that is more than 24 feet in width. This intersection complies with the above vision clearance area requirements as shown on the Site Plan on Sheet 7 in Exhibit E. III. CONCLUSION This proposed Planned Development would bring 68 Small Form Residential and 13 Rowhomes to the City of Tigard, as well as a segment of the River Terrace Trail, providing additional recreational space for the city. The proposed development will also include street improvements to extend SW Woodhue St and construct a new roundabout which was identified for the site in the River Terrace Community Plan. This narrative and the attached exhibits demonstrate compliance with the applicable provisions of the City of Tigard Community Development Code pertaining to Planned Development, Subdivision, Sensitive Lands Review, Urban Forestry Review, Early Grading Permit, and Temporary use Permits; therefore, the Applicant respectfully requests approval of the proposed Planned Development and associated applications. City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 2 Case #: ___________________ _________________________ City of Tigard COMMUNITY DEVELOPMENT DEPARTMENT Master Land Use Application LAND USE APPLICATION TYPE Adjustment Annexation Comprehensive Plan Map Amendment Conditional Use Downtown Development Review: Type I Type II Adjustment Home Occupation – Type II Land Partition Lot Line Adjustment/Lot Consolidation Marijuana Facility Permit Miscellaneous: __________________________ Type II Type III Modification: Type I Type II Planned Development: Consolidated Plan Concept Plan Detailed Plan Sensitive Lands Review: Type I Type II Type III Site Development Review: Type I Type II Subdivision Sublot Plat Temporary Use Permit Urban Forestry Plan: Modification Discretionary Review Zoning Map Amendment PROJECT INFORMATION Project name: Brief description of project: ___________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ SITE INFORMATION Location (address if available): ________________________________________________________________ Tax map and tax lot number(s): _______________________________________________________________ Site size: ______________________________________ Zone: ______________________________________ APPLICANT INFORMATION Name: ___________________________________________________________________________________ Mailing address: ________________________________ City/State: _________________ Zip: ____________ Phone: ____________________________ Email: _________________________________________________ Applicant’s representative: __________________________________________________________________________________ Phone: ____________________________ Email: _________________________________________________ X X X peyton@pacific-community.com503-941-9484 Pacific Community Design, contact: Peyton James, Associate Planner 19.77 ac pverdadero@newhomeco.com(503) 313-7795 97006 Beaverton, OR15455 NW Greenbrier Parkway, Suite 240 New Home Co. contact: Pam Verdadero, VP Acquisitions and Entitlements RES-C Tax Map 2S117 TL- 1600Tax Map 2S108CD TL- 200Tax Map 2S108CD TL-400 15540 SW April Ln. & 15590 SW April Ln, Tigard, OR, 97224 A Planned Development/ subdivision proposing 15 rowhomes and 66 detached small form residential homes, along with a storm water facility and a trail segment. Overlook at River Terrace X X X DocuSign Envelope ID: 6A085838-1D8C-479A-AB70-C5B386157517 City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 2 of 2 PROPERTY OWNER INFORMATION Same as applicant (Attach list for additional owners) Name: ____________________________________________________________________________________ Mailing address: ________________________________ City/State: __________________ Zip: ____________ Phone: ___________________________ Email: _________________________________________________ SUBMITTAL REQUIREMENTS In addition to this application form, you must submit all required items listed in Subsection 18.710.030.C of Tigard’s Community Development Code. If you are unsure what is required with your application, please contact the planner on duty at 503-718-2421 or tigardplanneronduty@tigard-or.gov. I certify that I am the property owner or I am eligible to initiate this application, as provided in the Tigard Community Development Code. To the best of my knowledge, all the information provided within this application package is complete and accurate. Applicant's signature* Print name Date Property owner's signature* Print name Date Property owner's signature* Print name Date *The owner must sign this application or submit a separate written authorization when the owner and applicant are different people. \ STAFF USE ONLY Case No.: ___________________ Application fee: ___________ Received by: ________ Date: _______ Related Case(s): ______________ Determined complete by: ______ Date: ________ 97224Tigard, OR15590 SW April Ln McCleskey Family Joint Trust, Tax lot: 2S108CD00200 DocuSign Envelope ID: 6A085838-1D8C-479A-AB70-C5B386157517 7/4/2024 | 4:26 PM PDT Michael T McCleskey, Trustee McCleskey Family Trust City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 2 Case #: ___________________ _________________________ City of Tigard COMMUNITY DEVELOPMENT DEPARTMENT Master Land Use Application LAND USE APPLICATION TYPE Adjustment Annexation Comprehensive Plan Map Amendment Conditional Use Downtown Development Review: Type I Type II Adjustment Home Occupation – Type II Land Partition Lot Line Adjustment/Lot Consolidation Marijuana Facility Permit Miscellaneous: __________________________ Type II Type III Modification: Type I Type II Planned Development: Consolidated Plan Concept Plan Detailed Plan Sensitive Lands Review: Type I Type II Type III Site Development Review: Type I Type II Subdivision Sublot Plat Temporary Use Permit Urban Forestry Plan: Modification Discretionary Review Zoning Map Amendment PROJECT INFORMATION Project name: Brief description of project: ___________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ SITE INFORMATION Location (address if available): ________________________________________________________________ Tax map and tax lot number(s): _______________________________________________________________ Site size: ______________________________________ Zone: ______________________________________ APPLICANT INFORMATION Name: ___________________________________________________________________________________ Mailing address: ________________________________ City/State: _________________ Zip: ____________ Phone: ____________________________ Email: _________________________________________________ Applicant’s representative: __________________________________________________________________________________ Phone: ____________________________ Email: _________________________________________________ X X X peyton@pacific-community.com503-941-9484 Pacific Community Design, contact: Peyton James, Associate Planner 19.77 ac pverdadero@newhomeco.com(503) 313-7795 97006 Beaverton, OR15455 NW Greenbrier Parkway, Suite 240 New Home Co. contact: Pam Verdadero, VP Acquisitions and Entitlements RES-C Tax Map 2S117 TL- 1600Tax Map 2S108CD TL- 200Tax Map 2S108CD TL-400 15540 SW April Ln. & 15590 SW April Ln, Tigard, OR, 97224 A Planned Development/ subdivision proposing 15 rowhomes and 66 detached small form residential homes, along with a storm water facility and a trail segment. Overlook at River Terrace X X X DocuSign Envelope ID: 3FE7A3B6-8068-4A54-AE3B-294B7B48F7B6 City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 2 of 2 PROPERTY OWNER INFORMATION Same as applicant (Attach list for additional owners) Name: ____________________________________________________________________________________ Mailing address: ________________________________ City/State: __________________ Zip: ____________ Phone: ___________________________ Email: _________________________________________________ SUBMITTAL REQUIREMENTS In addition to this application form, you must submit all required items listed in Subsection 18.710.030.C of Tigard’s Community Development Code. If you are unsure what is required with your application, please contact the planner on duty at 503-718-2421 or tigardplanneronduty@tigard-or.gov. I certify that I am the property owner or I am eligible to initiate this application, as provided in the Tigard Community Development Code. To the best of my knowledge, all the information provided within this application package is complete and accurate. Applicant's signature* Print name Date Property owner's signature* Print name Date Property owner's signature* Print name Date *The owner must sign this application or submit a separate written authorization when the owner and applicant are different people. \ STAFF USE ONLY Case No.: ___________________ Application fee: ___________ Received by: ________ Date: _______ Related Case(s): ______________ Determined complete by: ______ Date: ________ 97224Tigard, OR15540 SW APRIL LN Piscitelli Family Trust, Tax Lots:2S108CD00400, 2S1170001600 DocuSign Envelope ID: 3FE7A3B6-8068-4A54-AE3B-294B7B48F7B6 7/8/2024Rosalba Piscitelli Vincenzo Piscitelli 7/8/2024 Preliminary Report Printed: 02.15.24 @ 02:09 PM OR----SPS1-24-45142308001 PRELIMINARY REPORT In response to the application for a policy of title insurance referenced herein Fidelity National Title Company of Oregon hereby reports that it is prepared to issue, or cause to be issued, as of the specified date, a policy or policies of title insurance describing the land and the estate or interest hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an exception herein or not excluded from coverage pursuant to the printed Schedules or Conditions of said policy forms. The printed Exceptions and Exclusions from the coverage of said policy or policies are set forth in Exhibit One. Copies of the policy forms should be read. They are available from the office which issued this report. This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. The policy(s) of title insurance to be issued hereunder will be policy(s) of Fidelity National Title Insurance Company, a/an Florida corporation. Please read the exceptions shown or referred to herein and the Exceptions and Exclusions set forth in Exhibit One of this report carefully. The Exceptions and Exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered. It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects and encumbrances affecting title to the land. This preliminary report is for the exclusive use of the parties to the contemplated transaction, and the Company does not have any liability to any third parties nor any liability until the full premium is paid and a policy is issued. Until all necessary documents are placed of record, the Company reserves the right to amend or supplement this preliminary report. Countersigned Tara Waterman Preliminary Report Printed: 02.15.24 @ 02:09 PM OR----SPS1-24-45142308001 900 SW 5th Avenue, Portland, OR 97204 (503)222-2424 FAX (503)227-2274 PRELIMINARY REPORT ESCROW OFFICER:Lori Medak Lori.Medak@fnf.com 503-222-2424 TITLE OFFICER:Kim Alf ORDER NO.:45142308001 Supplement 2-Date TO:Fidelity National Title Company of Oregon 900 SW 5th Avenue Portland, OR 97204 ESCROW LICENSE NO.:901000243 OWNER/SELLER:The McCleskey Family Joint Trust dated March 16, 2015 BUYER/BORROWER:TNHC Oregon LLC, a Delaware limited liability company PROPERTY ADDRESS:15590 SW April Lane, Tigard, OR 97224 EFFECTIVE DATE: February 9, 2024, 08:00 AM 1.THE POLICY AND ENDORSEMENTS TO BE ISSUED AND THE RELATED CHARGES ARE: AMOUNT PREMIUM ALTA Owner's Policy 2021 $5,750,000.00 $15,053.00 Owner's Extended Proposed Insured:TNHC Oregon LLC, a Delaware limited liability company OTIRO Endorsement No. 110 $0.00 Government Lien Search $30.00 2.THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: A Fee 3.TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: Michael T. McCleskey and Alita A. McCleskey, Trustees, or their successors in trust, of the McCleskey Family Joint Trust dated March 16, 2015, and any amendments thereto 4.THE LAND REFERRED TO IN THIS REPORT IS SITUATED IN THE CITY OF TIGARD, COUNTY OF WASHINGTON, STATE OF OREGON, AND IS DESCRIBED AS FOLLOWS: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Order No.: 45142308001 Supplement 2-Date EXHIBIT "A" Legal Description Preliminary Report Printed: 02.15.24 @ 02:09 PM OR----SPS1-24-45142308001 PARCEL I: Parcel 2, PARTITION PLAT NO. 1990-006, in the City of Tigard, County of Washington and State of Oregon. PARCEL II: A portion of Tract "A", PARTITION PLAT NO. 1990-006, in the City of Tigard, County of Washington and State of Oregon, more particularly described as follows: Beginning at an iron rod which bears North 0° 48' 45" West 661.80 feet and South 89° 18' 02" West 659.30 feet from the South one quarter corner of Section 8; thence South 89° 18' 02" West 21.00 feet to an iron rod; thence South 0° 48' 45" East 45.00 feet to a point on the Southerly line of Tract "A"; thence North 89° 11' 15" East 15.00 feet to a point; thence North 0° 48' 45" West 4.92 feet to a point of curve right; thence around the curve right (central angle 90° 06' 47", radius 25.00 feet, long chord bears North 44° 14' 39" East 35.39 feet) 39.32 feet to a point; thence North 89° 18' 02" East 4.92 feet to a point; thence North 0° 41' 22" West 15.00 feet to a point on the South line of Parcel I; thence South 89° 18' 02" West 24.00 feet to the point of beginning of the tract herein described. TOGETHER WITH a private access easement over Tract "A", PARTITION PLAT NO. 1990-006 Order No.: 45142308001 Supplement 2-Date Preliminary Report Printed: 02.15.24 @ 02:09 PM OR----SPS1-24-45142308001 AS OF THE DATE OF THIS REPORT, ITEMS TO BE CONSIDERED AND EXCEPTIONS TO COVERAGE IN ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS IN THE POLICY FORM WOULD BE AS FOLLOWS: GENERAL EXCEPTIONS: 1.Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2.Any facts, rights, interests or claims, which are not shown by the Public Records but which could be ascertained by an inspection of the Land or which may be asserted by persons in possession thereof. 3.Easements, or claims thereof, which are not shown by the Public Records; reservations or exceptions in patents or in Acts authorizing the issuance thereof; water rights, claims or title to water. 4.Any encroachment, encumbrance, violation, variation or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 5.Any lien, or right to a lien, for services, labor, material or equipment rental, or for contributions due to the State of Oregon for unemployment compensation or worker's compensation, heretofore or hereafter furnished, imposed by law and not shown by the Public Records. SPECIFIC ITEMS AND EXCEPTIONS: 6.[Intentionally Deleted] 7.The Land has been classified as Farmland, as disclosed by the tax roll. If the Land becomes disqualified, said Land may be subject to additional taxes and/or penalties. 8.City Liens, if any, in favor of the City of Tigard. None found as of October 19, 2023. 9.Effect, if any, of that Agreement, including the terms and provisions thereof, Executed by:J. F. Hyde and Robert L. Mote For:Roadway for ingress and egress Recording Date:November 21, 1980 Recording No.:80-042414 Note: The Exhibits are missing from said document - therefore the exact location is unknown 10.Waiver of Remonstrance and Consent to Local Improvement District: Purpose: Road improvement and maintenance Recording Date: March 7, 1990 Recording No.: 90-011254 Order No.: 45142308001 Supplement 2-Date Preliminary Report Printed: 02.15.24 @ 02:09 PM OR----SPS1-24-45142308001 11.Restrictions, but omitting restrictions, if any, based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said restriction is permitted by applicable law, as shown on that certain plat Name of Plat: Partition Plat No. 1990-006 Recording Date: April 3, 1990 12.Non-Exclusive Easement, including the terms and provisions thereof, Recording Date:September 5, 1990 Recording No.:90-048129 Affects:Tract "A" 13.Easement(s) for the purpose(s) shown below and rights incidental thereto as reserved in a document; Reserved by:Adjoining property owners Purpose:Ingress, egress and public utility Recording Date:November 19, 1990 Recording No:90-063578 Affects:As described therein 14.Please be advised that our search did not disclose any open Deeds of Trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. 15.Any invalidity or defect in the title of the vestees in the event that the trust referred to herein is invalid or fails to grant sufficient powers to the trustee(s) or in the event there is a lack of compliance with the terms and provisions of the trust instrument. Trust: McCleskey Family Joint Trust dated March 16, 2015 If title is to be insured in the trustee(s) of a trust (or if their act is to be insured), this Company will require a copy of said Trust Agreement or a Trust Certification pursuant to ORS Chapter 130.860. The Company reserves the right to make additional requirements or add additional items or exceptions after review of the requested documentation. 16.Existing leases and tenancies, if any, and any interests that may appear upon examination of such leases. 17.If requested to issue an extended coverage ALTA loan policy, the following matters must be addressed: a) The rights of tenants holding under unrecorded leases or tenancies b) Matters disclosed by a statement as to parties in possession and as to any construction, alterations or repairs to the Land within the last 75 days. The Company must be notified in the event that any funds are to be used for construction, alterations or repairs. c) Any facts which would be disclosed by an accurate survey of the Land ADDITIONAL REQUIREMENTS/NOTES: A.Washington County imposes a transfer tax of $1.00 per $1,000 (or fraction thereof) of the selling price in a real estate transfer, unless the county approves an exemption application. Exemption criteria and applications are available at the county’s website, see: http://www.co.washington.or.us/AssessmentTaxation/Recording/TransferTaxExemption/index.cfm. Order No.: 45142308001 Supplement 2-Date Preliminary Report Printed: 02.15.24 @ 02:09 PM OR----SPS1-24-45142308001 B.In addition to the standard policy exceptions, the exceptions enumerated above shall appear on the final ALTA Policy unless removed prior to issuance. C.Note: No utility search has been made or will be made for water, sewer or storm drainage charges unless the City/Service District claims them as liens (i.e. foreclosable) and reflects them on its lien docket as of the date of closing. Buyers should check with the appropriate city bureau or water service district and obtain a billing cutoff. Such charges must be adjusted outside of escrow. D.Note: There are no matters against the party(ies) shown below which would appear as exceptions to coverage in a title insurance product: Parties: TNHC Oregon LLC, a Delaware limited liability company E.Notice: Please be aware that due to the conflict between federal and state laws concerning the cultivation, distribution, processing, manufacture, sale, dispensing or use of marijuana and psilocybin, the Company is not able to close or insure any transaction involving Land associated with these activities. F.Note: There are NO conveyances affecting said Land recorded within 24 months of the date of this report. G.Note: If an Owner’s Title Insurance Policy is requested, the State of Oregon requires every ALTA Owner’s Policy (07-01-2021) to include the OTIRO 110 Endorsement as a supplement to the definition of Insured in said Owner’s Policy’s Conditions to confirm coverage is the same for an Oregon Registered Domestic Partner as it is for a Spouse. H.Note: Effective January 1, 2008, Oregon law (ORS 314.258) mandates withholding of Oregon income taxes from sellers who do not continue to be Oregon residents or qualify for an exemption. Please contact your Escrow Closer for further information. I.THE FOLLOWING NOTICE IS REQUIRED BY STATE LAW: YOU WILL BE REVIEWING, APPROVING AND SIGNING IMPORTANT DOCUMENTS AT CLOSING. LEGAL CONSEQUENCES FOLLOW FROM THE SELECTION AND USE OF THESE DOCUMENTS. YOU MAY CONSULT AN ATTORNEY ABOUT THESE DOCUMENTS. YOU SHOULD CONSULT AN ATTORNEY IF YOU HAVE QUESTIONS OR CONCERNS ABOUT THE TRANSACTION OR ABOUT THE DOCUMENTS. IF YOU WISH TO REVIEW TRANSACTION DOCUMENTS THAT YOU HAVE NOT SEEN, PLEASE CONTACT THE ESCROW AGENT. J.Note: This map/plat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other land. Except to the extent a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances or acreage shown thereon. Order No.: 45142308001 Supplement 2-Date Preliminary Report Printed: 02.15.24 @ 02:09 PM OR----SPS1-24-45142308001 K.Recording Charge (Per Document) is the following: County First Page Each Additional Page Washington $81.00 $5.00 Note: When possible the company will record electronically. An additional charge of $5.00 applies to each document which is recorded electronically. Note: Please send any documents for recording to the following address: Portland Title Group Attn: Recorder 1455 SW Broadway, Suite 1450 Portland, OR 97201 L.NOTE: IMPORTANT INFORMATION REGARDING PROPERTY TAX PAYMENTS Fiscal Year:July 1st through June 30th Taxes become a lien on real property, but are not yet payable:July 1st Taxes become certified and payable (approximately on this date):October 15th First one third payment of taxes is due:November 15th Second one third payment of taxes is due:February 15th Final payment of taxes is due:May 15th Discounts: If two thirds are paid by November 15th, a 2% discount will apply. If the full amount of the taxes are paid by November 15th, a 3% discount will apply. Interest: Interest accrues as of the 15th of each month based on any amount that is unpaid by the due date. No interest is charged if the minimum amount is paid according to the above mentioned payment schedule. M.Note: Property taxes for the fiscal year shown below are paid in full. Fiscal Year: 2023-2024 Amount: $14,203.77 Levy Code: 023.08 Account No.: R2008861 Map No.: 2S108CD00200 Prior to close of escrow, please contact the Tax Collector's Office to confirm all amounts owing, including current fiscal year taxes, supplemental taxes, escaped assessments and any delinquencies. Order No.: 45142308001 Supplement 2-Date Preliminary Report Printed: 02.15.24 @ 02:09 PM OR----SPS1-24-45142308001 N.The Company will require the following documents for review prior to the issuance of any title insurance predicated upon a conveyance or encumbrance from the entity named below. Limited Liability Company: TNHC Oregon LLC a.A copy of its operating agreement, if any, and any and all amendments, supplements and/or modifications thereto, certified by the appropriate manager or member. b.If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendment thereto with the appropriate filing stamps. c.If the Limited Liability Company is member-managed a full and complete current list of members certified by the appropriate manager or member. d.A current dated certificate of good standing from the proper governmental authority of the state in which the entity was created e.If less than all members, or managers, as appropriate, will be executing the closing documents, furnish evidence of the authority of those signing. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. Preliminary Report (Exhibit One)Printed: 02.15.24 @ 02:09 PM OR----SPS1-24-45142308001 EXHIBIT ONE 2021 AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (07-01-2021) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1.a.any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to: i.the occupancy, use, or enjoyment of the Land; ii.the character, dimensions, or location of any improvement on the Land; iii.the subdivision of land; or iv.environmental remediation or protection. b.any governmental forfeiture, police, regulatory, or national security power. c. the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b. 2.Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7. 3.Any defect, lien, encumbrance, adverse claim, or other matter: a.created, suffered, assumed, or agreed to by the Insured Claimant; b.not Known to the Company, not recorded in the Public Records at the Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; c.resulting in no loss or damage to the Insured Claimant; d.attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or e.resulting in loss or damage that would not have been sustained if consideration sufficient to qualify the Insured named in Schedule A as a bona fide purchaser or encumbrancer had been given for the Insured Mortgage at the Date of Policy. 4.Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing-business law. 5.Invalidity or unenforceability of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or Consumer Protection Law. 6.Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights law, that the transaction creating the lien of the Insured Mortgage is a: a.fraudulent conveyance or fraudulent transfer; b.voidable transfer under the Uniform Voidable Transactions Act; or c.preferential transfer: i.to the extend the Insured Mortgage is not a transfer made as a contemporaneous exchange for new value; or ii.for any reason not stated in the Covered Risk 13.b 7.Any claim of a PACA-PSA Trust. Exclusion 7 does not modify or limit the coverage provided under Covered Risk 8. 8.Any lien on the Title for real estate taxes or assessments imposed by a governmental authority and created or attaching between the Date of Policy and the date of recording of the Insured Mortgage in the Public Records. Exclusion 8 does not modify or limit the coverage provided under Covered Risk 2.b. or 11.b. 9.Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land. The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage. SCHEDULE B - GENERAL EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1.Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2.Facts, rights, interests or claims which are not shown by the Public Records but which could be ascertained by an inspection of the Land or by making inquiry of persons in possession thereof. 3.Easements, or claims of easement, not shown by the Public Records; reservations or exceptions in patents or in Acts authorizing the issuance thereof, water rights, claims or title to water. 4.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 5.Any lien for services, labor or material heretofore or hereafter furnished, or for contributions due to the State of Oregon for unemployment compensation or worker's compensation, imposed by law and not shown by the Public Records. 2021 AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (07-01-2021) EXCLUSIONS FROM COVERAGE The following matters are excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses that arise by reason of: 1.a.any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to: i.the occupancy, use, or enjoyment of the Land; ii.the character, dimensions or location of any improvement on the Land; iii.the subdivision of land; or iv.environmental remediation or protection; b.any governmental forfeiture, police, regulatory, or national security power c.the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b. Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6. 2.Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7. 3.Any defect, lien, encumbrance, adverse claim, or other matter: a.created, suffered, assumed or agreed to by the Insured Claimant; b.not known to the Company, not recorded in the Public Records at the Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; c.resulting in no loss or damage to the Insured Claimant; d.attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 9 or 10); or e.resulting in loss or damage that would not have been sustained if consideration sufficient to qualify the Insured named in Schedule A as a bona fide purchaser had been given for the Title at the Date of Policy. 4.Any claim, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights law, that the transaction vesting the Title as shown in Schedule A is a: a.fraudulent conveyance or fraudulent transfer, or b.voidable transfer under the Uniform Voidable Transactions Act; or c.preferential transfer: i.to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or ii.for any other reason not stated in Covered Risk 9.b. 5.Any claim of a PACA-PSA Trust. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 8. 6.Any lien on the Title for real estate taxes or assessments imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 6 does not modify or limit the coverage provided under Covered Risk 2.b. 7.Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land. The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage. SCHEDULE B - GENERAL EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1.Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2.Facts, rights, interests or claims which are not shown by the Public Records but which could be ascertained by an inspection of the Land or by making inquiry of persons in possession thereof. 3.Easements, or claims of easement, not shown by the Public Records; reservations or exceptions in patents or in Acts authorizing the issuance thereof, water rights, claims or title to water. 4.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 5.Any lien for services, labor or material heretofore or hereafter furnished, or for contributions due to the State of Oregon for unemployment compensation or worker's compensation, imposed by law and not shown by the Public Records. Preliminary Report (Exhibit One)Printed: 02.15.24 @ 02:09 PM OR----SPS1-24-45142308001 EXHIBIT ONE 2006 AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses that arise by reason of: 1.(a)Any law, ordinance or governmental regulation (including but not limited to building and zoning) restricting, regulating, prohibiting or relating to (i)the occupancy, use, or enjoyment of the Land; (ii)the character, dimensions or location of any improvement erected on the land; (iii)the subdivision of land; or (iv)environmental protection; or the effect of any violation of these laws, ordinances or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b)Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2.Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3.Defects, liens, encumbrances, adverse claims, or other matters (a)created, suffered, assumed or agreed to by the Insured Claimant; (b)not known to the Company, not recorded in the Public Records at Date of Policy, but known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c)resulting in no loss or damage to the Insured Claimant; (d)attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (e)resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4.Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with the applicable doing-business laws of the state where the Land is situated. 5.Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law. 6.Any claim, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a)a fraudulent conveyance or fraudulent transfer, or (b)a preferential transfer for any reason not stated in the Covered Risk 13(b) of this policy. 7.Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11(b). The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage. SCHEDULE B - GENERAL EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1.Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2.Facts, rights, interests or claims which are not shown by the Public Records but which could be ascertained by an inspection of the Land or by making inquiry of persons in possession thereof. 3.Easements, or claims of easement, not shown by the Public Records; reservations or exceptions in patents or in Acts authorizing the issuance thereof, water rights, claims or title to water. 4.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 5.Any lien for services, labor or material heretofore or hereafter furnished, or for contributions due to the State of Oregon for unemployment compensation or worker's compensation, imposed by law and not shown by the Public Records. 2006 AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses that arise by reason of: 1.(a)Any law, ordinance or governmental regulation (including but not limited to building and zoning) restricting, regulating, prohibiting or relating to (i)the occupancy, use, or enjoyment of the Land; (ii)the character, dimensions or location of any improvement erected on the land; (iii)the subdivision of land; or (iv)environmental protection; or the effect of any violation of these laws, ordinances or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b)Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2.Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3.Defects, liens, encumbrances, adverse claims, or other matters (a)created, suffered, assumed or agreed to by the Insured Claimant; (b)not known to the Company, not recorded in the Public Records at Date of Policy, but known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c)resulting in no loss or damage to the Insured Claimant; (d)attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e)resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4.Any claim, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a)a fraudulent conveyance or fraudulent transfer, or (b)a preferential transfer for any reason not stated in the Covered Risk 9 of this policy. 7.Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage. SCHEDULE B - GENERAL EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1.Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2.Facts, rights, interests or claims which are not shown by the Public Records but which could be ascertained by an inspection of the Land or by making inquiry of persons in possession thereof. 3.Easements, or claims of easement, not shown by the Public Records; reservations or exceptions in patents or in Acts authorizing the issuance thereof, water rights, claims or title to water. 4.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 5.Any lien for services, labor or material heretofore or hereafter furnished, or for contributions due to the State of Oregon for unemployment compensation or worker's compensation, imposed by law and not shown by the Public Records. Wire Fraud Alert Original Effective Date:5/11/2017 Current Version Date:5/11/2017 45142308001-LM - WIRE0016 (DSI Rev. 12/07/17) TM and © Fidelity National Financial, Inc. and/or an affiliate. All rights reserved WIRE FRAUD ALERT This Notice is not intended to provide legal or professional advice. If you have any questions, please consult with a lawyer. All parties to a real estate transaction are targets for wire fraud and many have lost hundreds of thousands of dollars because they simply relied on the wire instructions received via email, without further verification. If funds are to be wired in conjunction with this real estate transaction, we strongly recommend verbal verification of wire instructions through a known, trusted phone number prior to sending funds. In addition, the following non-exclusive self-protection strategies are recommended to minimize exposure to possible wire fraud. NEVER RELY on emails purporting to change wire instructions. Parties to a transaction rarely change wire instructions in the course of a transaction. ALWAYS VERIFY wire instructions, specifically the ABA routing number and account number, by calling the party who sent the instructions to you. DO NOT use the phone number provided in the email containing the instructions, use phone numbers you have called before or can otherwise verify. Obtain the number of relevant parties to the transaction as soon as an escrow account is opened. DO NOT send an email to verify as the email address may be incorrect or the email may be intercepted by the fraudster. USE COMPLEX EMAIL PASSWORDS that employ a combination of mixed case, numbers, and symbols. Make your passwords greater than eight (8) characters. Also, change your password often and do NOT reuse the same password for other online accounts. USE MULTI-FACTOR AUTHENTICATION for email accounts. Your email provider or IT staff may have specific instructions on how to implement this feature. For more information on wire-fraud scams or to report an incident, please refer to the following links: Federal Bureau of Investigation:Internet Crime Complaint Center: http://www.fbi.gov http://www.ic3.gov Privacy Statement Printed: 02.15.24 @ 02:09 PM by KA ORD1047.doc OR-FT-FPYM-01520.472001-45142308001 FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE Effective December 1, 2023 Fidelity National Financial, Inc. and its majority-owned subsidiary companies (collectively, "FNF," "our," or "we") respect and are committed to protecting your privacy. This Privacy Notice explains how we collect, use, and protect personal information, when and to whom we disclose such information, and the choices you have about the use and disclosure of that information. A limited number of FNF subsidiaries have their own privacy notices. If a subsidiary has its own privacy notice, the privacy notice will be available on the subsidiary's website and this Privacy Notice does not apply. Collection of Personal Information FNF may collect the following categories of Personal Information: contact information (e.g., name, address, phone number, email address); demographic information (e.g., date of birth, gender, marital status); identity information (e.g. Social Security Number, driver's license, passport, or other government ID number); financial account information (e.g. loan or bank account information); and other personal information necessary to provide products or services to you. We may collect Personal Information about you from: information we receive from you or your agent; information about your transactions with FNF, our affiliates, or others; and information we receive from consumer reporting agencies and/or governmental entities, either directly from these entities or through others. Collection of Browsing Information FNF automatically collects the following types of Browsing Information when you access an FNF website, online service, or application (each an "FNF Website") from your Internet browser, computer, and/or device: Internet Protocol (IP) address and operating system; browser version, language, and type; domain name system requests; and browsing history on the FNF Website, such as date and time of your visit to the FNF Website and visits to the pages within the FNF Website. Like most websites, our servers automatically log each visitor to the FNF Website and may collect the Browsing Information described above. We use Browsing Information for system administration, troubleshooting, fraud investigation, and to improve our websites. Browsing Information generally does not reveal anything personal about you, though if you have created a user account for an FNF Website and are logged into that account, the FNF Website may be able to link certain browsing activity to your user account. Other Online Specifics Cookies. When you visit an FNF Website, a "cookie" may be sent to your computer. A cookie is a small piece of data that is sent to your Internet browser from a web server and stored on your computer's hard drive. Information gathered using cookies helps us improve your user experience. For example, a cookie can help the website load properly or can customize the display page based on your browser type and user preferences. You can choose whether or not to accept cookies by changing your Internet browser settings. Be aware that doing so may impair or limit some functionality of the FNF Website. Web Beacons. We use web beacons to determine when and how many times a page has been viewed. This information is used to improve our websites. Do Not Track. Currently our FNF Websites do not respond to "Do Not Track" features enabled through your browser. Privacy Statement Printed: 02.15.24 @ 02:09 PM by KA ORD1047.doc OR-FT-FPYM-01520.472001-45142308001 Links to Other Sites. FNF Websites may contain links to unaffiliated third-party websites. FNF is not responsible for the privacy practices or content of those websites. We recommend that you read the privacy policy of every website you visit. Use of Personal Information FNF uses Personal Information for these main purposes: To provide products and services to you or in connection with a transaction involving you. To improve our products and services. To communicate with you about our, our affiliates', and others' products and services, jointly or independently. To provide reviews and testimonials about our services, with your consent. When Information Is Disclosed We may disclose your Personal Information and Browsing Information in the following circumstances: to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure; to affiliated or nonaffiliated service providers who provide or perform services or functions on our behalf and who agree to use the information only to provide such services or functions; to affiliated or nonaffiliated third parties with whom we perform joint marketing, pursuant to an agreement with them to jointly market financial products or services to you; to law enforcement or authorities in connection with an investigation, or in response to a subpoena or court order; or in the good-faith belief that such disclosure is necessary to comply with legal process or applicable laws, or to protect the rights, property, or safety of FNF, its customers, or the public. The law does not require your prior authorization and does not allow you to restrict the disclosures described above. Additionally, we may disclose your information to third parties for whom you have given us authorization or consent to make such disclosure. We do not otherwise share your Personal Information or Browsing Information with nonaffiliated third parties, except as required or permitted by law. We reserve the right to transfer your Personal Information, Browsing Information, and any other information, in connection with the sale or other disposition of all or part of the FNF business and/or assets, or in the event of bankruptcy, reorganization, insolvency, receivership, or an assignment for the benefit of creditors. By submitting Personal Information and/or Browsing Information to FNF, you expressly agree and consent to the use and/or transfer of the foregoing information in connection with any of the above described proceedings. Security of Your Information We maintain physical, electronic, and procedural safeguards to protect your Personal Information. Choices With Your Information Whether you submit Personal Information or Browsing Information to FNF is entirely up to you. If you decide not to submit Personal Information or Browsing Information, FNF may not be able to provide certain services or products to you. For California Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties, except as permitted by California law. For additional information about your California privacy rights, please visit the "California Privacy" link on our website (https://fnf.com/pages/californiaprivacy.aspx) or call (888) 413-1748. For Connecticut Residents: For additional information about your Connecticut consumer privacy rights, or to make a consumer privacy request, or to appeal a previous privacy request, please email privacy@fnf.com or call (888) 714-2710. For Colorado Residents: For additional information about your Colorado consumer privacy rights, or to make a consumer privacy request, or appeal a previous privacy request, please email privacy@fnf.com or call (888) 714-2710. Privacy Statement Printed: 02.15.24 @ 02:09 PM by KA ORD1047.doc OR-FT-FPYM-01520.472001-45142308001 For Nevada Residents: We are providing this notice pursuant to state law. You may be placed on our internal Do Not Call List by calling FNF Privacy at (888) 714-2710 or by contacting us via the information set forth at the end of this Privacy Notice. For further information concerning Nevada's telephone solicitation law, you may contact: Bureau of Consumer Protection, Office of the Nevada Attorney General, 555 E. Washington St., Suite 3900, Las Vegas, NV 89101; Phone number: (702) 486-3132; email: aginquiries@ag.state.nv.us. For Oregon Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties for marketing purposes, except after you have been informed by us of such sharing and had an opportunity to indicate that you do not want a disclosure made for marketing purposes. For Utah Residents: For additional information about your Utah consumer privacy rights, or to make a consumer privacy request, please call (888) 714-2710. For Vermont Residents: We will not disclose information about your creditworthiness to our affiliates and will not disclose your personal information, financial information, credit report, or health information to nonaffiliated third parties to market to you, other than as permitted by Vermont law, unless you authorize us to make those disclosures. For Virginia Residents: For additional information about your Virginia consumer privacy rights, or to make a consumer privacy request, or appeal a previous privacy request, please email privacy@fnf.com or call (888) 714-2710. Information From Children The FNF Websites are not intended or designed to attract persons under the age of eighteen (18). We do not collect Personal Information from any person that we know to be under the age of thirteen (13) without permission from a parent or guardian. International Users FNF's headquarters is located within the United States. If you reside outside the United States and choose to provide Personal Information or Browsing Information to us, please note that we may transfer that information outside of your country of residence. By providing FNF with your Personal Information and/or Browsing Information, you consent to our collection, transfer, and use of such information in accordance with this Privacy Notice. FNF Website Services for Mortgage Loans Certain FNF companies provide services to mortgage loan servicers, including hosting websites that collect customer information on behalf of mortgage loan servicers (the "Service Websites"). The Service Websites may contain links to both this Privacy Notice and the mortgage loan servicer or lender's privacy notice. The sections of this Privacy Notice titled When Information is Disclosed, Choices with Your Information, and Accessing and Correcting Information do not apply to the Service Websites. The mortgage loan servicer or lender's privacy notice governs use, disclosure, and access to your Personal Information. FNF does not share Personal Information collected through the Service Websites, except as required or authorized by contract with the mortgage loan servicer or lender, or as required by law or in the good-faith belief that such disclosure is necessary: to comply with a legal process or applicable law, to enforce this Privacy Notice, or to protect the rights, property, or safety of FNF or the public. Your Consent To This Privacy Notice; Notice Changes By submitting Personal Information and/or Browsing Information to FNF, you consent to the collection and use of the information in accordance with this Privacy Notice. We may change this Privacy Notice at any time. The Privacy Notice's effective date will show the last date changes were made. If you provide information to us following any change of the Privacy Notice, that signifies your assent to and acceptance of the changes to the Privacy Notice. Accessing and Correcting Information; Contact Us If you have questions or would like to correct your Personal Information, visit FNF's Privacy Inquiry Website or contact us by phone at (888) 714-2710, by email at privacy@fnf.com, or by mail to: Fidelity National Financial, Inc. 601 Riverside Avenue, Jacksonville, Florida 32204 Attn: Chief Privacy Officer City of Tigard Pre-Application Conference Notes Residential Developments Meeting Date: 2/22/2024 PRE2024-00008 Applicant: Pamela Verdadero; New Home Company Contact: 503-313-7795 / pverdadero@newhomeco.com Agent: Arva Hussain; Pacific Community Design Contact: 503-941-9484 / arva@pacific-community.com Property Location: 15540 SW April Lane (Tax Lot 2S108CD00400), and Tax Lots 2S108CD00200 and 2S1170001600 Proposal: Planned Development for 67 single detached homes and 14 rowhouses Base Zone: RES-C Sensitive Lands: CWS Vegetated Corridor, Significant Habitat Areas, Significant Tree Groves, Steep Slopes > 25% Overlay Zone: None Plan District: ☒ Yes ☐ No If yes, which plan district: River Terrace Required Applications: Planned Development (Type III), Subdivision (Type II), and Sensitive Lands Review Planner: Jenny McGinnis Contact: Jenny.McGinnis@tigard-or.gov / 503-718-2427 Engineer: Buck Smith Contact: Buck.Smith@tigard-or.gov / 503-718-2433 Land Use Application Review Process 18.710 Land Use Review Procedures The application is subject to a Type III procedure, as provided in Section 18.710.060. The approval authority is the Planning Commission and the appeal authority is the City Council. Review the complete procedures in Chapter 18.710. A neighborhood meeting is required, refer to Subsection 18.710.030.B and Pre-application packet for requirements. 2 For submittal requirements, refer to Subsection 18.710.030.C and Pre-application packet for requirements. Prior to submittal of the application, you will need to schedule an appointment with the Permit Counter, 503-718-2421. Applicable Chapters ☒ 18.110 Residential Zones ☐ 18.660 Tigard Triangle Plan District ☒ 18.210 Residential General Provisions ☐ 18.670 Washington Square Regional Center ☐ 18.220 Accessory Dwelling Units ☒ 18.710 Land Use Review Procedures ☐ 18.230 Apartments ☐ 18.715 Adjustments ☐ 18.240 Cottage Clusters ☐ 18.720 Annexation ☐ 18.250 Courtyard Units ☐ 18.740 Conditional Uses ☐ 18.260 Mobile Home Parks ☐ 18.750 Historic Resources ☐ 18.270 Quads ☐ 18.760 Home Occupations ☒ 18.280 Rowhouses ☒ 18.770 Planned Developments ☒ 18.290 Small Form Residential ☐ 18.780 Site Development Review ☐ 18.410 Off-Street Parking and Loading ☐ 18.790 Text and Map Amendments ☒ 18.420 Landscaping and Screening ☒ 18.805 Lot Standards ☐ 18.440 Temporary Uses ☐ 18.810 Lot Line Adjustments & Consolidations ☐ 18.450 Wireless Communication Facilities ☐ 18.820 Land Partitions ☒ 18.510 Sensitive Lands ☒ 18.830 Subdivisions ☒ 18.520 Significant Tree Groves ☒ 18.910 Improvement Standards ☐ 18.620 Bridgeport Village Plan District ☒ 18.920 Access, Egress & Circulation ☒ 18.640 River Terrace Plan District ☒ 18.930 Vision Clearance Areas ☐ 18.650 Tigard Downtown Plan District Applicable Standards 18.110 RESIDENTIAL ZONES Applicable Zone: RES-C 18.600 PLAN DISTRICTS Applicable Plan District: River Terrace Please review Section 18.640 River Terrace Plan District for all applicable approval criteria. 3 18.280 ROWHOUSES Minimum Lot Size: 1,250 sf Maximum Lot Size: 1,750 sf Minimum Lot Width: 20 feet 18.290 SMALL FORM RESIDENTIAL Minimum Lot Size: 5,000 sf Maximum Lot Size: 6,250 sf Minimum Lot Width: 50 feet Table 18.290.1 Development Standards Standard Small Form Residential Rowhouses Minimum Setbacks - Front 10 ft 15 ft - Street side 10 ft 15 ft - Side 5 ft 5 ft - Rear 15 ft 15 ft - Garage 20 ft N/A Maximum Setbacks - Front N/A 20 ft - Street Side N/A 20 ft Maximum Height 35 ft 35 ft Maximum Lot Coverage 80% 80% Minimum Landscape Area 20% 20% Please review all development standards for the applicable housing types in Chapters 18.280 and 18.290. 18.770 PLANNED DEVELOPMENTS Please review all requirements in the Planned Development Chapter, 18.770. In addition to the submittal requirements of 18.710.030.C.3, the information listed below must be included with the application: A. Proposal summary. A written description and graphic illustration of the planned development proposal with enough specificity to convey the overall land use pattern, development scale, circulation network, and housing types and densities. The description must include a statement about the planning objectives to be achieved by the proposal and why the applicant believes the public benefits from the proposal are sufficient to warrant the type and amount of flexibility requested. B. Flexibility request. A detailed written description of all proposed adjustments to development standards and the reason for each proposed adjustment. The description must be accompanied by professional studies or analyses as needed to adequately support the reason for each proposed 4 adjustment. The description must also include a table that lists each applicable deve lopment standard and the associated proposed standard in a side-by-side column format. C. Public benefits proposal. A detailed written description of all proposed public benefits. The description must be accompanied by drawings, plans, or details as needed to convey the location, size, and overall nature of each public benefit. Public benefits include features, amenities, or protections that in some way exceed the minimum standards of this title to the benefit of the general public or planned development users. D. Environmental analysis. A written description and graphic illustration of the relationship between the planned development proposal and any existing natural features on the site. The description and illustration must explain how the proposal addresses any existing sensitive lands, significant tree groves, land forms, or other natural features on the site. E. Compatibility analysis. A written description and graphic illustration of the relationship between the planned development proposal and the surrounding community. The description and illustration must explain how the proposal integrates with and responds to existing development patterns through a discussion about the arrangement, location, and massing of all proposed buildings, uses, and site improvements, including streets and paths. F. Land use analysis. A detailed written description that demonstrates the need for or benefit of any civic or commercial uses proposed in a residential zone or civic or residential uses proposed in a commercial zone where not allowed in the underlying base zone. The description must be accompanied by professional studies or analyses as needed to adequately support the proposed land uses. The description must also include a table that lists each proposed land use category by location. G. Impact identification. A detailed written description of the impacts of the planned development proposal on adjacent properties or the surrounding community that would not occur if the site developed without a planned development approval. If impacts exist, the description must include a detailed mitigation proposal where practicable. (Ord. 18-28 §1) Additional River Terrace Planned Development Standards apply as outlined in Section 18.640.070; related to: Density - May limit the land dedicated for public or private rights-of-way to 20% of gross site acreage for the purpose of calculating net development area and density. Common Open Space - Minimum of 20% of gross site area is required as common open space. Alternative open space and development enhancements may be provided such as parks or trails. Street Design – Includes provisions for public skinny streets, private streets and private alleys. Design Standards – Includes provisions for alternative design standards for small form residential and rowhouses. 18.830 SUBDIVISIONS 18.830.020 General Provisions 5 A. Conformance with state statute. All subdivision proposals must comply with all state regulations as provided in ORS Chapter 92, Subdivisions and Partitions. B. Lot averaging. Lot area or width may be reduced to allow lots less than the minimum applicable standard provided the average lot area or width for all lots in the subdivision is not less than that required. All lots created under this provision must be at least 80% of the minimum required lot area or width. C. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as provided in Chapter 18.440, Temporary Uses. J. Prohibition on flag lots. The creation of flag lots through a subdivision is prohibited. K. Conditions. 1. Lots created using the dimensional standards for cottage cluster, courtyard unit, quad, and rowhouse development must record a deed restriction that prohibits any type of development other than the type proposed with the subdivision application. This deed restriction cannot be removed except through another lot creation or modification process, other than a sublot plat. 2. The approval authority may attach conditions that are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the city for the purpose of controlling access to adjacent undeveloped properties. See Chapter 18.830 for all requirements. 18.410 OFF-STREET PARKING AND LOADING See Section 18.410.030.I for parking dimensional standards. 18.420 LANDSCAPING AND SCREENING Required Landscaping (Section 18.420.040) Minimum Landscape Area: 20 % The minimum landscape area standard must be provided on the site and may be met by any combination of the following: 1. Landscaping, including parking lot landscaping, that meets the L-1 or L-2 landscaping standard (see below); 3. Any required above-ground vegetated stormwater facility; or 4. Other areas as specified by the applicable development standards chapter. Standard Requirements L-1 Any combination of trees, plants, or lawn with or without other natural or artificial landscaping elements such as ponds, fountains, lighting, benches, bridges, rocks, paths, sculptures, trellises, or screens. 6 Required Tree Canopy (Section 18.420.060) Minimum Site Tree Canopy: 40% for the site and 15% per single detached house lot Minimum Number of Street Trees: 1 per 40 lineal feet of street frontage An urban forestry plan is required to demonstrate compliance with tree canopy standards. An urban forestry plan must be prepared by a landscape architect or both a certified arborist and tree risk assessor, as provided in the Urban Forestry Manual Section 10 (except for MLPs). The plan must include: o Tree preservation and removal site plan- Section 10, Part 1 of Urban Forestry Manual o Tree canopy site plan- Section 10, Part 2 of Urban Forestry Manual o Supplemental report- Section 10, Part 3 of Urban Forestry Manual o Parking lot tree canopy standards- Provide the minimum effective tree canopy percentage for all parking areas, including parking spaces and drive aisles. Only the percentage of tree canopy directly above parking areas may count toward meeting this standard. o Street trees- Include where right-of-way improvements are required at a rate of 1 tree for 40 lineal feet of frontage. 18.510 SENSITIVE LANDS Steep slopes of 25 percent or greater and unstable ground may be present on the site. Disturbance to these areas will require a Sensitive Lands Review Type I or II. Disturbances less than 10 cubic yards are allowed. Type I: Required for disturbances between 10 and 50 cubic yards. Type II: Required for disturbances over 50 cubic yards. 18.510.070 Sensitive Lands Applications C. With steep slopes. The approval authority will approve or approve with conditions an application for a sensitive lands review on slopes of 25 percent or greater or unstable ground when all of the following criteria are met: 1. Compliance with all of the applicable requirements of this title; 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; 3. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; 4. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet or high water table; high shrink-swell capability; compressible or organic; and shallow depth-to-bedrock; and 5. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in compliance with CWS “Design and Construction Standards”. 18.520 SIGNIFICANT TREE GROVES Provides flexible standards to incentivize the preservation of significant tree groves and applies to all 7 sites that contain more than 10,000 square feet of tree canopy within a mapped significant tree grove. • Removes requirement for 15% tree canopy per lot provided minimum of 50% of significant tree grove is preserved. • Minimum density requirement may be reduced provided minimum of 50% of significant tree grove is preserved. • Allows for residential density transfer from the preserved portion of significant tree grove to buildable area of site. Please review Chapter 18.520 for more information. 18.910 IMPROVEMENT STANDARDS 18.910.030 Streets F. Future Streets Plan and Extension of Streets A Future Street Plan is required with an application for a subdivision or partition. The plan: o Shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division o Shall include boundaries of the proposed land division; and o Shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. o Shall identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. 18.910.040 Blocks The perimeter of blocks formed by streets shall not exceeds 2,000 feet measured along the right- of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. River Terrace requires that the perimeter of blocks formed by streets not exceed a total of 1,600 feet. ALL OTHER ITEMS IN 18.910 ARE ADDRESSED IN ENGINEERING’S CHECKLIST. 18.920 ACCESS, EGRESS AND CIRCULATION Table 18.920.1 Vehicular Access/Egress Requirements Housing Type Minimum Driveways Required Minimum Access Required Minimum Pavement Width Small Form Residential 1 10 ft 10 ft See access requirements for Rowhouses in Chapter 18.280. 8 18.930 VISION CLEARANCE AREAS Vision Clearance Areas must be: o Maintained between 3 and 8 feet in height at intersections of roads with driveways, railroads, and other roads. o The size of the vision clearance area depends upon the abutting street's functional classification and any existing obstructions within the vision clearance area. o Vision clearance areas must be shown on the site plan and identify any obstructions in these areas. Service Provider Letters and Additional Contacts The following service provider letters are required: ☒ Clean Water Services ☒ Energy Trust of Oregon ▪ Residential (excluding apartments): eps@energytrust.org / 1-866-365-3526 ▪ Apartments: newbuildings@energytrust.org / 1-877-467-0930 ☒ Tualatin Valley Fire District: https://www.tvfr.com/FormCenter/Public-Records-7/Service-provider-permit-for-Tigard-77 ☒ Pride Disposal Building: 503-718- 2439 / tigardbuildingpermits@tigard-or.gov Fire: Alex McGladrey, Deputy Fire Marshall; 503-259-1420 / Alex.McGladrey@tvfr.com ODOT: ODOT_R1_DevRev@odot.oregon.gov Energy Trust of Oregon: 866-368-7878 / info@energytrust.org Additional Comments or Issues Planned Development Review: - Consolidated Concept and Detailed Plan: $13,211 + $108 per lot - Final Plat: $3,217 Sensitive Lands Review: - Type I: $1,041 - Type II: $4,562 If any sales offices/model homes are proposed, the applicant will need to submit a Temporary Use Permit application. See 18.640.110 for more information. Additional Information 9 ENGINEERING REQUIREMENTS (Chapter 18.910 and 18.920) All requirements relating to street and utility improvements are provided in the Engineering Checklist. SUBDIVISION/PLAT NAME RESERVATION Applicant must complete and file a subdivision/plat name requires with the Washington County Surveyors Office. The approved Subdivision Name Reservation must be submitted to the City at time of application submittal. ENERGY TRUST OF OREGON The City of Tigard highly recommends contacting Energy Trust for assistance before completing building design to reduce upfront costs. Did you know you can get paid for building green? In addition to providing design assistance to maximize energy efficiency and operational savings, the Energy Trust team provides cash-back incentives throughout the planning process. Please contact info@energytrust.org for more information on savings and cash-back offers for new buildings and home upgrades. SEWER REIMBURSEMENT DISTRICT Your property may be in a sewer reimbursement district and may require additional fees upon development. Please contact the Planning Department at 503-718-2421 in order to find out if your property is within a sewer reimbursement district and the associated fee. DEVELOPMENT PERMITS Development permits will not be accepted until a land use approval has been granted. Comments from the Building Department are not included in these notes. For questions about the Building Code or building permits and related fees, please contact the Building Division at (503) 718-2439 or tigardbuildingpermits@tigard-or.gov. Final inspections will not be granted until all land use conditions of approval are satisfied. WASHINGTON COUNTY TDT AND CITY SDCS Washington County Transportation Development Tax (TDT) and City’s Transportation and Park System Development Charges (SDC) are due at time of building permit issuance. If you would like an SDCs estimate for your project, please contact Agnes Lindor, Senior Planner at AgnesL@tigard- or.gov. REGULATED AFFORDABLE HOUSING SDC EXEMPTION If the proposal includes regulated affordable housing, the development may be eligible to receive an exemption of the City’s Transportation and Park System Development Charges (SDC). Please contact the SDC Administrator at 503-718-2460 or sdc@tigard-or.gov for more information. DISCLAIMER The pre-application conference and notes cannot cover all applicable requirements related to the proposed development. Failure of the staff to provide information required by Title 18 does not constitute a waiver of the applicable criteria, regulations or standards. It is recommended that the applicant read Title 18 or contact city staff with any questions prior to submittal. CITY OF TIGARD Engineering Division, 2020 PRE-APPLICATION MEETING ENGINEERING SECTION City of Tigard, Oregon Community Development Shaping A Better Community DATE: Thursday, March 7, 2024 PROJECT NAME: RT McCleskey and Piscitelli Properties CASE NUMBER: PRE2022-00044 PROJECT ADDRESS: 15540 SW April Lane (Tax Lot 2S108CD00400), and Tax Lots 2S108CD00200 and 2S1170001600 PROJECT DESCRIPTION: Planned Development for 67 single detached homes and 14 rowhouses APPLICABLE CODE: 18.910, 18.920, 18.930 TRANSPORTATION · SW Woodhue Street o Classification: Neighborhood Route (with bike lanes, no parking) o City of Tigard Required Minimum Section (Figure 18.910.4 of TDC 18.910): 58’ right-of-way dedication · 36’ paved width · 5.5’ planter strip (with curb) · 5’ sidewalk · 0.5’ public access strip · 8’ PUE · SW 161st Avenue o Classification: Neighborhood Route (with bike lanes, no parking) o City of Tigard Required Minimum Section (Figure 18.910.3 of TDC 18.910): 60’ right-of-way dedication · 36’ paved width · 5.5’ planter strip (with curb) · 5’ sidewalk · 1.5’ public access strip · Local Street (<1,500 VPD) o Classification: Local Residential (Parking on Both Sides) o City of Tigard Required Minimum Section (Figure 18.910.4 of TDC 18.910): 54’ right-of-way dedication from centerline · 32’ paved width · 5.5’ planter strip (with curb) · 5’ sidewalk · 0.5’ public access strip CITY OF TIGARD Engineering Division, 2020 · Local Streets (<1,500 VPD) o Classification: Local Residential (Skinny Street Option, Parking on Both Sides) o City of Tigard Required Minimum Section (Figure 18.910.4 of TDC 18.910): 50’ right-of-way dedication from centerline · 28’ paved width · 5.5’ planter strip (with curb) · 5’ sidewalk · 0.5’ public access strip · CDC 18.910.030.Y: Street Lighting o Provide photometric analysis for proposed and existing streetlights. Analysis must separate private lighting from public right-of-way lighting. · Provide 8’ Public Utility Easement across road frontage, outside of right-of-way. · Provide schematic layout of adjacent properties to demonstrate street connectivity requirements can be met. · Provide design for River Terrace Trail that follows the southern and western properties lines of the site. STORMWATER · Stormwater systems shall be designed and constructed meeting CWS Design and Construction Standards for surface water management systems, including runoff treatment and control: o Chapter 4: Runoff Treatment and Control o Chapter 5: Conveyance Design · Applicant required to extend public storm sewer mains in accordance with CWS 5.02. · Submit Preliminary Stormwater Report with Land Use Application. SANITARY SEWER · Sanitary sewer system shall be designed and constructed meeting CWS Design and Construction Standards. · Existing 8” sanitary sewer main located within SW 113th Place along proposed development frontage. · Existing 8” sanitary sewer main located within SW Fonner Street along proposed development frontage. · The applicant is required to provide a new sanitary service lateral to serve each new lot per City standards. WATER · Water systems shall be designed and constructed in accordance with the City of Tigard Water Distribution System Design Standards. · Existing City of Tigard 16” DIP (550 PZ) water main located within SW Woodhue Street east of the proposed development. · Existing City of Tigard 16” DIP (550 PZ) water main located within Art Rutkin Elementary School Property west of the proposed development. · Existing City of Tigard 18” DIP (410 PZ) water main located within SW River Terrace Boulevard west of the proposed development. · Future City of Tigard 18” DIP (410 PZ) water main located within SW Beef Bend Road south of the proposed development. · Lots developed with service elevations below 315 feet shall be served by water mains in the 410 PZ. · Lots developed with service elevations above 315 feet shall be served by water mains in the 550 PZ. · The applicant is required to provide each new lot with a new water service line and meter per City standards. · Coordinate with City of Tigard for hydrant fire flow testing. OVERHEAD UTILITIES (CDC 18.910.120) · Existing overhead utilities and proposed utilities must be placed underground. GRADING AND EROSION CONTROL · A grading and erosion control permit will be required for the construction of the development. o 1200 C with DEQ for disturbed area of over 5 acres. o 1200CN with CWS for disturbed area between 1 and 5 acres. o EC Permit with Tigard for disturbed area less than 1 acre. CITY OF TIGARD Engineering Division, 2020 PREPARED BY: Buck Smith, PE – Principal Engineer DATE: 3/7/2024 ENGINEERING DIVISION STAFF DISCLAIMER The pre-application conference and notes cannot cover all applicable requirements related to the proposed development. Failure of the staff to provide information required by Title 18 does not constitute a waiver of the applicable criteria, regulations or standards. It is recommended that the applicant read Title 18 or contact city staff with any questions prior to submittal. City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.718.2421 • www. gard-or.gov Page 1 of 1 \\Tigdept\tigdept\Community Development\Permit Counter\Application Forms\Land Use\01 Current Forms\Word Versions\Property_Owner_Notification.docx Rev. 20230701 City of Tigard • Community Development Department Request for 500’ Property Owner Notification Submit the completed form to the staff planner you are working with. Request forms are valid for three (3) months after the date processed. Staff planner you are working with: Project name: Company name: Contact person: Phone: Email: For EACH project parcel, list the map and tax lot number (12 alphanumeric characters, i.e. 1S134AB00100): REQUEST FOR (only check one): Includes property owners within 500 feet and citywide interested parties. NEIGHBORHOOD MEETING (Applicant will be provided a spreadsheet with mailing addresses) NOTICE OF APPLICATION Land use case number: Jenny McGinnis Overlook at River Terrace Pacific Community Design for New Home Company Peyton James, Associate Planner 503-941-9484 peyton@pacific-community.com 2S108CD00400, 2S108CD00200, 2S1170001600 D a t a i s d e r i v e d f r o m m u l t i p l e s o u r c e s . T h e C i t y o f T i g a r d m a k e s n o w a r r a n t y , r e p r e s e n t a t i o n , o r g u a r a n t e e a s t o t h e c o n t e n t , a c c u r a c y , t i m e l i n e s s o r c o m p l e t e n e s s o f a n y o f t h e d a t a p r o v i d e d h e r e i n . T h e C i t y o f T i g a r d s h a l l a s s u m e n o l i a b i l i t y f o r a n y e r r o r s , o m i s s i o n s , o r i n a c c u r a c i e s i n t h e i n f o r m a t i o n p r o v i d e d r e g a r d l e s s o f h o w c a u s e d . COMMUNITY DEVELOPMENT DEPARTMENT Scale: 0.16 City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 (503) 639-4171 www.tigard-or.gov City of Tigard, Oregon Area Notified (500 ft) Miles For: Regarding: Overlook at River Terrace 2S108CD00400, 2S108CD00200, 2S1170001600 05/28/2024 Map Created: Subject Site Notification Area Name Address1 Address2 Address3 Address4 TaxLot ATTN: DONNY LEE SECTOR HOUSING OFFICER 2185 SE 12TH PLACE WARRENTON, OR 97146 BEILKE, SUSAN 11755 SW 114TH PLACE TIGARD, OR 97223 BUEHNER, GRETCHEN PO BOX 230268 TIGARD, OR 97281 CAFFALL, REX 13205 SW VILLAGE GLENN TIGARD, OR 97223 CAROL RENAUD 155 N 1ST AVE MS 20 HILLSBORO, OR 97124 CHAN, LAWRENCE LAM, LINH 15543 SW EVERGLADE AVE TIGARD, OR 97224 2S108DC33500 CITY OF TIGARD ATTN: JENNY MCGINNIS 13125 SW HALL BLVD.TIGARD, OR 97223 CND-RIVER TERRACE LLC 1111 N POST OAK RD HOUSTON, TX 77055 multiple CONNERY, STACY 12564 SW MAIN STREET TIGARD, OR 97223 CRAGHEAD, ALEXANDER 12205 SW HALL BOULEVARD TIGARD, OR 97223-6210 DEFILIPPIS, VICTOR 13892 SW BRAYDON CT TIGARD, OR 97224 DURAZO, JANET LIVING TRUST 15989 SW TAYLOR LN TIGARD, OR 97224 2S108CC00200 ENGVALL, ANN 15461 SW 82 PL TIGARD, OR 97224 EPENETER PROPERTIES LLC BY EPENETER, FREDERICK J & BEVERLY J 10860 SW PARK ST TIGARD, OR 97223 2S1170000301 HASUIKE, ARTHUR A & SUZANNE S HASUIKE, DANIEL T LIVING TRUST YOUNG, BETTY H ET AL 15265 SW BEEF BEND RD TIGARD, OR 97224 2S117A000600 HASUIKE, STEVE YUKIO LIVING TRUST HASUIKE, DANIEL T LIVING TRUST YOUNG, BETTY H ET AL 15265 SW BEEF BEND RD TIGARD, OR 97224 2S1170000208 HERING,. BLAKE GANTRY, INC.2215 NW QUIMBY STREET, SUITE 2 PORTLAND, OR 97210 HOWLAND, HAROLD AND RUTH 13145 SW BENISH TIGARD, OR 97223 ICHIJO USA CO LTD 3800 SW CEDAR HILLS BLVD STE 131 BEAVERTON, OR 97005 multiple LONG, JIM CHAIR, CPO 4M 10655 SW HALL BLVD.TIGARD, OR 97223 MCCLESKEY FAMILY JOINT TRUST BY MCCLESKEY, MICHAEL T & ALITA A TRS 15590 SW APRIL LN TIGARD, OR 97224 2S108CD00200 MF BB2 15525 SW BEEF BEND RD TIGARD, OR 97224 2S1170000202 MINER, DONALD WM TRUST BY MINER, DONALD WM TR PO BOX 129 SHERWOOD, OR 97140 multiple MURDOCK, NATHAN AND ANN 7415 SW SPRUCE STREET TIGARD, OR 97223 NEAL BROWN. GRI 13853 SW BOXELDER ST.TIGARD, OR 97223 O'HALLORAN, EDWINE E 15800 SW BEEF BEND RD TIGARD, OR 97224 2S1170000100 PACIFIC LIFESTYLE HOMES INC 11815 NE 99TH ST STE 1200 VANCOUVER, WA 98686 multiple PETERSON, CINDI R PETERSON, DONALD A RENUNCIATION TRUST 15601 SW APRIL LN TIGARD, OR 97224 2S108CD00100 PISCITELLI FAMILY TRUST BY PISCITELLI, VINCENZO & ROSALBA TRS 15540 SW APRIL LN TIGARD, OR 97224 multiple RIVER TERRACE CROSSING HOA BY TAYLOR MORRISON NORTHWEST LLC 703 BROADWAY ST STE 710 VANCOUVER, WA 98660 multiple RIVER TERRACE CROSSING HOA BY WEEKLEY HOMES LLC 1905 NW 169TH PL #102 BEAVERTON, OR 97006 2S108DC34400 ROGERS, KATE 9527 SW BROOKLYN LN TIGARD, OR, 97224 RORMAN, SUE 11250 SW 82ND AVE TIGARD, OR 97223 ROSE, JARRETT P & MARIA A 15755 SW BEEF BEND RD TIGARD, OR 97224 2S1170000201 RUEDY, ROBERT 14185 SW 100TH AVENUE TIGARD, OR 97224 SHARLIN FARM LLC BY O'HALLORAN, MICHAEL 12130 NW OLD GERMANTOWN RD PORTLAND, OR 97231 2S1170001000 SINGH, GANMAN KAUR, EKJOT 15673 SW EVERGLADE AVE TIGARD, OR 97224 2S108DC34300 SPRING, BRAD 7555 SW SPRUCE STREET TIGARD, OR 97223 STEELE, GREGORY 15670 SW EVERGLADE AVE TIGARD, OR 97224 2S108DC30800 STONE BRIDGE HOMES NW LLC 4230 GALEWOOD ST STE 100 LAKE OSWEGO, OR 97035 multiple SUCTAWEE TRUST BY SUCTAWEE, SALAWOOT J TR 16195 SW BEEF BEND RD SHERWOOD, OR 97140 2S1170000207 SUNDBERG, ROSS 16382 SW 104TH AVE TIGARD, OR 97224 TIGARD-TUALATIN SCHOOL DISTRICT 23J 6960 SW SANDBURG ST TIGARD, OR 97223 2S108CC00400 TRI-COUNTY INVESTMENTS LLC 17933 NW EVERGREEN PKWY STE 300 BEAVERTON, OR 97006 2S108CD00300 TTSD ATTN: DAVID MOORE 6960 SW SANDBURG ST TIGARD, OR 97223 WEEKLEY HOMES LLC 1111 N POST OAK RD HOUSTON, TX 77055 2S108DC33700 WEGENER, BRIAN 9830 SW KIMBERLY DRIVE TIGARD, OR 97224 12564 SW Main Street, Tigard, OR 97223 [T] 503-941-9484 [F] 503-941-9485 NOTICE OF NEIGHBORHOOD MEETING May 30th, 2024 Dear Resident: Pacific Community Design is representing the New Home Company who is the applicant for the proposed development in River Terrace located south and east of SW April Ln and north of SW Beef Bend rd as tax lots 2S108CD00400, 2S108CD00200, 2S1170001600. The subject property is more specifically shown by the attached Property Vicinity Map. The applicant is proposing a residential Planned Development, Overlook at River Terrace, which will include both rowhomes and detached small form residential in a variety of lot sizes. Prior to applying to the City of Tigard for the necessary land use approvals, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: June 13th, 2024, 6:00-7:00 pm Join virtually via Zoom meeting: https://tinyurl.com/rseawu8n Meeting ID- 899 0510 3767 Passcode: 090915 Please note this meeting will be an informational meeting on preliminary development plans and will also include discussions of the proposal. We will try to answer questions related to how the project meets relevant development standards consistent with Tigard’s land use regulations and community development code. These plans may be altered prior to submittal to the City based on feedback from the meeting and design refinement. We look forward to more specifically discussing the proposal with you. Please feel free to call me at (503) 941-9484 or email me at stacy@pacific-community.com if you have questions. Sincerely, Stacy Connery, AICP Attachment: Property Vicinity Map Overl ook at River Terrace Vic inity Map TL: 2S108CD00200 TL: 2S108CD00400 TL: 2S1170001600 2000 ft N ➤➤ N SCALE 1 INCH = 500 FEET 500 250 50000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 ) P C O V E R . d w g - S H E E T : 1 De c . 1 6 , 2 4 - 4: 3 6 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: OVERLOOK AT RIVER TERRACE TL 200 & 400 SECTION 8, TL 1600 SECTION 17, TOWNSHIP 2 SOUTH, RANGE 1 WEST, W.M. CITY OF TIGARD, WASHINGTON COUNTY, OREGON VICINITY MAP SW B E E F B E N D R D SW A P R I L L N (P R I V A T E R O A D ) SW R O Y R O G E R S R D GROSS ACREAGE: 18.08 AC BENCHMARK: UTILITIES & SERVICES: APPLICANT: THE NEW HOME COMPANY 15455 NW GREENBRIER PARKWAY, SUITE 240 BEAVERTON, OR 97006 [P]503-313-7795 CONTACT: PAM VERDADERO, VP, ACQUISITIONS & ENTITLEMENTS PLANNER: PACIFIC COMMUNITY DESIGN, INC. 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: PEYTON JAMES/STACY CONNERY, AICP CIVIL ENGINEER: PACIFIC COMMUNITY DESIGN, INC. 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: JAKLIN HUNT, PE/ KC SCHWARTZKOPH, PE SURVEYOR: PACIFIC COMMUNITY DESIGN, INC. 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: TRAVIS JANSEN, PLS, PE GEOTECHNICAL ENGINEER: NV5 9755 SW BARNES RD PORTLAND, OREGON 97225 [P] 503-626-0455 CONTACT: SCOTT V. MILLS, PE LANDSCAPE ARCHITECT: PACIFIC COMMUNITY DESIGN, INC. 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503 941-9484 CONTACT: BEN HOLMES, PLA NATURAL RESOURCE CONSULTANT: SWCA ENVIRONMENTAL CONSULTANTS 1800 NW UPSHUR ST, SUITE 100 PORTLAND, OR 97209 [P] 503-546-5091 CONTACT: JESSALYNN SPEARS TRAFFIC ENGINEER: KITTELSON & ASSOCIATES, INC 851 SW 6TH AVE, STE 600 PORTLAND, OR 97204 [P] 503-535-7409 CONTACT: JULIA KUHN OWNERS: TL 400 PISCITELLI FAMILY TRUST 15265 SW BEEF BEND RD, TIGARD, OR 97224 TL 200 THE MCCLESKEY FAMILY JOINT TRUST 15590 SW APRIL LN, TIGARD, OR 97224 WASHINGTON COUNTY BENCHMARK NO. 183, A ALUMINUM DISK LOCATED AT THE SE CORNER OF SECTION 8, JUST WEST OF THE REGIONAL TRAIL "TRACT M" END AT RIVER TERRACE CROSSING ELEVATION DATUM: NGVD 29, ELEVATION = 200.615 CITY OF TIGARD WATER, [P] 503-718-2591 CITY OF TIGARD [P] 503-639-4171 CITY OF TIGARD [P] 503-639-4171 PORTLAND GENERAL ELECTRIC, [P] 503-736-5450 NORTHWEST NATURAL, [P] 503-721-2512 TUALATIN VALLEY FIRE & RESCUE, [P] 503-649-8577 CITY OF TIGARD, [P] 503-629-0111 TIGARD-TUALATIN SCHOOL DISTRICT, [P] 503-431-4000 CITY OF TIGARD, [P] 503-645-6433 FRONTIER, [P] 503-277-2383 PRIDE DISPOSAL, [P] 503-625-6177 COMCAST, [P] 800-266-2278 WATER: STORM: SEWER: POWER: GAS: FIRE: POLICE: SCHOOL: PARKS: PHONE: WASTE DISPOSAL: CABLE: SW W O O D H U E S T SW 1 5 0 T H A V E SW E L S N E R L N COVER SHEET 1 SHEET INDEX 1 COVER SHEET 2 EXISTING CONDTIONS 3 AERIAL PHOTOGRAPH 4 DENSITY CALCULATIONS 5 OPPORTUNITIES & CONSTRAINTS 6 CONCEPT PLAN MAP 7 SITE PLAN & TYPICAL LOT PLAN 8 ILLUSTRATIVE SITE PLAN 9 MODEL HOME AND SALES OFFICE SITE PLAN 10 PRELIMINARY PLAT 11 PROPOSED GRADING PLAN 12 PROPOSED SANITARY PLAN 13 PROPOSED STORM PLAN 14 PROPOSED WATER PLAN 15 PRELIMINARY CIRCULATION PLAN 15.1 INTERSECTION DETAILS 16 PROPOSED PARKING PLAN 17.1 TREE PRESERVATION & REMOVAL PLAN 17.2 TREE PRESERVATION & REMOVAL PLAN 17.3 TREE PRESERVATION & REMOVAL PLAN 17.4 TREE PRESERVATION & REMOVAL PLAN 17.5 TREE PRESERVATION & REMOVAL PLAN 17.6 TREE PRESERVATION & REMOVAL PLAN 17.7 TREE PRESERVATION & REMOVAL PLAN 17.8 TREE TABLES 17.9 TREE TABLES 17.10 EXISTING STAND TABLE 18.1 FUTURE STREET PLAN 18.2 FUTURE STREET GRADE PLAN 18.3 FUTURE STREET GRADE PLAN 18.4 FUTURE STREET GRADE PLAN 18.5 FUTURE STREET GRADE PLAN 18.6 FUTURE STREET GRADE PLAN L1.01 TREE CANOPY SITE PLAN L1.02 TREE CANOPY SITE PLAN L1.03 TREE CANOPY DETAILS & NOTES L1.04 TREE CANOPY DETAILS & NOTES L2.01 OPEN SPACE LANDSCAPE PLAN L2.02 OPEN SPACE LANDSCAPE PLAN L2.03 OPEN SPACE LANDSCAPE PLAN L2.04 OPEN SPACE & COMMUNITY AMENITY PLAN L3.01 FENCING PLAN L4.01 LANDSCAPE PLANTING DETAILS AND NOTES L4.02 DETAILS L4.03 DETAILS E0.1 LIGHTING NOTES E1.0 LIGHTING SITE PLAN E1.1 LIGHTING SITE PLAN (2) TIGARD CITY LIMITS SW T A Y L O R L N (P R I V A T E R O A D ) TL 1600 OUTSIDE CITY LIMITS (NOT INCLUDED) X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXX X X X X XXXX X X X XXXXXXXXXXXXXXXXXXXXXXXX X M M TR ER ERCE ERC I I E D G X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X S 270 280 290 300 310 320 330 340 350 360 370 38 0 390 264 266 268 27 2 27 4 276 278 282 284 286 288 292 294 296 298 302 304 306 308 312 314 316 318 322 324 326 328 332 334 336 338 342 344 346 348 352 354 356 358 362 364 366 368 372 37 4 37 6 37 8 38 2 38 4 38 6 38 8 39 2 39 4 396 290 300 310 320 330 340 350 360 370 38 0 390 292 294 296 298 302 304 306 308 312 314 316 318 322 324 326 328 332 334 336 338 342 344 346 348 352 354 356 358 362 364 366 368 372 374 376 378 382 384 386 388 392 EXISTING STRUCTURES TO BE REMOVED,TYP. EXISTING CONCRETE TO BE REMOVED EXISTING STRUCTURES TO BE REMOVED,TYP. EXISTING GRAVEL TO BE REMOVED EXISTING WETLAND TO BE FILLED SIGNIFICANT TREE GROVE BOUNDARY EXISTING UTILITIES TO BE REMOVED/ RELOCATED EXISTING FENCES TO BE REMOVED EXISTING OFFSITE STRUCTURE TO REMAIN EXISTING TREE, TYP. SEE TREE PRESERVATION PLAN FOR TREES TO BE REMOVED EXISTING STRUCTURES TO BE REMOVED AREA OF SLOPES EXCEEDING 25% EXISTING ASPHALT DRIVEWAY TO REMAIN EXISTING ACCESS EASEMENT SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 2 ) P E X C O N . d w g - S H E E T : 2 De c . 1 6 , 2 4 - 4: 3 6 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: EX AIR RELEASE VALVE EX BLOW-OFF EX WATER VALVE EX WATER METER EX FIRE HYDRANT EX STORM CLEANOUT EX AREA DRAIN EX SANITARY CLEANOUT EX STORM MANHOLE EX SANITARY MANHOLE EX GAS VALVE EX CABLE RISER EX TELEPHONE RISER DYH EXISTING FENCEX EX TREE / DRIPLINE EX LIGHT POLE S C S D EX CURB INLET C TEX BURIED POWER LINE EX GAS LINE EX WATER LINE EX STORM DRAIN EX SANITARY SEWEREASEMENT LINES EX OVERHEAD POWER LINE EX TELEPHONE LINE EX CABLE TV LINE LEGEND EX 2-FOOT CONTOURS EX 10-FOOT CONTOURS EXISTING RIGHT-OF-WAY EXISTING CENTERLINE EXISTING PROPERTY LINE EXISTING BOUNDARY LINE EXISTING SIDEWALK EXISTING PAVEMENT EXISTING GRAVEL EXISTING BUILDING EXISTING WETLAND EXISTING WETLAND BUFFER EXISTING CONDTIONS 2 EX TREE / TO BE REMOVED SW A P R I L L N ( P R I V A T E R O A D ) SW WOODHUE ST STREET A ST R E E T B ST R E E T C FUTURE TRAIL ST R E E T D SW T A Y L O R L N ( P R I V A T E R O A D ) SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 3 ) P A E R I A L . d w g - S H E E T : 3 De c . 1 6 , 2 4 - 4: 3 7 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: AERIAL PHOTOGRAPH 3 TRAIL, TYP. PUBLIC ROW PRIVATE STREET SIGNIFICANT TREE GROVE FUTURE TRAIL CONNECTION (0.04 AC) AREA OF SLOPES >25% N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 4 ) P D E N S I T Y . d w g - S H E E T : 4 De c . 1 6 , 2 4 - 4: 3 7 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 DENSITY CALCULATIONS 4 DENSITY CALCULATION Gross Site 18.08 Ac. Less Sensitive Lands (Slopes >25% & Drainageways)0.17 Ac. Less Public Parks 0 Ac. Less Public ROW (Actual)4.91 Ac. Less Private Streets 0.16 Ac. Less Significant Tree Grove (Retained)0.88 Ac. Less Public Trails 0.89 Ac. Net Developable Area 11.07 Ac. 482,209.20 Sf. Area Proposed for RH 23,260.00 Sf. Max RH Units (Min 1,250 Sf.)19 13 Proposed Units Min RH Units (Max 1,750 Sf.)13 Area Proposed for SFR 364,825.57 Sf. Max SF Units (Min 5,000 Sf.)73 68 Proposed Units Min SF Units (Max 6,250 Sf.)58 Total Site Developable Area 388,085.57 Sf. Max units 92 81 Total Units Proposed Min units 71 COMMON OPEN SPACE CALCULATION COMMON OPEN SPACE PER CODE SECTION 18.640.070.C: GROSS AREA - 18.08 AC * 20% = 3.62 AC PROVIDED COMMON OPEN SPACE TOTAL AREA 0.89 AC+1.18 AC+0.98 AC = 3.05 AC (16.9%) PUBLIC ROW INCLUDING FUTURE TRAIL (0.04 AC)4.91 AC 0.89 AC 1.18 ACPRIVATELY OWNED OPEN SPACES PUBLIC TRAILS 18.08 ACTOTAL PROJECT AREA LOTS 8.91 AC PRIVATE STREET 0.16 AC SIGNIFICANT TREE GROVE 0.88 AC SLOPES EXCEEDING 25%0.17 AC 0.98 ACSTORMWATER FACILITY 10' PED PATH C C M C SC SC M ER MMM C XOH XOH XOH XOH XOH XOH XOH XOH XOH XO H XO H XOH XOH XOH XO H XO H XOH XOH XOH XOH XOH XOH XOH X X X X X X X X C C XOH XOH XOH XOH XOH XOH XOH XOH XOH D XFM XFM XFM XFM XFM XT XT XT XT XT XTXT XT XT XT XT XT XT XT XT XT XT XT XT XT XT XT X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXX X X XX M M TR ER ERCE I I D G X X X X X X X X X X X X X X X X X X S SW WOODHUE AVE (NEIGHBORHOOD ROUTE) 27 0 280 290 300 310 320 330 340 350 360 370 38 0 300 310 320 330 340 350 360 370 380 390 280 290 300 310 320 330 340 350 36 0 370 38 0 340 350 360 370 380 390 230 240 250 260 270 28 0 290 250 260 270 280 290 300 250 260 270 280 290 300 230 240 250 260 270 280 22 0 230 24 0 250 260 SW S T R E E T D ( N E I G H B O R H O O D R O U T E ) SW B E E F B E N D R O A D ( A R T E R I A L ) STREET A ST R E E T B ST R E E T C FUTURE TRAIL EXISTING WETLAND AND BUFFER SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 5 ) P C O N S T R A I N T S . d w g - S H E E T : 5 De c . 1 6 , 2 4 - 4: 3 8 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: ARTERIAL COLLECTOR NEIGHBORHOOD ROUTE FUTURE NEIGHBORHOOD ROUTE PROJECT BOUNDARY SIGNIFICANT TREE GROVE EXISTING WETLAND BUFFER EXISTING MAJOR CONTOUR EXISTING MINOR CONTOUR FUTURE NEIGHBORHOOD ROUTE STREET EXTENSION PER RIVER TERRACE COMMUNITY PLAN FUTURE LOCAL STREET EXTENSION LEGEND SCALE 1 INCH = 100 FEET 100 50 10000 OPPORTUNITIES & CONSTRAINTS 5 FUTURE TRAIL CONNECTION INTERIM DRIVEWAY ACCESS EMERGENCY ACCESS AND EXISTING PRIVATE ACCESS WITH GATE INTERIM DRIVEWAY ACCESS SW A P R I L L N SW WOODHUE ST SW B S T SW C S T ST R E E T D SW WOODHUE ST STREET A ST R E E T B ST R E E T C SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 6 ) P C O N C E P T . d w g - S H E E T : 6 De c . 1 6 , 2 4 - 4: 3 8 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 100 FEET 100 50 10000 OPEN SPACE RESOURCE AREAS STORM FACILITY LAND USE - RESIDENTIAL PEDESTRIAN ELEMENTS SIDEWALKS, TRAILS AND PATHWAYS LEGEND - PROPOSED CONCEPT PLAN TYPICAL LOCAL STREET STREET TREES AND OPEN SPACE TREES MEET 40% URBAN CANOPY COVER REQUIREMENTS SIDEWALKS ARE PEDESTRIAN ELEMENTS WITHIN ALL STREETS UTILITIES ARE IN THE STREETS DETACHED SINGLE FAMILY LOT ROW HOME LOT CONCEPT PLAN MAP 6 PLANTER STRIPS / LANDSCAPE AREA OPEN SPACE / LANDSCAPE TRACTS 10' PED PATH S S S S S S SSSS S S S S S S S S S S S S S S S S S S SSSSSSS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S RH RHRH RH RH RH RH RH RH RH OS OS RH RH ST R E E T D STREET A ST R E E T B ST R E E T C SW WOODHUE ST FUTURE TRAIL P/ T P/ T OS TRACT C TRACT A 66 39 65 40 64 46 61 44 59 5658 47 51 48 49 5760 45 53 55 52 54 50 38 67 41 42 TR A C T S 10 17 63 43 62 77 TRACT V 1416 75 76 807879 81 2 9 8 7 6 5 4 11 3 1 15 TRACT B S S OS P/ T WQ TR A C T Q 3735 25 P/T OS 3626 30 33322928 27 TR A C T P TRACT O RH 34 P/ T OS TR A C T R 31 TRACT K TRACT U TRACT T TR A C T M TRACT N TRACT J 18 24 23 22 21 TRACT I 20 19 TRACT DTRACT F TRACT E 13 12 TRACT G TRACT L TRACT H P/T OS OS OS OS OS OS 7271706968 73 74 OS MAINTENANCE ACCESS FOR WQ FACILITY 10.00' MIN. FRONT SETBACK 5.00' MIN. SIDE SETBACK 15.00' MIN. REAR SETBACK 20.00' MIN. GARAGE SETBACK 10.00' MIN STREET SIDE SETBACK 4' WALK16' DRIVEWAY IMPERVIOUS AREA = 2,386 SF LOT COVERAGE = 46% 46.00' 40.00' LANDSCAPE AREA = 2,790 SF LOT COVERAGE = 54% 277.5 278.0 278.5 279.0 279.5 280.2 280.5 281.0 281.5 28 2 . 5 28 3 . 0 28 3 . 5 28 4 . 0 28 4 . 5 28 5 . 0 28 5 . 5 28 6 . 0 282.0 28 6 . 5 28 7 . 0 28 7 . 5 28 8 . 0 28 8 . 5 290.0 290.5 291.0 289.5 28 9 . 0 36 1,375 SF 5.00' MIN. SIDE SETBACK 5.00' MIN. SIDE SETBACK 15.00' MIN. FRONT SETBACK 0' MIN. REAR ALLEY SETBACK 37.00' 16.00' IMPERVIOUS AREA= 969 SF LOT COVERAGE = 70% 35 2,130 SF 37 2,082 SF LANDSCAPE AREA = 405 SF LOT COVERAGE = (29%) 10' DRIVEWAY 4' WALK SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 7 ) P S I T E . d w g - S H E E T : 7 De c . 1 6 , 2 4 - 4: 3 8 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 SITE PLAN & TYPICAL LOT PLAN 7TYPICAL FRONT LOADED LOT SCALE: 1" = 20' TYPICAL FRONT LOADED ROWHOME LOT SCALE: 1" = 20' TYPICAL FRONT LOADED LOT SCALE: 1" = 20' TYPICAL REAR LOADED ROWHOME LOT SCALE: 1" = 20' OS N/A 0' 5'/0' 15' 15' RHSTANDARD WQ 20'GARAGE 15'REAR 5'SIDE 10'FRONT 10'STREET SIDE MIN. BUILDING SETBACKS: 68 13 81 STANDARD LOTS ROW HOME LOTS TOTAL LOTS RH STANDARD LOTS ROW HOME LOTS PARK / TRAIL OPEN SPACE WATER QUALITY VISION CLEARANCE TRIANGLE LOT COUNT: P/T LEGEND: S FUTURE STREET CONNECTIONS RIVER TERRACE TRAIL EX. TRAIL CONNECTION "RIVER TERRACE CROSSING" STORMWATER MANAGEMENT FACILITY ST R E E T D (N E I G H B O R H O O D R O U T E ) SW WOODHUE AVE (NEIGHBORHOOD ROUTE) EXISTING DRIVEWAY CONNECTIONS PEDESTRIAN CONNECTION, TYP. GATED ACCESS Legend Rowhome Lots 13 Detached Home Lots (50' Wide)68 Total Lots 81 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 8 ) P C O N C E P T S I T E . d w g - S H E E T : 8 De c . 1 6 , 2 4 - 4: 3 9 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: Areas Open Space 3.83 AC. & Trails Total Site 18.08 AC. SCALE 1 INCH = 50 FEET 50 25 5000 ILLUSTRATIVE SITE PLAN 8 ST R E E T C SW WOODHUE ST TRACT A 59 56585760 55 54 77 TRACT V 75 76 8078 79 81 2 3 PARKING AREA FOR SALES OFFICE ON LOTS 79,80 SALES OFFICE MODEL HOME MODEL HOME ALUMINUM RAIL FENCING, TYP. CEDAR WOOD FENCING, TYP. VA N SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 8 ) P M O D E L S A L E S S I T E . d w g - S H E E T : 9 De c . 1 6 , 2 4 - 4: 3 9 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 20 FEET 20 10 2000 MODEL HOME AND SALES OFFICE SITE PLAN 9 TRACT F 1,155 SF TRACT A 4,772 SF 10 5,000 SF 17 4,950 SF 77 5,497 SF 14 5,472 SF 16 4,950 SF 75 5,485 SF 76 5,491 SF 80 5,432 SF 78 5,503 SF 79 5,509 SF 81 5,715 SF 2 4,872 SF 9 5,000 SF 8 5,000 SF 7 5,942 SF 6 6,062 SF 5 5,377 SF 4 4,995 SF 11 5,929 SF 3 5,781 SF 1 6,029 SF 15 4,500 SF TRACT D 6,152 SF TRACT V 1,609 SF 8.00' PUE, TYP. 50.00' 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 58.00' 8.00' PUE, TYP. 8.00' PUE, TYP. 58.00' 8.00' PUE, TYP. 58.00'8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 54.00' 8.00' PUE, TYP. 8.00' PUE, TYP. 50.00' 8.00' PUE, TYP. 8.00' PUE, TYP. 54.00' 8.00' PUE, TYP. 50.00' 8.00' PUE, TYP. 8.00' PUE, TYP. 60.00' 8.00' PUE, TYP. 60.00' TRACT B 35,151 SF 54.00' SW A P R I L L A N E ( P R I V A T E R O A D ) STREET A ST R E E T B ST R E E T C SW WOODHUE STREET 49 5,318 SF 57 5,317 SF 60 5,317 SF 45 5,318 SF 53 4,566 SF 55 5,397 SF 52 4,565 SF 54 5,955 SF 50 5,340 SF 38 4,571 SF 67 4,643 SF 41 5,232 SF 42 5,317 SF TRACT S 3,191 SF 66 4,856 SF 39 4,802 SF 65 5,069 SF 40 5,147 SF 64 5,317 SF 46 5,318 SF 61 5,317 SF 44 5,318 SF 59 5,317 SF 56 5,317 SF 58 5,317 SF 47 5,318 SF 51 6,292 SF 48 5,318 SF TRACT C 21,860 SF 63 5,317 SF 62 5,317 SF 43 5,318 SF EVAE EVAE TRACT Q 1,056 SF36 1,375 SF 37 2,082 SF 35 2,130 SF SSE SSE & PBPAE OVER ENTIRETY OF TRACT R 3' PUE AT ALLEY, TYP. PBPAE OVER ENTIRETY OF TRACT H PBPAE OVER ENTIRETY OF TRACT M PBPAE OVER ENTIRETY OF TRACT S PBPAE OVER ENTIRETY OF TRACT I R20.00' R20.00' 27 1,871 SF 25 2,080 SF 26 1,294 SF 30 2,089 SF 33 1,239 SF 32 1,164 SF29 1,277 SF 34 2,336 SF TRACT P 2,726 SF TRACT O 7,025 SF PBPAE 31 2,067 SF TRACT R 3,180 SF 13 8,484 SF 12 6,430 SF TRACT L 1,512 SF TRACT M 4,460 SF TRACT E 459 SF TRACT N 2,731 SF TRACT K 42,504 SF 28 2,255 SF 74 6,179 SF 72 5,380 SF 71 5,343 SF 70 5,305 SF 69 5,226 SF 68 5,719 SFTRACT U 1,325 SF 73 5,853 SF TRACT T 12,547 SF TRACT J 1,553 SF 18 5,042 SF 24 5,426 SF 23 5,102 SF 22 5,007 SF 21 5,003 SF TRACT I 1,500 SF 20 5,000 SF 19 4,998 SF TRACT G 7,751 SF TRACT H 20,917 SF 14 3 . 1 ' 14. 5 ' 19 2 . 0 ' 33 2 . 6 ' 51.9' 99 . 3 ' 19.2 ' 15 . 4 ' 74 . 7 ' 7.3'64.0' 11 . 0 ' 72 . 3 ' 22 . 0 ' 20.5' 31.0' 46.2' 50.0' 10 5 . 7 ' 50.0' 50.0' 10 6 . 5 ' 50.0' 50.0' 10 7 . 2 ' 50.0' 50.0' 10 8 . 0 ' 42.7' 44.4' 63 . 0 ' 33 . 3 ' 22. 0 ' 4.5'59.9' 10 9 . 6 ' 41.0' 22. 0 ' 33 . 3 ' 63 . 1 ' 50.0' 50.0' 10 9 . 8 ' 50.0' 50.0' 10 9 . 9 ' 50.0' 50.0' 11 0 . 0 ' 50.0' 50.0' 11 0 . 1 ' 50.0' 50.0' 11 0 . 2 ' 49.8' 0.5' 50.0' 10 5 . 3 ' 21 . 0 ' 67.7' 42.2' 70 . 6 ' 87.5' 56.7 ' 35.7' 21 . 5 ' 66.6' 10 6 . 0 ' 53.7' 19 . 3 ' 73 . 8 ' 96.6' 8. 6 ' 15 . 1 ' 5.2' 94.5 ' 31 . 0 ' 99.9' 17 . 1 ' 33 . 1 ' 57 . 9 ' 57 . 9 ' 99.9' 50 . 0 ' 50 . 0 ' 99.9' 16 . 5 ' 33 . 5 ' 57 . 5 ' 100.8' 50 . 1 ' 72 . 9 ' 99.4' 50 7 . 8 ' 71.5' 75.6' 50 . 0 ' 5.0 ' 65 . 4 ' 16.0' 5.1' 10 4 . 2 ' 190.6' 42 . 1 ' 50 . 0 ' 50 . 0 ' 36.4' 22.1' 33.3' 20 . 1 ' 42.8' 41.8 ' 37.4' 19 . 4 ' 222.0' 5.3 ' 44 . 8 ' 100. 0 ' 50 . 0 ' 100.0 ' 50 . 0 ' 100. 0 ' 50 . 0 ' 100. 0 ' 27 . 7 ' 27 . 5 ' 43.3 '21 . 7 ' 18 . 8 ' 1. 2 ' 87.0' 70. 7 ' 72. 3 ' 96.4' 0. 7 ' 18 . 9 ' 186.8' 11 0 . 6 ' 97.6' 40. 8 ' 25 . 5 ' 141.1' 52 . 4 ' 49. 7 ' 15 . 4 ' 55.0'55.0'50.0'14.7'23.1 ' 18 . 6 ' 25 . 0 ' 90 . 0 ' 18.4' 42.7'8.8' 22 . 0 ' 77 . 1 ' 90 . 0 ' 50.0' 90 . 0 ' 55.0' 90 . 0 ' 55.0' 99 . 9 ' 50.0' 26.9' 23.9'50.0' 10 0 . 0 ' 50.0' 50.0' 10 0 . 0 ' 50.0' 15.0' 10 0 . 0 ' 15.0' 50.0' 10 0 . 1 ' 50.0' 50.0' 10 0 . 4 ' 17.0' 33.0' 50.0' 10 4 . 5 ' 50.2' 50.0' 11 3 . 4 ' 50.8' 13.5' 11 6 . 7 ' 13.9' 20 . 0 ' 645.1' 81. 7 ' 99 . 4 ' 7.6'11.8' 10 1 . 4 ' 50. 3 ' 293.7' 201.9' 122.1' 3.1' 57.8' 13 9 . 3 ' 14 . 5 ' 25 . 9 ' 16 . 2 ' 25 . 1 ' 4. 7 ' 5. 8 ' 8.5' 22. 4 ' 14 5 . 4 ' 35.2 ' 6.1'19 . 5 ' 95. 0 ' 3.7' 70 . 1 ' 8.2' 33.3 '19 . 0 ' 32.8 ' 5.7' 62.0' 82.1' 25 . 0 ' 83.8' 79.4' 16 . 0 ' 22.0' 45 . 9 ' 36 . 5 ' 26.3' 0.5'16.0'9.0' 16.5' 44 . 8 ' 38 . 9 ' 22.0'2. 5 ' 7. 7 ' 19 . 2 ' 20.4' 5.7'16.0' 15.8' 1.6' 23.9'1.1' 16.2' 17.6' 40. 4 ' 22 . 1 ' 46 . 6 ' 26.3' 0.3' 84 . 5 ' 17.9' 76 . 6 ' 15.0'11.4' 10.3' 51 . 6 ' 21 . 5 ' 35.7' 71 . 9 ' 16.0' 74 . 3 ' 16.0' 81 . 5 ' 25.0' 11 2 . 3 ' 18.9' 92 . 9 ' 88 . 6 ' 15.0' 10.9' 77 . 6 ' 4.7'25.0' 85 . 9 ' 16.0' 85 . 9 ' 25.0' 82 . 5 ' 128.8'50.4' 50.0' 4. 3 ' 90 . 8 ' 42.8' 50.0' 4. 3 ' 97 . 8 ' 8.4' 50.9' 50.0' 5. 0 ' 10 2 . 2 ' 50.2' 50.0' 10 6 . 2 ' 12.6' 50.0' 10 6 . 4 ' 37.4'50.0' 50.0' 10 6 . 4 ' 50.0' 10 6 . 4 ' 50.0' 10 6 . 4 ' 50.0' 50.0' 10 6 . 4 ' 50.0' 50.0' 10 6 . 4 ' 50.0' 50.0' 10 6 . 4 ' 50.0' 50.0' 10 6 . 4 ' 50.0' 50.0' 10 6 . 4 ' 24.1' 50.0' 43 . 6 ' 65 . 3 ' 26.1' 74 . 1 ' 9.1 ' 22.0' 8.8' 42.0' 91.0'9. 9 ' 6. 4 ' 91.3' 40 . 1 ' 50 . 0 ' 50 . 0 ' 91.3' 54 . 6 ' 54 . 6 ' 66.4' 39.3 ' 50.3' 10 6 . 3 ' 2.5' 10 6 . 3 ' 47.5'50.0' 10 6 . 3 ' 50.0' 10 6 . 3 ' 50.0' 10 6 . 3 ' 50.0' 10 6 . 3 ' 50.0' 10 6 . 3 ' 50.0' 10 6 . 3 ' 10 6 . 3 ' 15.0' 15.0' 50.0' 10 6 . 3 ' 50.0' 10 1 . 4 ' 50.0' 97 . 1 ' 50.0' 92 . 9 ' 50.0' EXISTING EASEMENT SW A P R I L L A N E EXISTING SLOPE EASEMENT EXISTING EASEMENT PSDSWDE OVER TRACT ENTIRETY EVAE EVAE ACCESS EASEMENT ACCESS EASEMENT EXISTING EASEMENT PBPAE OVER ENTIRETY OF TRACT D SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 0 ) P P L A T . d w g - S H E E T : 10 De c . 1 6 , 2 4 - 4: 3 9 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 PRELIMINARY PLAT 10 LEGEND PUE PUBLIC UTILITY EASEMENT EVAE EMERGENCY VEHICLE ACCESS EASEMENT SSE PUBLIC SANITARY SEWER EASEMENT PBPAE PUBLIC BICYCLE/PEDESTRIAN ACCESS EASEMENT PSDSWDE PUBLIC STORM SEWER, SURFACE WATER, DRAINAGE AND DETENTION EASEMENT X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXX X ERC E D S SD SD SD SD SD SD SD SD SD SDSDSDSDSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD 6.5' MAX HT 7' MAX HT 10' MAX HT 15' MAX HT END WALL @ PROPERTY LINE 2' WALL @ PROPERTY LINE START WALL @ PROPERTY LINE 11' MAX HT 12.5' MAX HT 8' MAX HT 11' MAX HT 6' MAX HT 5' MAX HT 10' MAX HT 6' MAX HT 9' MAX HT 10' MAX HT TRACT A 10 17 77 TRACT V TRACT D 1416 75 76 807879 81 2 9 8 7 6 5 4 11 3 1 15 TRACT B 66 39 65 40 64 46 61 44 59 5658 47 51 48 49 5760 45 53 55 52 54 50 38 67 41 42 TRACT S TRACT C 12' MAX HT 3' MAX HT 15' MAX HT 6' MAX HT 10' MAX HT 12' MAX HT 16' MAX HT 8' MAX HT 10' MAX HT 17' MAX HT FUTURE TRAIL CONNECTION INTERIM DRIVEWAY ACCESS INTERIM DRIVEWAY ACCESS 36 3735 25 17' MAX HT 7' MAX HT 9' MAX HT 6' MAX HT 7' MAX HT 14' MAX HT 14' MAX HT 7' MAX HT TR A C T Q STAIR/WALL MAX HEIGHT 3' IN VISION CLEARANCE TRIANGLE 6' MAX HT 15' MAX HT 26 27 TR A C T P 30 33322928 34 GATED ACCESS 31 TRACT R 43 63 62 TRACT O A 2+44 1+00 2+00 TR A C T M TRACT N 747271706968 TRACT U 73 TRACT J 1824232221TRACT I 20 19 TRACT H 13 12 TRACT G TRACT F TRACT E TRACT L TRACT K A 30 0 31 0 32 0 33 0 34 0 35 0 36 0 37 0 38 0 39 0 30 2 30 4 30 6 30 8 31 2 31 4 31 6 31 8 32 2 32 4 32 6 32 8 33 2 33 2 33 2 33 2 33 2 33 4 33 6 33 8 34 2 34 4 34 6 34 8 35 2 35 4 35 6 35 8 36 2 36 4 36 6 36 8 37 2 37 4 37 6 37 8 38 2 38 4 38 6 38 8 39 2 330 340 350 360 370 380 390 332 334 336 338 342 344 346 348 352 354 356 358 362 364 366 368 372 374 376 378 382 384 386 388 392 394 396 320 330 340 316 318 322 324 326 328 332 334 336 338 342 344 346 348 30 0 31 0 32 0 33 0 34 0 29 8 30 2 30 4 30 6 30 8 31 2 31 4 31 6 31 8 32 2 32 4 32 6 32 8 33 2 33 4 33 6 33 8 34 2 34 4 31 0 32 0 30 6 30 8 31 2 31 4 31 6 31 8 32 2 32 4 32 6 32 8 300 310 320 29 2 294296298 302304306308 312 314 316 318 322 29 0 28 4 28 6 28 8 29 2 29 4 29 6 29 8 270 280 266 268 272 274 276 278 ST R E E T D (N E I G H B O R H O O D R O U T E ) STREET A ST R E E T C ST R E E T B SW WOODHUE STREET (NEIGHBORHOOD ROUTE) STORMWATER FACILITY 270 280 290 268 272 274 276 278 282 284 286 288 292 294 296 298 300 292294296298 280 290 29 0 282 284 286 288 28 0 29 0 28 2 28 4 28 6 28 8 31 0 32 0 33 0 30 4 30 6 30 8 31 2 31 4 31 6 31 8 32 2 32 4 32 6 32 8 33 2 33 4 34 0 35 0 36 0 37 0 33 6 33 8 34 2 34 4 34 6 34 8 35 2 35 4 35 6 35 8 36 2 36 4 36 6 36 8 37 2 37 4 37 6 37 8 350 360 370 380 346 348 352 354 356 358 362 364 366 368 372 374 376 378 382 384 386 280 29 0 30 0 31 0 32 0 33 0 34 0 282 28 4 28 6 28 8 29 2 29 4 29 6 29 8 30 2 30 4 30 6 30 8 31 2 31 4 31 6 31 8 32 2 32 4 32 6 32 8 33 2 33 4 33 6 33 8 34 2 29 0 28 2 28 4 28 6 28 8 29 2 29 4 296 298 280 290 282 284 286 288 292 294 29 6 AREA OF SLOPES EXCEEDING 25% MAINTENANCE ACCESS FOR WQ FACILITY TRACT T 1+0 0 2+ 0 0 3+ 0 0 265 270 280 290 300 265 270 280 290 300 1+00 2+00 2+50 2:1 SLOPE MAX 17' MAX HEIGHT WALL ROUNDABOUT FINISHED GRADE EXISTING GROUND INTERIM DRIVEWAY ACCESS WITH GUARDRAIL AREA OF SLOPES EXCEEDING 25%2:1 SLOPE MAX 270 280 290 300 270 280 290 300 1+002+003+003+75 EXISTING GROUND INTERIM FINNIS LANE FINISHED GRADE APRIL LANE 10.0% 14.9% 10.20' 12.20' INSTALL GUARDRAIL BOTH SIDES OF FINNIS LANE. EXTEND GUARDRAIL TO AREA OF LESSER SLOPE. SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 1 ) P G R A D . d w g - S H E E T : 11 De c . 1 6 , 2 4 - 4: 4 0 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: PROPOSED GRADING PLAN 11 APRIL LANE (PRIVATE ROAD) EX 2-FT CONTOUR EX 10-FT CONTOUR FG 2-FT CONTOUR FG 10-FT CONTOUR LEGEND 324 320 324 320 INTERIM DRIVEWAY ACCESS SECTION AA HORIZ SCALE: 1" = 30', VERT SCALE: 1" = 5' INTERIM DRIVEWAY ACCESS DETAIL HORIZ SCALE: 1" = 10' X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXX X M ERC E D S W SD SD SD SD SD SD W SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W WWWWWWW W W W WWWW SD SD SD SDSDSDSDSD SSSSSSSSSS SD SD SD SS SS W W W W W W W W SS SS SD SS SD SD SD SD SD SD SS SSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SD SD SD SD SD SD W W W SD SD W W SS SD W SS SS SS SD SSSD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS TRACT A 10 17 1 15 TRACT B 77 TRACT V TRACT D 14 ROW : 116 16 75 76 807879 81 2 9 8 7 6 5 4 11 3 SW A P R I L L A N E (P R I V A T E R O A D ) STREET A ST R E E T C SW WOODHUE STREET (NEIGHBORHOOD ROUTE) STORMWATER FACILITY 49 5760 45 53 55 52 54 50 38 67 41 42 TR A C T S 66 39 65 40 64 46 61 44 59 5658 47 51 48 ST R E E T B TRACT C FUTURE TRAIL CONNECTION INTERIM DRIVEWAY ACCESS INTERIM DRIVEWAY ACCESS ST R E E T D (N E I G H B O R H O O D R O U T E ) TR A C T Q 36 3735 25 63 43 62 TR A C T P 26 30 33322928 34 27 GATED ACCESS TR A C T R 31 TRACT O TRACT F TRACT E TRACT J 1824 13 23 12 22 21 TRACT I 20 19 TRACT G TRACT HTRACT L TRACT K TR A C T M TRACT N 7271706968 TRACT U 73 TRACT T 74 X X X X X X X X X X X X SS SD SS SS SS SS SD SD SD SD SW A P R I L L A N E (P R I V A T E R O A D ) X X X X X X X X X X X X X X SD SD SD SD SD SD SS SS SS SS SS SS SW A P R I L L A N E (P R I V A T E R O A D ) X X X X X X X X X X X X X X XS D SS SS SS SS SD SD SD SD SD SD SD SS SS SS SW A P R I L L A N E (P R I V A T E R O A D ) XSD CC XOH XOH D XG XG XG XG XG XG XG XFM XFM XFM XT XTXT XTXTXT CE XS S XS S XS S S SD SS XW XW W CONNECT 8" SANITARY SEWER TO EXISTING SANITARY SEWER MH WITH 12" OUT. SW BE E F B E N D R O A D SW E L S N E R R O A D SCALE 1 INCH = 50 FEET 50 25 5000 APRIL LANE MATCH LINE 1 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 2 ) P S A N I T A R Y . d w g - S H E E T : 12 De c . 1 6 , 2 4 - 4: 4 0 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: PROPOSED SANITARY PLAN 12APRIL LANE MATCH LINE 2 APRIL LANE MATCH LINE 3 APRIL LANE MATCH LINE 4 APRIL LANE MATCH LINE 1 APRIL LANE MATCH LINE 2 APRIL LANE MATCH LINE 3 PROPOSED THRUST BLOCK PROPOSED AIR RELEASE VALVE EX AIR RELEASE VALVE PROPOSED BLOW-OFF EX BLOW-OFF PROPOSED WATER VALVE EX WATER VALVE PROPOSED WATER METER EX WATER METER PROPOSED FIRE HYDRANT EX FIRE HYDRANT PROPOSED STORM CLEANOUT EX STORM CLEANOUT EX CATCH BASIN PROPOSED SANITARY CLEANOUT EX SANITARY CLEANOUT EX STORM MANHOLE PROPOSED CATCH BASIN PROPOSED STORM MANHOLE EX SANITARY MANHOLE PROPOSED SANITARY MANHOLE EX BURIED POWER LINE EX GAS LINE PROPOSED WATER LINE EX WATER LINE EX STORM DRAIN PROPOSED STORM DRAIN EX SANITARY SEWER PROPOSED SANITARY SEWER EASEMENT LINES EX OVERHEAD POWER LINE EX TELEPHONE LINE EX CABLE TV LINE HYD DYH DC D S C XT S XCOM XOH XE XSD XW W XG LEGEND XSS SS SD APRIL LANE MATCH LINE 4 NOTE: ALL PROPOSED PUBLIC SANITARY SEWER IS 8" DIA. X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXX X ERC E D S W SD SD SD SD SD SD W SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W WWWWWWW W W W WWWW SD SD SD SDSDSDSDSD SSSSSSSSSS SD SD SD SS SS W W W W W W W W SS SS SD SS SD SD SD SD SD SD SS SSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SD SD SD SD SD SD SD SD SD SS SS SS SS SS SD SD SD SD SD SD W W W SD SD W W SS SD W SS SS SS SD SSSD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS TRACT A 10 17 1 15 TRACT B 77 TRACT V TRACT D 1416 75 76 807879 81 2 9 8 7 6 5 4 11 3 ST R E E T D (N E I G H B O R H O O D R O U T E ) STREET A ST R E E T C SW WOODHUE STREET (NEIGHBORHOOD ROUTE) STORMWATER FACILITY 66 39 38 67 65 40 64 46 61 44 59 5658 47 51 48 49 5760 45 53 55 52 54 504142 TR A C T S TRACT C FUTURE TRAIL CONNECTION INTERIM DRIVEWAY ACCESS INTERIM DRIVEWAY ACCESS 25 TR A C T Q 36 3735 63 62 43 TRAIL FRENCH DRAIN TO DAYLIGHT TO POND 26 27 TR A C T P 30 33322928 34 31 TR A C T R GATED ACCESS TRACT O TR A C T J 1824 13 23 12 22 21 TR A C T I 20 19 TRACT G TRACT HTRACT L TRACT F TRACT E TRACT K 747271706968 TRACT U 73 TRACT T TR A C T M TRACT N X X X X X X X X X X X X X M SS SS SD SD SS SS SS SS SD SD SD SD SW A P R I L L A N E (P R I V A T E R O A D ) X X X X X X X X X X X X X X SD SD SD SD SD SD SD SS SS SS SS SS SS SW A P R I L L A N E (P R I V A T E R O A D ) X X X X X X X X X X X X X X XS D SS SS SS SS SD SD SD SD SD SD SD SS SS SS SW A P R I L L A N E (P R I V A T E R O A D ) XSD C XO H C XOH XOH XOH D XG XG XG XG XG XG XG XG XG XFM XFM XFM XFM XT XT XT XTXT XTXTXTXT CE XS S S SD SS XW XW W EXISTING CULVERT OUTFALL TO DITCH SW BE E F B E N D R O A D SW E L S N E R R O A D CONNECT TO EXISTING CULVERT WITH NEW SDMH.SCALE 1 INCH = 50 FEET 50 25 5000 APRIL LANE MATCH LINE 1 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 3 ) P S T O R M . d w g - S H E E T : 13 De c . 1 6 , 2 4 - 4: 4 1 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: PROPOSED STORM PLAN 13APRIL LANE MATCH LINE 2 APRIL LANE MATCH LINE 3 APRIL LANE MATCH LINE 4 APRIL LANE MATCH LINE 1 APRIL LANE MATCH LINE 2 APRIL LANE MATCH LINE 3 PROPOSED THRUST BLOCK PROPOSED AIR RELEASE VALVE EX AIR RELEASE VALVE PROPOSED BLOW-OFF EX BLOW-OFF PROPOSED WATER VALVE EX WATER VALVE PROPOSED WATER METER EX WATER METER PROPOSED FIRE HYDRANT EX FIRE HYDRANT PROPOSED STORM CLEANOUT EX STORM CLEANOUT EX CATCH BASIN PROPOSED SANITARY CLEANOUT EX SANITARY CLEANOUT EX STORM MANHOLE PROPOSED CATCH BASIN PROPOSED STORM MANHOLE EX SANITARY MANHOLE PROPOSED SANITARY MANHOLE EX BURIED POWER LINE EX GAS LINE PROPOSED WATER LINE EX WATER LINE EX STORM DRAIN PROPOSED STORM DRAIN EX SANITARY SEWER PROPOSED SANITARY SEWER EASEMENT LINES EX OVERHEAD POWER LINE EX TELEPHONE LINE EX CABLE TV LINE HYD DYH DC D S C XT S XCOM XOH XE XSD XW W XG LEGEND XSS SS SD EXISTING WETLAND EXISTING WATERS EXISTING DEGRADED BUFFER EXISTING GOOD BUFFER PROPOSED BUFFER APRIL LANE MATCH LINE 4 M ERC E D S W SD SD SD SD SD SD W SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W WWWWWWW W W W WWWW SD SD SD SDSDSDSDSD SSSSSSSSSS SD SD SD SS SS W W W W W W W W SS SS SD SS SD SD SD SD SD SD SS SSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SD SD SD SD SD SD W W W SD SD W W SS SD W SS SS SS SD SSSD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS ST R E E T D (N E I G H B O R H O O D R O U T E ) STREET A ST R E E T C SW WOODHUE STREET (NEIGHBORHOOD ROUTE) TRACT A 10 17 1 15 TRACT B 77 TRACT V TRACT D 1416 75 76 807879 81 2 9 8 7 6 5 4 11 3 INSTALL BLOWOFF VALVE FOR FUTURE CONNECTION INSTALL BLOWOFF VALVE FOR FUTURE CONNECTION INSTALL BLOWOFF VALVE CONNECT TO EXISTING 16" WATER INSTALL BLOWOFF VALVE FOR FUTURE CONNECTION 66 39 65 40 64 46 61 44 59 5658 47 51 48 49 5760 45 53 55 52 54 50 38 67 41 42 TR A C T S 55016" 55 0 8" 550 16" 55 0 8" 55 0 8" 55 0 8" 55 0 8" 5508" 5508" 55 0 16 " INSTALL BLOWOFF VALVE TRACT C FUTURE TRAIL CONNECTION INTERIM DRIVEWAY ACCESS INTERIM DRIVEWAY ACCESS SW A P R I L L A N E (P R I V A T E R O A D ) 43 63 62 35 25 TR A C T Q 36 37 38 67 FIRE HYDRANT FIRE HYDRANT FIRE HYDRANT FIRE HYDRANT FIRE HYDRANT TR A C T P 26 30 33322928 34 27 GATED ACCESS 7271706968 TRACT U 73 TRACT T TR A C T R 31 TRACT N TR A C T M TR A C T O TRACT L TRACT K TR A C T J 1824 13 23 12 22 21 TR A C T I 20 19 TRACT G TRACT H TRACT F TRACT E 74 SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 4 ) P W A T E R . d w g - S H E E T : 14 De c . 1 6 , 2 4 - 4: 4 2 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: PROPOSED WATER PLAN 14 PROPOSED THRUST BLOCK PROPOSED AIR RELEASE VALVE EX AIR RELEASE VALVE PROPOSED BLOW-OFF EX BLOW-OFF PROPOSED WATER VALVE EX WATER VALVE PROPOSED WATER METER EX WATER METER PROPOSED FIRE HYDRANT EX FIRE HYDRANT PROPOSED STORM CLEANOUT EX STORM CLEANOUT EX CATCH BASIN PROPOSED SANITARY CLEANOUT EX SANITARY CLEANOUT EX STORM MANHOLE PROPOSED CATCH BASIN PROPOSED STORM MANHOLE EX SANITARY MANHOLE PROPOSED SANITARY MANHOLE EX BURIED POWER LINE EX GAS LINE PROPOSED WATER LINE EX WATER LINE EX STORM DRAIN PROPOSED STORM DRAIN EX SANITARY SEWER PROPOSED SANITARY SEWER EASEMENT LINES EX OVERHEAD POWER LINE EX TELEPHONE LINE EX CABLE TV LINE HYD DYH DC D S C XT S XCOM XOH XE XSD XW W XG LEGEND XSS SS SD EXISTING WETLAND EXISTING WATERS EXISTING DEGRADED BUFFER EXISTING GOOD BUFFER PROPOSED BUFFER STREET A ST R E E T C ST R E E T B SW WOODHUE STREET (NEIGHBORHOOD ROUTE) STORMWATER FACILITY 18.00 GATED ACCESS SW A P R I L L A N E ERC E D S 10' PED PATH INTERIM DRIVEWAY INTERIM DRIVEWAY SEE SHEET 15.1 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. B2 B2 B1 B1 B2 A1A1 A2 C I1 I1 I1 I1 I2 I2 I2 D D I2 TRACT A 10 17 77 1416 75 76 807879 9 8 7 6 5 4 11 3 1 15 TRACT D TRACT V TRACT B 5658 47 51 48 49 5760 45 53 55 52 54 50 38 41 42 TR A C T S 66 39 65 40 64 46 61 44 59 TRACT C 67 63 43 62 36 3735 25 TR A C T P 26 TR A C T O 27 30 33 3229 28 34 12 13 TRACT G 18242322212019 TRACT K 31 TR A C T I TR A C T J 81 2 FUTURE TRAIL LOCAL RESIDENTIAL CITY OF TIGARD PARKING ON BOTH SIDESB1 2.50% SWPARK 7'5' 54' R.O.W. 32' PAVEMENT R/W PUE 8' PLANT. 5' 2.50% R/W PUE 8' PLANT. 5' SW 5' 5:1 MAX.5:1 MAX. TC = CL 0.05'TC = CL 0.05' PARK 7' 0.5'0.5' 0.5'0.5' NOT TO SCALE TRAVEL 9' LC TRAVEL 9' ALLEYC 0.5'0.5' PUE 3'21' PAVEMENT 4.50% PUE 3' 22' NOT TO SCALE PL PL LOCAL RESIDENTIAL CITY OF TIGARD SKINNY STREET OPTION PARKING ON BOTH SIDESB2 2.50% TRAVEL 7' SWPARK 7'5' 50' R.O.W. 28' PAVEMENT LC R/W PUE 8' PLANT. 5' 5:1 MAX. TC = CL 0.10' 0.5' 0.5' 2.50% SW 5' R/W PUE 8' PLANT. 5' 5:1 MAX. TC = CL 0.10' 0.5' 0.5' NOT TO SCALE PARK 7' TRAVEL 7' NEIGHBORHOOD ROUTE- WITH BIKE LANES, NO PARKINGA1 TRAVEL 12' SWBIKE 6'5' 58' R.O.W. 36' PAVEMENT LC R/W P.U.E. 8' PLANT. 5' 5:1 MAX. TC = CL 0.00' 0.5' SW BIKE 6' R/W P.U.E. 8' PLANT. 5' 5:1 MAX. TC = CL 0.00' 0.5' 5' 0.5'0.5' 2.50%2.50% NOT TO SCALE TRAVEL 12' A2 TRAVEL 12' SWBIKE 6'5' 60' R.O.W. 36' PAVEMENT LC R/W P.U.E. 8' PLANT. 5' 5:1 MAX. TC = CL 0.00' 1.5' SW BIKE 6' R/W P.U.E. 8' PLANT. 5' 5:1 MAX. TC = CL 0.00' 1.5' 5' 0.5'0.5' 2.50%2.50% TRAVEL 12' NEIGHBORHOOD ROUTE- WITH BIKE LANES, NO PARKING NOT TO SCALE 12' PATHI1NOT TO SCALE 20' TRACT PLPL LC 12' PATH 4.00' LS 4.00' LS D 16' PAVEMENT INTERIM DRIVEWAY NOT TO SCALE 10' PATHI2NOT TO SCALE 15' TRACT PLPL LC 10' PATH 2.5' LS 2.5' LS N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 5 ) P C I R C . d w g - S H E E T : 15 De c . 1 6 , 2 4 - 4: 4 2 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 PRELIMINARY CIRCULATION PLAN 15 E 13.00 24.00' INTERIM PAVEMENT WIDTH 0.36' EDGE OF PAVEMENT TO PROPERTY LINE RECONSTRUCT PORTION OF EXISTING CURB AND REDUCE PLANTER WIDTH TO PROVIDE 24' WIDE PVMT. CONNECTION BEGIN STA: 22+56.46, 18.0' RT SW W O O D H U E S T R E E T (NEIG H B O R H O O D R O U T E ) PROPOSED INTERIM EDGE OF PAVEMENT TRANSITION TO FULL PLANTER WIDTH STA: 20+56.00, 18.0' RT 16.46' 63.36 SAWCUT GRIND& OVERLAY EXISTING PAVEMENT PAVEMENT LANE TAPER MARKINGS 20+0 0 21+00 22+00 PC S ST R E E T C PCC TANGENT PC 76° 76° R275.00 SW WOODHUE STREET (NEIGHBORHOOD ROUTE) PT R275.00 R166.00 TRACT A 8079 3 1 TRACT V 54 81 2 18+00 19+00 20+0 0 21+00 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 5 ) P C I R C . d w g - S H E E T : 15 . 1 De c . 1 6 , 2 4 - 4: 4 2 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: INTERSECTION DETAILS 15.1 SW WOODHUE OFFSITE STREET CONNECTION DETAIL SCALE 1 INCH = 10 FEET 010 5 100 SW WOODHUE / STREET C INTERSECTION DETAIL SCALE 1 INCH = 30 FEET 30 15 3000 M ERC E D S STREET A ST R E E T C ST R E E T B SW WOODHUE STREET (NEIGHBORHOOD ROUTE) STORMWATER FACILITY TRACT A 10 17 77 1416 75 76 807879 81 2 9 8 7 6 5 4 11 3 1 15 TRACT D TRACT V TRACT B 65 40 64 46 61 44 59 5658 47 51 48 49 5760 45 53 55 52 54 50 38 67 41 42 TRACT S 66 39 TRACT C FUTURE TRAIL INTERIM DRIVEWAY INTERIM DRIVEWAY 63 62 43TR A C T Q 36 3735 25 ST R E E T D (N E I G H B O R H O O D R O U T E ) NO PARKING AT HYDRANT LOCATIONS TR A C T P 26 TR A C T O 27 33322928 34 30 TR A C T R 31 TR A C T M TRACT N TR A C T U TRACT T 7271706968 73 74 TR A C T J 24 23 22 21 TR A C T I 20 1819 13 12 TRACT G TRACT F TRACT E TRACT K TRACT L SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 6 ) P P A R K I N G . d w g - S H E E T : 16 De c . 1 6 , 2 4 - 4: 4 3 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 PROPOSED PARKING PLAN 16 ON STREET PARKING REQUIRED ·SMALL FORM RESIDENTIAL: 1 SPACE PER 2 UNITS 34 SPACES ·ROWHOUSES: NO MIN REQUIREMENT 0 SPACES PROVIDED ·SMALL FORM RESIDENTIAL:80 SPACES ·ROWHOUSES: 0 SPACES 80 SPACES OFF STREET PARKING REQUIRED ·SMALL FORM RESIDENTIAL: NO MIN REQUIREMENT ·ROWHOUSES: NO MIN REQUIREMENT PROVIDED ·SMALL FORM RESIDENTIAL: (FRONT LOAD) 68 UNITS W/2 CAR GARAGE + 2 DRIVEWAY SPACES =272 SPACES ·ROWHOUSES: 5 - UNITS W/1 CAR GARAGE + 1 DRIVEWAY SPACE =10 SPACES 8 - UNITS W/2 CAR GARAGE + 2 DRIVEWAY SPACE =32 SPACES 314 SPACES LEGEND: OFF STREET PARKING20.0 8.5 20.0 8.5 REQUIRED PROVIDED ON STREET PARKING M M D XS D S W SD SD SD SD SS SS SS SS W W W W W W W W W W W W WWWWW WWW SD SDSDSD SSSSSS SD SD W W W W W SS SD SS SD SD SD SSSSSSSSSSSS SS SD SD SD SD SS SS SS SD SD SD SD W W SD SS SS SS SS SS SS SS SS C XOH XO H XOH XOH C XOH D XG XG XG XFM XFM XT XT XT XT XTXT SD SD SD SD SS SS SS SS SCALE 1 INCH = 80 FEET 80 40 8000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 1 De c . 1 6 , 2 4 - 4: 4 3 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: MORGAN HOLEN & ASSOCIATES, LLC. MORGAN HOLEN, CONSULTING ARBORIST [P] 971-409-9354 [E] MORGAN@MHOLEN.COM PROJECT ARBORIST: I, MORGAN HOLEN, ATTEST THAT THIS TREE PRESERVATION AND REMOVAL SITE PLAN MEETS THE REQUIREMENTS IN UFM SECTION 10, PART 1. MORGAN HOLEN, CONSULTING ARBORIST ISA BOARD CERTIFIED MASTER ARBORIST (PN-6145B) ISA TREE RISK ASSESSMENT QUALIFIED DATE: TREE PROTECTION SPECIFICATIONS 1.PRECONSTRUCTION CONFERENCE. THE PROJECT ARBORIST SHALL BE ON SITE TO DISCUSS METHODS OF TREE REMOVAL AND TREE PROTECTION PRIOR TO ANY CONSTRUCTION. 2.TREE PROTECTION ZONE. THE TREE PROTECTION ZONE (TPZ) IS DEFINED AS THE DRIPLINE OF PROTECTED TREES AS A MINIMUM. WORK THAT IS NECESSARY BENEATH THE DRIPLINE OF PROTECTED TREES SHALL BE MONITORED AND DOCUMENTED BY THE PROJECT ARBORIST. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WITH THE PROJECT ARBORIST IN A TIMELY MANNER. 3.PROTECTION FENCING. ALL TREES TO BE RETAINED SHALL BE PROTECTED BY MINIMUM 5-FOOT-TALL METAL FENCING UNLESS OTHERWISE APPROVED BY THE CITY MANAGER OR DESIGNEE. PROTECTION FENCING SHALL BE SECURED TO STEEL POSTS PLACED NO FURTHER THAN 8-FEET APART AND SHALL BE INSTALLED AT THE EDGE OF THE TPZ OR AS OTHERWISE DEPICTED ON THE SITE PLAN. TREES LOCATED FARTHER THAN 30-FEET FROM CONSTRUCTION ACTIVITY DO NOT REQUIRE TREE PROTECTION FENCING. 4.TREE PROTECTION ZONE MAINTENANCE. THE PROTECTION FENCING SHALL NOT BE MOVED, REMOVED, OR ENTERED BY EQUIPMENT EXCEPT UNDER DIRECTION OF THE PROJECT ARBORIST. THE CONTRACTOR SHALL NOT STORE MATERIALS OR EQUIPMENT WITHIN THE TPZ. 5.EROSION CONTROL. BENEATH THE DRIPLINE OF PROTECTED TREES, EROSION CONTROL FENCING SHALL NOT BE TRENCHED IN PER MANUFACTURER'S SPECIFICATIONS TO AVOID ROOT IMPACTS. INSTEAD, ALTERNATIVE MEANS OF EROSION CONTROL ARE REQUIRED, SUCH AS WRAPPING THE BASE OF SILT FENCING AROUND A STRAW WATTLE AND STAKING THE WATTLE INTO THE GROUND OR USING COMPOST SOCKS OR STRAW WATTLES STAKED INTO THE GROUND IN LIEU OF SILT FENCING. 6.TREE REMOVAL. TREES IDENTIFIED FOR REMOVAL THAT ARE LOCATED ON PROPERTY BOUNDARIES AND OFF-SITE IMMEDIATELY ADJACENT TO THE PROJECT SITE SHALL NOT BE REMOVED WITHOUT THE ADJACENT PROPERTY OWNER'S PRIOR WRITTEN AUTHORIZATION. COORDINATE WITH NEIGHBORING PROPERTIES OWNERS TO REVIEW AND DISCUSS PROPOSED TREE REMOVAL AND POTENTIAL IMPACTS TO THE PROTECTION OF OFF-SITE TREES. PROTECTION FENCING MAY BE TEMPORARILY OPENED FOR TREE REMOVAL, BUT NO TRACKED MACHINERY IS ALLOWED WITHIN TREE PROTECTION ZONES; DIRECTIONALLY FELL TREES USING CHAINSAWS (NO TRACKED MACHINERY) WITH CAUTION TO AVOID DAMAGE TO PROTECTED TREES. STUMPS OF REMOVED TREES LOCATED WITHIN 30-FEET OF PROTECTED TREES SHALL REMAIN IN THE GROUND, OR ELSE BE REMOVED BY STUMP GRINDING OR EXTRACTED FROM THE GROUND UNDER THE ON-SITE SUPERVISION OF THE PROJECT ARBORIST. LOGS AND WOODY DEBRIS SHALL BE REMOVED FROM THE PROTECTION ZONE AND THE TREE PROTECTION FENCING SHALL BE CLOSED ONCE TREE FELLING IS COMPLETE. 7.POST CLEARING EVALUATION. THE PROJECT ARBORIST SHALL VISIT THE SITE AT THE TIME OF CLEARING TO RE-ASSESS TREE #70958 IN TERMS OF GENERAL CONDITION AND POTENTIAL RISK. THIS TREE SHALL CONTINUE TO BE PROTECTED UNTIL IF AND WHEN THE PROJECT ARBORIST DETERMINES THAT IT IS NOT SUITABLE FOR PRESERVATION AND PROVIDES WRITTEN DOCUMENTATION OF A RECOMMENDATION FOR REMOVAL TO THE CITY. 8.CROWN PRUNING. THE PROJECT ARBORIST CAN HELP IDENTIFY WHERE PRUNING IS NECESSARY TO PROVIDE CONSTRUCTION CLEARANCE AND REMOVE DEAD AND DEFECTIVE BRANCHES FOR SAFETY ONCE TREES PLANNED FOR REMOVAL HAVE BEEN REMOVED AND THE SITE IS STAKED AND PREPARED FOR CONSTRUCTION. PRUNING SHALL BE PERFORMED BY A QUALIFIED TREE SERVICE AND CONDUCTED IN ACCORDANCE WITH ANSI A300 PRUNING STANDARDS AND ISA BEST MANAGEMENT PRACTICES FOR PRUNING. 9.EXCAVATION. EXCAVATION BENEATH PROTECTED TREE DRIPLINES SHALL BE AVOIDED IF ALTERNATIVES ARE AVAILABLE. IF EXCAVATION IS UNAVOIDABLE, THE PROJECT ARBORIST SHALL EVALUATE THE PROPOSED EXCAVATION TO DETERMINE METHODS TO MINIMIZE IMPACTS TO TREES. ROOT PRUNING SHALL BE DIRECTED AND DOCUMENTED BY THE PROJECT ARBORIST. 10.LANDSCAPING. FOLLOWING CONSTRUCTION AND WHERE LANDSCAPING IS DESIRED, APPLY APPROXIMATELY 3-INCHES OF MULCH BENEATH THE DRIPLINE OF PROTECTED TREES, BUT NOT DIRECTLY AGAINST TREE TRUNKS. IF IRRIGATION IS USED, USE DRIP IRRIGATION INSTALLED AT NATIVE GRADE ONLY (NO TRENCHING) BENEATH THE DRIPLINES OF PROTECTED TREES. 11.TREE PROTECTION INSPECTIONS. THE PROJECT ARBORIST SHALL INSPECT AND VERIFY THE LOCATION OF TREE PROTECTION MEASURES PRIOR TO CONSTRUCTION, MONITOR TREE PROTECTION MEASURES REGULARLY, AND PROVIDE SEMI-MONTHLY WRITTEN REPORTS TO THE CITY DURING PERIODS OF ACTIVE CONSTRUCTION. 12.FINAL REPORT. AFTER THE PROJECT HAS BEEN COMPLETED, THE PROJECT ARBORIST SHALL PROVIDE A FINAL REPORT THAT DESCRIBES THE MEASURES NEEDED TO MAINTAIN AND PROTECT THE REMAINING TREES AND VERIFY THE INSTALLATION OF NEW TREES IN ACCORDANCE WITH THE TREE CANOPY SITE PLAN. DRIP LINE CRITICAL ROOT ZONE (NOT TO SCALE) TREE PROTECTION DETAIL 8' TYP TO BE PROTECTED FENCE SHALL IDEALLY BE LOCATED AT THE OUTER PERIMETER OF THE CRITICAL ROOT ZONE. SEE TREE PROTECTION PLAN THIS SHEET 5' CHAIN LINK FENCING. 2" MESH CHAIN LINK OR WELDED WIRE SECURED TO 1-1/2" DIA STEEL OR ALUMINUM POSTS SHEET 17.3 SHEET 17.5 SHEET 17.7 LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE 17.1 TREE PRESERVATION AND REMOVAL PLAN - INDEX SHEET SHEET 17.2 SHEET 17.6 SHEET 17.4 SW BE E F B E N D R D D S 80 5,432 SF 81 5,715 SF 2 4,872 SF 5 5,377 SF 4 4,995 SF 3 5,781 SF TRACT V 1,609 SF 1 6,029 SF TRACT A 4,772 SF TRACT B 35,151 SF TOTAL STAND 1: 46,899 SF REMOVED: 20.100 SF PRESERVED: 26,799 SF (57%) SIGNIFICANT TREE GROVE 71180 71181 71182 71183 71184 71185 71186 71187 71189 71190 71191 70900 70901 70902 70903 70904 70905 70906 70907 70908 70909 70910 70911 70912 70913 70914 70915 70916 70917 70918 70919 70920 70921 70922 70923 70924 70925 70926 70927 70928 70929 70930 7093170932 70933 70934 70935 70936 70937 70938 70939 70940 70941 70942 70943 70944 70945 70946 70947 70948 70949 70950 70951 70952 70953 70956 70957 70958 70959 70960 70961 70962 70963 70964 70965 70966 70967 70968 70969 70972 70973 70974 70976 70977 70978 70979 70980 70981 70982 70983 70984 70985 73008 73009 73010 73011 73012 73013 70954 70975 71188 73057 73061 73062 70970 70955 SOME TREES HERE WILL LIKELY NEED TO BE REMOVED. COORDINATE WITH ARBORIST AND PROPERTY OWNER DURING CONSTRUCTION. 53 4,566 SF 55 5,397 SF 52 4,565 SF 54 5,955 SF 50 5,340 SF REMOVED TREE GROVE LIMITS (20,100 SF) PRESERVED TREE GROVE LIMITS (26,799 SF) CITY OF TIGARD TREE GROVE DELINEATION TREE PROTECTION FENCING, TYP. 73059 73060 W W W W W W W W W W W W W W W W SD SS SD SD SD SD SD SD SD SD SS SD SD SD SS SS SS W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SD SD SS SD SS SD SS SD SS SD SS SD SS REFER TO TREE PROTECTION SPECIFICATION #7 SCALE 1 INCH = 20 FEET 20 10 2000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 2 De c . 1 6 , 2 4 - 4: 4 3 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.2 LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE TREE PRESERVATION AND REMOVAL PLAN KEYMAP SW A P R I L L A N E SW B E E F B E N D R D TREE PROTECTION FENCING, TYP. CITY OF TIGARD TREE GROVE DELINEATION 14 5,472 SF 9 5,000 SF 8 5,000 SF 7 5,942 SF 6 6,062 SF 11 5,929 SF TRACT B 35,151 SF TRACT D 6,152 SF 10 5,000 SF 73053 71193 71194 71195 71196 71197 71198 71199 71200 71201 71202 71203 71204 71205 73020 73021 73022 73023 73024 73025 73027 73030 73031 73032 73033 73034 73035 73036 73037 73039 73040 73041 73043 73044 73045 73046 73047 73048 73026 73028 73029 73042 73049 73050 73051 73052 73054 73055 73056 51 6,292 SF PRESERVED TREE GROVE LIMITS (26,799 SF) TRACT C 21,860 SF 73038 73058 SD SD SD SD SD SD SD SD SD SD SS SS SS W W W W W W W W W W W W W W SS SS SD SD SDSS SS SS SD SD SD W W W W SS SS SS SS SD SS SD SS SS SD SD SS SD SS SS SD SS TRACT F 1,155 SF TRACT E 459 SF N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 3 De c . 1 6 , 2 4 - 4: 4 3 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 20 FEET 20 10 2000 17.3 TREE PRESERVATION AND REMOVAL PLAN LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE KEYMAP SW A P R I L L A N E SW B E E F B E N D R D 71169 71170 71172 71173 71174 71175 71176 71177 71178 71179 71120 71121 71122 71123 71124 71125 71126 71127 71128 71129 71130 71131 71132 71133 7113471135 70804 70805 70806 70807 70808 70809 70811 70812 70817 7081870819 708207082170822 73000 73001 73002 73003 73004 73005 73006 73007 70810 70823 71171 65 5,069 SF 40 5,147 SF 64 5,317 SF 38 4,571 SF 41 5,232 SF 42 5,317 SF 66 4,856 SF 39 4,802 SF 67 4,643 SF 63 5,317 SF TRACT Q 1,056 SF 36 1,375 SF 37 2,082 SF 35 2,130 SF W W W W W W W W W W W W W W W W W W W W W W WWWWWWWW SD SD SD SD SD SD SD SD SD SD SD SD SSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD W W W W W SS SS SD SS SD SD SS SS SS SS SS SD SD SS SS SS SSSS SDSDSD SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SD SS SD SS SD SS SD SS SD SD SS SD SS SS SD SD SS SD SS SD SSSS SD SS SD SD SS SS SD SD SS 30 2,089 SF 33 1,239 SF 32 1,164 SF29 1,277 SF 28 2,255 SF TRACT P 2,726 SF TRACT O 7,025 SF 34 2,336 SF TRACT R 3,180 SF 31 2,067 SF 72 5,380 SF 71 5,343 SF 70 5,305 SF 69 5,226 SF68 5,719 SF TRACT U 1,325 SF 73 5,853 SF SCALE 1 INCH = 20 FEET 20 10 2000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 4 De c . 1 6 , 2 4 - 4: 4 3 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.4 TREE PRESERVATION AND REMOVAL PLAN LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE KEYMAP SW A P R I L L A N E SW B E E F B E N D R D XS D XS D XS D XS D 70988 70989 70990 70991 70992 70993 70994 70995 70996 70997 70998 70999 71000 71001 71003 71004 71005 71006 71009 71010 71011 71012 71013 71014 71015 71016 71017 71018 71019 71021 71022 71023 71024 71025 71027 71028 71029 71030 71031 71033 71034 71035 71036 71037 71039 71040 71041 71042 71044 71045 71046 71047 71048 71049 71050 7105171052 71053 71057 71058 71059 71060 71061 71062 71063 71064 71065 71067 7106871069 71070 71072 71073 71074 71075 71076 7107971080 71081 71084 71085 71086 71087 71088 71091 71092 70871 70872 70873 70874 70875 70876 70877 70878 70880 70881 70882 70883 70884 70885 70886 70887 70889 70890 70895 70896 70897 70898 70827 70828 73014 71054 70879 70888 7089470899 70986 70987 71002 71032 71038 71055 71056 71066 71071 71090 70891 70892 70893 71008 71007 71078 71077 71082 71083 71089 TOTAL STAND 2 SF: 3,411 REMOVED SF: 0 PRESERVED SF: 3,411 TRACT T 12,547 SF SCALE 1 INCH = 20 FEET 20 10 2000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 5 De c . 1 6 , 2 4 - 4: 4 4 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.5 TREE PRESERVATION AND REMOVAL PLAN LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE KEYMAP SW A P R I L L A N E SW B E E F B E N D R D M SW A P R I L L A N E 71093 71094 71095 71096 71097 71098 71099 71100 71101 71102 71103 71105 71108 71111 71112 71113 71114 71116 71117 71118 71119 70860 70861 70862 70865 70866 70867 70868 70813 70814 70815 70816 70824 70825 70826 70863 70864 70869 70870 71106 71107 71109 71110 71115 TOTAL STAND 3 SF: 1,591 REMOVED SF: 0 PRESERVED SF: 1,591 25 2,080 SF W W W SS SS SS SS SS SS SS SS WWW W SD SD SD SD SD SDSDSD SD SD SS SS SS SS SS SS SD SD SD W W W W W W W W SD SD SD SD SD SD SD SD SD SD SD SD 2,255 SF 26 1,294 SF 27 1,871 SF TRACT O 7,025 SF TRACT L 1,512 SF TRACT K 42,504 SF TRACT H 20,917 SF TRACT T 12,547 SF TRACT M 4,460 SF TRACT N 2,731 SF M SW A P R I L L A N E 71136 71137 71138 71104 73018 73019 73017 SS SS SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SCALE 1 INCH = 20 FEET 20 10 2000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 6 De c . 1 6 , 2 4 - 4: 4 4 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.6 TREE PRESERVATION AND REMOVAL PLAN LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE KEYMAP SW A P R I L L A N E SW B E E F B E N D R D MATCH LINE 1 MATCH LINE 1 71139 71140 71142 71143 71145 71141 71144 71146 SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SW A P R I L L A N E ( P R I V A T E D R I V E ) SW T A Y L O R L A N E ( P R I V A T E D R I V E ) EXISTING EDGE OF PAVEMENT XS D XS D 71147 71148 71149 71151 71152 71153 71154 71157 71158 71150 71155 SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SW A P R I L L A N E ( P R I V A T E D R I V E ) SW T A Y L O R L A N E ( P R I V A T E D R I V E ) EXISTING EDGE OF PAVEMENT XSD XSD XSD XS D C XO H XO H XO H XO H XO H XO H XO H XOH XOH XOH XOH XOH XOH X C XOH XOH XOH D XG XG XG XG XG XG XG XG XG XG XG XG XG XG XG XFM XFM XFM XFM XFM XFM XT XT XT XT XT XT XT XT XTXTXTXTXT XTXT XS D XS D XO H SW A P R I L L A N E ( P R I V A T E D R I V E ) 71159 71160 71161 71162 71165 71166 71167 73016 71156 71163 71164 71168 SS SS S SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SW BEEF B E N D R D SW E L S N E R R D SW T A Y L O R L A N E ( P R I V A T E D R I V E ) EXISTING EDGE OF PAVEMENT SCALE 1 INCH = 20 FEET 20 10 2000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 7 De c . 1 6 , 2 4 - 4: 4 4 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.7 TREE PRESERVATION AND REMOVAL PLAN LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE KEYMAP SW A P R I L L A N E SW B E E F B E N D R D MATCH LINE 1 MATCH LINE 2 MATCH LINE 2MATCH LINE 1 No.Type Lot Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 70804 Con ROW shore pine Pinus contorta 16 13 -O N 2 2 Tag 70829, sequoia pitch moth Remove 70805 Con ROW shore pine Pinus contorta 11 13 -O N 2 2 Tag 70830, sequoia pitch moth Remove 70806 Dec ROW fig Ficus spp.12 10 -O N 2 2 Tag 70831 Remove 70807 Dec ROW mulberry Morus spp.11 4 -O N 1 1 Tag 70832 Remove 70808 Dec ROW fig Ficus spp.10 9 -O N 2 2 Tag 70833 Remove 70809 Dec ROW Chinese pistache Pistacia chinensis 7 9 -O N 1 1 Tag 70834, trunk decay Remove 70810 Dec ROW fig Ficus spp.5,2x8,9 12 -O N 2 2 Tag 70835 Remove 70811 Dec ROW apple Malus spp.7 6 -O N 2 2 Tag 70836 Remove 70812 Dec ROW apple Malus spp.9 7 -O N 2 2 Tag 70837 Remove 70813 Con #Douglas-fir Pseudotsuga menziesii 22 23 -S N 3 2 Tag 70838, codominant leaders with included bark Remove 70814 Con #Douglas-fir Pseudotsuga menziesii 14 14 -S N 3 3 Tag 70839 Remove 70815 Con #Douglas-fir Pseudotsuga menziesii 17 18 -S N 3 2 Tag 70840, off-center leader Remove 70816 Con #Douglas-fir Pseudotsuga menziesii 20 22 -O N 3 3 Tag 70841 Remove 70817 Con ROW deodar cedar Cedrus deodara 12 12 -O N 3 2 Tag 70842, multiple leaders Remove 70818 Dec ROW cherry Prunus spp.8 10 -O N 2 2 Tag 70843 Remove 70819 Dec ROW cherry Prunus spp.8 9 -O N 2 2 Tag 70844 Remove 70820 Dec ROW weeping willow Salix babylonica 18 15 -O N 1 1 Tag 70845 Remove 70821 Dec ROW cherry Prunus spp.12 9 -O N 2 2 Tag 70846 Remove 70822 Dec ROW cherry Prunus spp.13 13 -O N 2 2 Tag 70847 Remove 70823 Dec ROW mulberry Morus spp.7,8 16 -O N 2 2 Remove 70824 Dec ROW black cottonwood Populus trichocarpa 14 17 -O N 3 3 Tag 70849 Remove 70825 Dec ROW curly willow Salix matsudana 13 9 -O N 1 1 Tag 70850 Remove 70826 Dec ROW apple Malus spp.8 8 -O N 1 1 Tag 70851, trunk decay Remove 70827 Dec ROW black cottonwood Populus trichocarpa 24 17 -O N 2 2 Tag 70852, codominant leaders Remove 70828 Dec ROW Oregon white oak Quercus garryana 42 42 -O N 3 3 Tag 70853, excellent condition Remove 70860 Dec ROW bigleaf maple Acer macrophyllum 7 11 -S N 2 2 Remove 70861 Con ROW Douglas-fir Pseudotsuga menziesii 28 20 -O N 2 2 Remove 70862 Dec ROW bigleaf maple Acer macrophyllum 8 14 -S N 1 1 Suppressed Remove 70863 Dec ROW bigleaf maple Acer macrophyllum 8,9 15 -S N 2 2 Remove 70866 Dec Off-site bigleaf maple Acer macrophyllum 21 26 -O N 2 2 Unaffected 70870 Dec Off-site Oregon white oak Quercus garryana 11,13 20 -O N 2 2 Unaffected 70875 Dec Off-site Oregon ash Fraxinus latifolia 12 22 -S N 2 2 Unaffected 70876 Dec Off-site Oregon ash Fraxinus latifolia 15 20 -S N 2 2 Unaffected 70883 Dec Off-site red alder Alnus rubra 16 16 -S N 2 2 Unaffected 70884 Dec Off-site red alder Alnus rubra 7 7 -S N 2 2 Unaffected 70885 Con Off-site Douglas-fir Pseudotsuga menziesii 14 12 -S N 2 2 Unaffected 70886 Con Off-site Douglas-fir Pseudotsuga menziesii 14 11 -S N 2 2 Unaffected 70887 Con Off-site Douglas-fir Pseudotsuga menziesii 7 12 -S N 1 1 Unaffected 70888 Dec Off-site Scouler's willow Salix scouleriana 3x8,2x10 10 -S N 1 1 Unaffected 70889 Dec Off-site bigleaf maple Acer macrophyllum 8 6 -S 1 1 Extensive ivy infestation Unaffected 70890 Con Off-site ponderosa pine Pinus ponderosa 48 24 -O N 3 2 Multiple leaders Unaffected 70891 Con Off-site Port-Orford-cedar Chamaecyparis lawsoniana 7 0 -S N 0 1 Unaffected 70892 Con Off-site Port-Orford-cedar Chamaecyparis lawsoniana 8 0 -S N 0 1 Unaffected 70893 Con Off-site Port-Orford-cedar Chamaecyparis lawsoniana 7 0 -S N 0 1 Unaffected 70894 Dec Off-site Scouler's willow Salix scouleriana 21 18 -S N 2 2 Multiple stems Unaffected 70895 Dec Off-site Scouler's willow Salix scouleriana 18 14 -S N 1 1 Advanced decay Unaffected 70896 Con Off-site Douglas-fir Pseudotsuga menziesii 10 12 -S N 2 2 Unaffected 70897 Con Off-site deodar cedar Cedrus deodara 13 10 -S N 2 2 Unaffected 70898 Dec Off-site red alder Alnus rubra 8 9 -S N 2 2 Extensive ivy Unaffected 70899 Dec Off-site Oregon ash Fraxinus latifolia 14,20 20 -S N 1 1 Extensive ivy infestation Unaffected 70900 Dec Tract A linden Tilia spp.16 20 -O N 3 3 Remove 70901 Dec ROW cherry Prunus spp.16 19 -O N 2 2 Remove 70902 Con ROW Douglas-fir Pseudotsuga menziesii 19 18 -O N 3 3 Remove 70903 Con Off-site Douglas-fir Pseudotsuga menziesii 15 18 -S N 2 2 Protect 70904 Dec Off-site madrone Arbutus menziesii 6 10 -S N 2 2 Protect 70905 Con Off-site Douglas-fir Pseudotsuga menziesii 21 18 -S N 2 2 Coordinate with neighbor about likely need to remove 70906 Con Off-site Douglas-fir Pseudotsuga menziesii 17 10 -S N 2 2 Coordinate with neighbor about likely need to remove 70907 Con Off-site Douglas-fir Pseudotsuga menziesii 17 10 -S N 2 2 Coordinate with neighbor about likely need to remove 70908 Con Off-site Douglas-fir Pseudotsuga menziesii 23 12 -S N 2 2 Coordinate with neighbor about likely need to remove 70909 Con Off-site Douglas-fir Pseudotsuga menziesii 19 10 -S N 2 2 High live crown, asymmetry Coordinate with neighbor about likely need to remove 70910 Con Off-site Douglas-fir Pseudotsuga menziesii 8 0 -S N 0 0 Coordinate with neighbor about likely need to remove 70911 Con Off-site Douglas-fir Pseudotsuga menziesii 9 7 -S N 1 1 Coordinate with neighbor about likely need to remove 70912 Con Off-site Douglas-fir Pseudotsuga menziesii 8 7 -S N 1 1 Coordinate with neighbor about likely need to remove 70913 Con Off-site Douglas-fir Pseudotsuga menziesii 11 8 -S N 1 1 Coordinate with neighbor about likely need to remove 70914 Con Off-site Douglas-fir Pseudotsuga menziesii 12 8 -S N 1 1 Coordinate with neighbor about likely need to remove 70915 Con Off-site Douglas-fir Pseudotsuga menziesii 9 7 -S N 1 1 Coordinate with neighbor about likely need to remove 70916 Con Off-site Douglas-fir Pseudotsuga menziesii 11 8 -S N 2 2 Coordinate with neighbor about likely need to remove 70917 Con Off-site Douglas-fir Pseudotsuga menziesii 11 8 -S N 1 1 Coordinate with neighbor about likely need to remove 70918 Con Off-site Douglas-fir Pseudotsuga menziesii 14 9 -S N 2 2 Coordinate with neighbor about likely need to remove 70919 Con Off-site Douglas-fir Pseudotsuga menziesii 9 7 -S N 1 1 Coordinate with neighbor about likely need to remove 70920 Con Off-site Douglas-fir Pseudotsuga menziesii 12 8 -S N 1 1 Coordinate with neighbor about likely need to remove 70921 Con Off-site Douglas-fir Pseudotsuga menziesii 19 11 -S N 2 2 Coordinate with neighbor about likely need to remove 70922 Con Off-site Douglas-fir Pseudotsuga menziesii 9 7 -S N 0 0 Coordinate with neighbor about likely need to remove 70923 Con Off-site Douglas-fir Pseudotsuga menziesii 22 12 -S N 2 2 Coordinate with neighbor about likely need to remove 70958 Con Tract A Douglas-fir Pseudotsuga menziesii 32 24 -S N 3 2 Likely to Retain 70972 Dec 3 cherry Prunus spp.28 26 -O N 3 2 Remove 70986 Dec Off-site sweet cherry Prunus avium 2x8 14 -S N 2 1 Nuisance species Unaffected 70987 Dec Off-site bigleaf maple Acer macrophyllum 21 17 -S N 3 2 Codominant stems Unaffected 70988 Dec Off-site bigleaf maple Acer macrophyllum 6 11 -S N 2 2 Unaffected 70989 Dec Off-site black cottonwood Populus trichocarpa 11 12 -S N 2 2 Small and high live crown Unaffected 70990 Dec Off-site black cottonwood Populus trichocarpa 24 26 -S N 2 2 Unaffected 70991 Dec Off-site black cottonwood Populus trichocarpa 8 12 -S N 1 0 Hollow with trunk decay, leans over roadway Unaffected 70992 Dec Off-site Oregon ash Fraxinus latifolia 8 11 -S N 2 2 Unaffected 70993 Dec Off-site Oregon ash Fraxinus latifolia 15 20 -S N 2 2 Unaffected 70994 Dec Off-site bigleaf maple Acer macrophyllum 8 0 -S N 0 1 Unaffected 70995 Dec Off-site Oregon ash Fraxinus latifolia 7 14 -S N 2 2 Unaffected 70996 Dec Off-site Oregon ash Fraxinus latifolia 6 8 -S N 2 2 Unaffected 70997 Dec Off-site Oregon ash Fraxinus latifolia 10 16 -S N 2 2 Unaffected 70998 Dec Off-site sweet cherry Prunus avium 11 10 -S N 1 1 Nuisance species, dead top Unaffected 70999 Dec Off-site sweet cherry Prunus avium 7 8 -S N 1 1 Nuisance species, dead top Unaffected 71000 Dec Off-site sweet cherry Prunus avium 8 8 -S N 1 1 Nuisance species, dead top Unaffected 71001 Con Off-site Douglas-fir Pseudotsuga menziesii 21 14 -S N 2 2 Minor pistolbutt Unaffected 71002 Dec Off-site bigleaf maple Acer macrophyllum 2x12 18 -S N 2 2 Unaffected 71003 Dec Off-site bigleaf maple Acer macrophyllum 12 14 -S N 2 2 Codominant leaders Unaffected 71004 Dec Off-site bigleaf maple Acer macrophyllum 8 10 -S N 1 1 Unaffected 71005 Dec Off-site bigleaf maple Acer macrophyllum 8 10 -S N 2 2 Unaffected 71006 Dec Off-site sweet cherry Prunus avium 7 7 -S N 1 1 Nuisance species, dead top Unaffected 71007 Dec Off-site sweet cherry Prunus avium 6 6 -S N 1 1 Nuisance species, dead top Unaffected 71008 Dec Off-site sweet cherry Prunus avium 7 0 -S N 0 1 Nuisance species, dead Unaffected 71009 Dec Off-site sweet cherry Prunus avium 8 7 -S N 1 1 Nuisance species, dead top Unaffected 71010 Con Off-site Douglas-fir Pseudotsuga menziesii 27 15 -S N 2 2 Minor pistolbutt Unaffected 71011 Dec Off-site bigleaf maple Acer macrophyllum 10 16 -S N 2 2 Unaffected 71012 Dec Off-site Scouler's willow Salix scouleriana 9 10 -S N 1 1 Unaffected 71013 Dec Off-site red alder Alnus rubra 8 10 -S N 2 2 Unaffected 71014 Dec Off-site Oregon ash Fraxinus latifolia 14 16 -S N 2 2 Unaffected 71015 Dec Off-site bigleaf maple Acer macrophyllum 13 16 -S N 2 2 Unaffected 71016 Dec Off-site Scouler's willow Salix scouleriana 24 24 -S N 2 2 Unaffected 71017 Con Off-site Douglas-fir Pseudotsuga menziesii 30 15 -S N 2 2 Unaffected 71018 Dec Off-site apple Malus spp.6 12 -S N 1 1 Unaffected 71019 Dec Off-site sweet cherry Prunus avium 8,12 0 -S N 0 1 Nuisance species, dead Unaffected 71021 Dec Off-site sweet cherry Prunus avium 7 7 -S N 1 1 Nuisance species, excessive lean Unaffected 71022 Dec Off-site sweet cherry Prunus avium 8 6 -S N 0 1 Nuisance species, dead top Unaffected 71023 Dec Off-site sweet cherry Prunus avium 7 3 -S N 0 1 Nuisance species, dead top Unaffected 71024 Dec Off-site sweet cherry Prunus avium 6 6 -S N 0 1 Nuisance species, dead top Unaffected 71025 Dec Off-site sweet cherry Prunus avium 2x9 6 -S N 0 1 Nuisance species, dead top Unaffected 71027 Dec Off-site red alder Alnus rubra 6 6 -S N 0 1 Unaffected 71028 Dec Off-site bigleaf maple Acer macrophyllum 12 10 -S N 1 1 Unaffected 71029 Dec Off-site bigleaf maple Acer macrophyllum 8 8 -S N 1 1 Unaffected 71030 Dec Off-site bigleaf maple Acer macrophyllum 16 16 -S N 2 2 Unaffected 71031 Dec Off-site Oregon ash Fraxinus latifolia 13 10 -S N 2 2 Codominant leaders, crooked trunk Unaffected 71032 Dec Off-site bigleaf maple Acer macrophyllum 17 18 -S N 2 2 Codominant stems Unaffected 71033 Dec Off-site bigleaf maple Acer macrophyllum 20 22 -S N 2 2 Crook in upper trunk Unaffected 71034 Dec Off-site bigleaf maple Acer macrophyllum 8 12 -S N 2 2 Unaffected 71035 Dec Off-site deciduous unknown 7 0 -S N 0 1 Unaffected 71036 Con Off-site Douglas-fir Pseudotsuga menziesii 17 17 -S N 2 2 Unaffected 71037 Con Off-site Douglas-fir Pseudotsuga menziesii 27 15 -S N 2 2 Unaffected 71038 Dec Off-site Oregon ash Fraxinus latifolia 7,10 12 -S N 2 2 Unaffected 71039 Con Off-site Douglas-fir Pseudotsuga menziesii 26 19 -S N 2 2 Crook in lower trunk, old wound mid trunk, top is self-correcting Unaffected 71040 Con Off-site Douglas-fir Pseudotsuga menziesii 24 20 -S N 2 2 Unaffected 71041 Con Off-site Douglas-fir Pseudotsuga menziesii 32 24 -S N 2 2 Unaffected 71042 Dec Off-site red alder Alnus rubra 10 12 -O N 1 1 Unaffected 71044 Dec Off-site bigleaf maple Acer macrophyllum 8,12 25 -S N 2 2 Unaffected 71045 Dec Off-site bigleaf maple Acer macrophyllum 20 26 -S N 2 2 Unaffected 71046 Con Off-site Douglas-fir Pseudotsuga menziesii 21 18 -S N 2 2 Unaffected 71047 Con Off-site Douglas-fir Pseudotsuga menziesii 19 19 -S N 1 1 Self-correcting lean, off-center leader Unaffected 71048 Dec Off-site sweet cherry Prunus avium 12 10 -S N 1 1 Nuisance species Unaffected 71049 Dec Off-site sweet cherry Prunus avium 6 7 -S N 1 1 Nuisance species Unaffected 71050 Dec Off-site sweet cherry Prunus avium 7 12 -S N 1 1 Nuisance species Unaffected 71051 Dec Off-site bigleaf maple Acer macrophyllum 9 13 -S N 2 2 Unaffected 71052 Con Off-site Douglas-fir Pseudotsuga menziesii 28 19 -S N 3 2 Unaffected 71053 Dec Off-site red alder Alnus rubra 11 14 -S N 2 2 Unaffected 71054 Con Off-site Douglas-fir Pseudotsuga menziesii 8 10 -S N 2 2 Unaffected 71055 Dec Off-site Scouler's willow Salix scouleriana 10,2x14 13 -S N 2 2 Unaffected 71056 Dec Off-site Scouler's willow Salix scouleriana 2x9 14 -S N 1 1 Unaffected 71057 Dec Off-site Scouler's willow Salix scouleriana 10 4 -S N 0 1 Mostly dead Unaffected 71058 Dec Off-site Scouler's willow Salix scouleriana 10 14 -S N 1 1 Unaffected 71059 Dec Off-site black cottonwood Populus trichocarpa 20 18 -S N 2 2 Unaffected 71060 Dec Off-site Scouler's willow Salix scouleriana 9 12 -S N 2 2 Unaffected 71061 Dec Off-site black cottonwood Populus trichocarpa 7 10 -S N 2 2 Unaffected 71062 Dec Off-site Scouler's willow Salix scouleriana 8 15 -S N 2 2 Unaffected 71063 Dec Off-site Scouler's willow Salix scouleriana 6 8 -S N 2 2 Unaffected 71064 Dec Off-site Scouler's willow Salix scouleriana 10 10 -S N 2 2 Unaffected 71065 Dec Off-site Scouler's willow Salix scouleriana 7 4 -S N 1 1 Dead top Unaffected 71066 Dec Off-site Scouler's willow Salix scouleriana 6,10 8 -S N 1 1 10" stem broke at ~8'Unaffected 71067 Dec Off-site Scouler's willow Salix scouleriana 7 14 -S N 2 2 Unaffected 71068 Dec Off-site Scouler's willow Salix scouleriana 12 11 -S N 2 2 Trunk damage Unaffected 71069 Dec Off-site Scouler's willow Salix scouleriana 6 0 -S N 0 1 Unaffected 71070 Dec Off-site Scouler's willow Salix scouleriana 6 8 -S N 2 2 Unaffected 71071 Dec Off-site Scouler's willow Salix scouleriana 7,8 7 -S N 2 2 Unaffected 71072 Dec Off-site sweet cherry Prunus avium 7 6 -S N 1 1 Nuisance species Unaffected 71073 Dec Off-site Scouler's willow Salix scouleriana 10 9 -S N 1 1 Unaffected 71074 Dec Off-site Scouler's willow Salix scouleriana 10 14 -S N 2 2 Unaffected 71075 Dec Off-site black cottonwood Populus trichocarpa 6 6 -S N 1 1 Unaffected 71076 Dec Off-site Scouler's willow Salix scouleriana 8 8 -S N 2 2 Unaffected 71077 Dec Off-site Scouler's willow Salix scouleriana 10 0 -S N 0 1 Unaffected 71078 Dec Off-site Scouler's willow Salix scouleriana 9 6 -S N 2 2 Unaffected 71079 Dec Off-site black cottonwood Populus trichocarpa 7 20 -S N 2 1 Poor structure Unaffected 71080 Dec Off-site Scouler's willow Salix scouleriana 10 12 -S N 2 2 Unaffected N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 8 De c . 1 6 , 2 4 - 4: 4 4 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.8 TREE TABLES 71081 Dec Off-site Oregon ash Fraxinus latifolia 8 10 -S N 2 2 Unaffected 71082 Dec Off-site Scouler's willow Salix scouleriana 6 6 -S N 1 1 Unaffected 71083 Dec Off-site Scouler's willow Salix scouleriana 7 0 -S N 0 1 Unaffected 71084 Dec Off-site black hawthorn Crataegus douglasii 6 8 -S N 1 1 Unaffected 71085 Dec Off-site Scouler's willow Salix scouleriana 8 8 -S N 2 2 Multiple leaders Unaffected 71086 Dec Off-site red alder Alnus rubra 6 8 -S N 1 1 Unaffected 71087 Dec Off-site red alder Alnus rubra 6 6 -S N 2 2 Top dieback Unaffected 71088 Dec Off-site red alder Alnus rubra 6 6 -S N 2 2 Unaffected 71089 Dec Off-site red alder Alnus rubra 6 0 -S N 0 1 Unaffected 71090 Con Off-site conifer unknown 3x7 8 -O N Not assessed Unaffected 71091 Con Off-site ponderosa pine Pinus ponderosa 43 28 -S N 3 2 Multiple leaders Unaffected 71092 Dec Off-site deciduous unknown 8 10 -O N Not assessed Unaffected 71093 Dec ROW curly willow Salix matsudana 8 8 -O N 1 1 Remove 71094 Dec ROW curly willow Salix matsudana 6 4 -O N 0 1 Mostly dead Remove 71095 Dec ROW weeping willow Salix babylonica 6 6 -O N 1 1 Remove 71096 Con ROW Douglas-fir Pseudotsuga menziesii 7 8 -O N 1 1 Small needles, heavy cone crop Remove 71097 Dec ROW curly willow Salix matsudana 12 9 -O N 1 1 Remove 71098 Dec ROW weeping willow Salix babylonica 7 8 -O N 1 1 Remove 71099 Dec ROW weeping willow Salix babylonica 7 7 -O N 1 1 Remove 71100 Dec ROW curly willow Salix matsudana 10 7 -O N 1 1 Remove 71101 Dec ROW curly willow Salix matsudana 9 8 -O N 1 1 Remove 71102 Dec ROW curly willow Salix matsudana 16 12 -O N 1 1 Remove 71103 Dec ROW curly willow Salix matsudana 11 14 -O N 1 1 Remove 71104 Dec ROW Lombardy poplar Populus nigra 24 6 -O N 1 1 Remove 71105 Dec ROW Lombardy poplar Populus nigra 20 8 -O N 0 1 Remove 71106 Dec ROW Lombardy poplar Populus nigra 12,13 8 -O N 0 1 Remove 71107 Dec ROW Lombardy poplar Populus nigra 2x12 10 -O N 0 1 Remove 71108 Dec ROW Lombardy poplar Populus nigra 3x4,17 8 -O N 0 1 Remove 71109 Dec ROW Lombardy poplar Populus nigra 3x4,14 6 -O N 0 1 Remove 71110 Dec ROW Lombardy poplar Populus nigra 7,12 0 -O N 0 1 Remove 71111 Dec ROW Lombardy poplar Populus nigra 9 3 -O N 0 1 Remove 71112 Dec ROW Lombardy poplar Populus nigra 9 4 -O N 0 1 Remove 71113 Dec Tract M Lombardy poplar Populus nigra 20 4 -O N 0 1 Remove 71114 Con ROW Douglas-fir Pseudotsuga menziesii 16 11 -O N 2 2 Remove 71115 Dec ROW bigleaf maple Acer macrophyllum 10,12 14 -O N 1 1 Sunscald, trunk decay Remove 71116 Con ROW Douglas-fir Pseudotsuga menziesii 16 16 -S N 2 2 Remove 71117 Con #Douglas-fir Pseudotsuga menziesii 15 15 -S N 2 2 Remove 71118 Dec #black cottonwood Populus trichocarpa 26 14 -S N 3 2 Remove 71119 Con #Douglas-fir Pseudotsuga menziesii 21 24 -S N 3 2 Leans east Remove 71120 Dec #Norway maple Acer platanoides 9 12 -O N 3 2 Nuisance species, codominant leaders Remove 71121 Dec #weeping willow Salix babylonica 20 16 -O N 1 1 Decline Remove 71122 Dec #chestnut Castanea spp.14 14 -O N 3 2 Remove 71123 Dec ROW curly willow Salix matsudana 17 18 -O N 1 1 Remove 71124 Dec ROW curly willow Salix matsudana 19 16 -O N 1 1 Remove 71125 Dec ROW red maple Acer rubrum 13 18 -O N 2 2 Remove 71126 Dec ROW apple Malus spp.9 7 -O N 2 2 Remove 71127 Con ROW Douglas-fir Pseudotsuga menziesii 21 15 -O N 2 2 Multiple leaders Remove 71128 Dec ROW pear Pyrus spp.8 7 -O N 3 2 Remove 71129 Dec ROW fig Ficus spp.10 9 -O N 2 2 Remove 71130 Dec #weeping willow Salix babylonica 8 8 -O N 1 1 Decline Remove 71131 Dec ROW Norway maple Acer platanoides 14 17 -O N 3 2 Nuisance species, codominant leaders with included bark Remove 71132 Dec ROW red maple Acer rubrum 10 8 -O N 2 2 Multiple upright leaders, trunk damage Remove 71133 Dec #sycamore Platanus occidentalis 14 16 -O N 3 3 Remove 71134 Dec #apple Malus spp.7 9 -O N 2 2 Trunk decay Remove 71135 Con Tract H Douglas-fir Pseudotsuga menziesii 22 17 -O N 2 2 Off-center leader Remove 71136 Dec ROW Lombardy poplar Populus nigra 36 4 -O N 0 1 Remove 71137 Dec ROW green ash Fraxinus pennsylvanica 12 15 -O N 2 2 Remove 71138 Dec ROW Lombardy poplar Populus nigra 26 8 -O N 0 1 Retain 71139 Dec ROW Lombardy poplar Populus nigra 26 9 -O N 0 1 Retain 71140 Dec ROW sweet cherry Prunus avium 11 16 -O N 2 2 Nuisance species Retain 71141 Dec ROW Lombardy poplar Populus nigra 8x3,9 5 -O N 0 1 Retain 71142 Dec ROW cherry Prunus spp.6 9 -O N 2 2 Retain 71143 Dec ROW cherry Prunus spp.10 11 -O N 2 2 Retain 71144 Dec ROW Lombardy poplar Populus nigra 5x4,6 4 -O N 0 1 Retain 71145 Dec ROW cherry Prunus spp.8 10 -O N 2 2 Retain 71146 Dec ROW Lombardy poplar Populus nigra 7x4 4 -O N 0 1 Retain 71147 Dec ROW cherry Prunus spp.9 10 -O N 2 2 Retain 71148 Dec ROW Oregon ash Fraxinus latifolia 8 9 -O N 2 2 Retain 71149 Dec ROW Oregon ash Fraxinus latifolia 7 8 -O N 2 2 Retain 71150 Dec ROW bigleaf maple Acer macrophyllum 7,8 11 -O N 2 2 Retain 71151 Dec ROW Lombardy poplar Populus nigra 28 8 -O N 0 1 Retain 71152 Dec ROW Lombardy poplar Populus nigra 22 8 -O N 0 1 Retain 71153 Dec ROW Lombardy poplar Populus nigra 34 8 -O N 0 1 Retain 71154 Dec ROW Lombardy poplar Populus nigra 30 8 -O N 0 1 Retain 71155 Dec ROW Lombardy poplar Populus nigra 6x4 8 -O N 0 1 Retain 71156 Dec ROW cherry Prunus spp.14 10 -O N 2 2 Retain 71157 Dec ROW Lombardy poplar Populus nigra 24 8 -O N 0 1 Retain 71158 Dec ROW Lombardy poplar Populus nigra 30 10 -O N 1 1 Retain 71159 Dec ROW Lombardy poplar Populus nigra 24 10 -O N 0 1 Retain 71160 Dec ROW Lombardy poplar Populus nigra 24 4 -O N 0 1 Retain 71161 Dec ROW Lombardy poplar Populus nigra 40 12 -O N 1 1 Retain 71162 Dec ROW Lombardy poplar Populus nigra 24 12 -O N 1 1 Retain 71163 Dec ROW Lombardy poplar Populus nigra 2x8,12,16 11 -O N 1 1 Retain 71164 Dec ROW Lombardy poplar Populus nigra 3x12 6 -O N 0 1 Retain 71165 Dec ROW Lombardy poplar Populus nigra 18 5 -O N 0 1 Retain 71166 Dec ROW Lombardy poplar Populus nigra 5x4 4 -O N 0 1 Retain 71167 Dec ROW Lombardy poplar Populus nigra 20 6 -O N 0 1 Retain 71168 Dec ROW Lombardy poplar Populus nigra 3x12 0 -O N 0 1 Retain 71169 Dec #plum Prunus spp.9 7 -O N 2 2 Remove 71170 Dec #plum Prunus spp.11 7 -O N 1 1 Decline Remove 71171 Dec #curly willow Salix matsudana 2x16 6 -O N 0 1 Mostly dead Remove 71172 Con ROW cryptomeria Cryptomeria japonica 10 6 -O N 3 2 Remove 71173 Dec ROW cherry Prunus spp.11 5 -O N 1 1 Decline Remove 71174 Dec #saucer magnolia Magnolia x soulangeana 8 5 -O N 2 2 Remove 71175 Dec #persimmon Diospyros virginiana 7 6 -O N 3 2 Remove 71176 Dec #Japanese maple Acer palmatum 8 6 -O N 3 2 Remove 71177 Dec #plum Prunus spp.12 8 -O N 2 2 Remove 71178 Dec #plum Prunus spp.11 7 -O N 2 2 Remove 71179 Dec #mulberry Morus spp.15 9 -O N 2 2 Remove 71180 Con Tract B Alaska cedar Cupressus nootkatensis 15 6 -O N 2 2 Multiple stems Remove 71181 Dec Tract B European white birch Betula pendula 12 12 -O N 2 1 Nuisance species Remove 71182 Dec Tract B European white birch Betula pendula 12 14 -O N 1 1 Nuisance species, dead top, decline Remove 71183 Dec Tract B European white birch Betula pendula 11 19 -O N 2 1 Nuisance species, dieback, excessive lean Remove 71184 Con ROW blue spruce Picea pungens 19 14 -O N 2 2 Multiple leaders Remove 71185 Con ROW Alaska cedar Cupressus nootkatensis 20 14 -O N 2 2 Remove 71186 Dec #black walnut Juglans nigra 9 11 -O N 2 2 Remove 71187 Dec ROW hawthorn Crataegus spp.9 15 -O N 2 2 Non-invasive, small hollow with decay Remove 71188 Dec ROW cherry Prunus spp.18,21 22 -O N 2 2 Remove 71189 Dec ROW plum Prunus spp.12 14 -O N 1 1 Advanced trunk decay with hollow, low vigor Remove 71190 Dec 5 black walnut Juglans nigra 23 27 -O N 2 2 Small dead branches, ivy Remove 71191 Dec 5 Oregon white oak Quercus garryana 33 30 -O N 2 1 Severe ivy infestation Remove 71192 Dec Off-site sweet cherry Prunus avium 16 18 -O N 2 2 Nuisance species, growing into fence Coordinate with neighbor to remove 71193 Con Tract D Douglas-fir Pseudotsuga menziesii 33 26 -0 N 2 1 Reduced vigor, broken top Remove 71194 Con Tract B Douglas-fir Pseudotsuga menziesii 19 16 -S N 1 1 Low vigor Remove 71195 Con Tract B Douglas-fir Pseudotsuga menziesii 20 18 -S N 1 1 Low vigor Remove 71196 Con Tract B Douglas-fir Pseudotsuga menziesii 13 8 -S N 0 1 Dying Remove 71204 Dec 8 English walnut Juglans regia 15 22 -O N 2 2 Small dead branches Remove 71205 Con 7 Douglas-fir Pseudotsuga menziesii 36 27 -O N 3 2 Surface root damage Remove 73000 Dec ROW plum Prunus spp.11 7 -O N 2 2 Remove 73001 Dec ROW persimmon Diospyros virginiana 9 9 -O N 2 2 Remove 73002 Dec #cherry Prunus spp.14 9 -O N 2 2 Remove 73003 Dec #cherry Prunus spp.11 5 -O N 2 2 Remove 73004 Dec #apple Malus spp.8 6 -O N 2 2 Remove 73005 Dec #cherry Prunus spp.9 11 -O N 2 2 Remove 73006 Dec #fig Ficus spp.12 9 -O N 2 2 Remove 73007 Dec #weeping willow Salix babylonica 23 15 -O N 1 1 Decline Remove 73008 Dec ROW ginkgo Ginkgo biloba 7 7 -O N 2 2 Multiple stems Remove 73013 Dec ROW Japanese maple Acer palmatum 10 16 -O N 2 2 Multiple stems Remove 73014 Dec Off-site sweet cherry Prunus avium 8 10 -S N 2 1 Nuisance species Unaffected 73016 Dec ROW English hawthorn Crataegus monogyna 6 9 -O N 2 2 Nuisance species Retain 73017 Dec ROW English hawthorn Crataegus monogyna 13 10 -O N 2 2 Nuisance species Remove 73018 Dec ROW Lombardy poplar Populus nigra 28 0 -O N 0 1 Retain 73019 Dec ROW English hawthorn Crataegus monogyna 10 9 -O N 2 2 Nuisance species Retain 73020 Dec 7 black walnut Juglans nigra 18 20 -O N 2 2 Not accessible, estimated size Remove 73034 Con 6 Douglas-fir Pseudotsuga menziesii 20 20 -O N 3 2 Not accessible, estimated size Remove 1DBH is tree diameter measured at 4.5-feet above the ground level in inches; trees with multiple trunks splitting below DBH are measured separately and individual trunk measurements are separated by a comma, except multiple trunks of the same size are indicated as quantity x size. 2C-Rad is the average crown radius measured in feet. 3Canopy is the average tree canopy area (in square feet) for on-site trees plan for retention with condition and preservation ratings >2, calculated as follows: Canopy = (Average Tree Canopy Spread / 2)2 x p. 4O/S identifies the trees as either Open Grown or Stand Grown. 5HT identifies whether or not the tree is a Heritage Tree (either Y for yes or N for no). 6Cond is the numerical condition rating (0-3) as defined in the Tigard Urban Forestry Manual: 7Pres is the numerical suitability for preservation rating (0-3) as defined in the Tigard Urban Forestry Manual: RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY 0 dead to severe decline <30%major scaffold branches >1 scaffold Infested major conks and cavities 1 declining 30-60%twig and branch dieback scaffold branches Infested one to a few conks; small cavities 2 average 60-90%small twigs small branches Minor present only at pruning wounds 3 good to excellent 90-100%little or none none None absent to present only at pruning wounds RATING CONSIDERATIONS 0 The tree is a "hazard tree" as defined in chapter 18.120 of the Tigard Development Code and "hazard tree abatement" as defined in Chapter 18.120 in the Tigard Development Code cannot be completed in a manner that results in tree retention consistent with tree care industry standards. 1 The tree is dead, in severe decline, or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a "hazard tree" or "hazard tree abatement" could be performed. 2 The tree has average health and/or structural stability that could be alleviated with treatment; the tree will be less resilient to development impacts and will require more frequent management and monitoring after development than a tree rated as a "3". 3 The tree has good to excellent health and structural stability; the tree will be more resilient to development impacts, and will require less frequent management and monitoring after development than a tree rated as a "2". N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 9 De c . 1 6 , 2 4 - 4: 4 4 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.9 TREE TABLES N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 1 0 De c . 1 6 , 2 4 - 4: 4 4 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.10 EXISTING STAND TABLE Stand No. Dominant Tree Species Tree Species Common of 2nd Tree Species Common of 3rd Avg DBH 1 Avg DBH 2 Avg DBH 3 Avg Cond 1 Avg Cond 2 Avg Cond 3 Overall Stand Preservation Rating Total Canopy (sq ft) Total Canopy Preserved (sq ft)Comments 1 Douglas-fir (Pseudotsuga menziesii)18 2 2 46,899 26,799 Stand 1 consists of 111 trees, but is predominately Douglas-fir with just a few bigleaf maples, two Oregon white oaks, several invasive sweet cherries, and some non-native species like black walnut and English walnut. Of all 111 trees in Stand 1, 52 are planned for removal and 59 are planned for preservation in Tract B (57%). 2 Douglas-fir (Pseudotsuga menziesii)19 2 2 3,411 3,411 Stand 2 consists of just 10 trees that are all planned for preservation in Tract T. The largest tree in the stand, #70877, will be reassessed during construction in terms of hazard risk potential due to severe structural defects. bigleaf maple (Acer macrophyllum)11 2 Scouler's willow (Salix scouleriana)10 2 3 Douglas-fir (Pseudotsuga menziesii)14 2 2 1,591 1,591 Stand 3 consists of just five trees that are all planned for preservation in Tract T. bigleaf maple (Acer macrophyllum)14 2 Oregon white oak (Quercus garryana)8 1 DBH is tree diameter measured at 4.5-feet above the ground level, in inches. Cond is the numerical condition rating (0-3) as defined in the Tigard Urban Forestry Manual: Pres is the numerical suitability for preservation rating (0-3) as defined in the Tigard Urban Forestry Manual: Total Canopy is the delineated on-site tree canopy area (in square feet) calculated by Pacific Community Design. RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY 0 dead to severe decline <30%major scaffold branches >1 scaffold Infested major conks and cavities 1 declining 30-60%twig and branch dieback scaffold branch Infested one to a few conks; small cavities 2 average 60-90%small twigs small branches Minor present only at pruning wounds 3 good to excellent 90-100%little or none none None absent to present only at pruning wounds RATING CONSIDERATIONS 0 Nuisance trees are the dominant species in the stand and/or continued viability of the stand is unlikely due to pests, competition from nuisance tree or plant species, hydrologic changes or other factors. 1 The stand requires a currently cost prohibitive level of investment and management of pests, diseases, nuisance tree or plant species, hydrology or other factors to become viable. 2 The stand is viable but requires more frequent management and monitoring of pests, diseases, nuisance tree or plant species, hydrology or other factors for continued viability than a stand rated as a "3". 3 The stand is viable but requires less frequent management and monitoring of pests, diseases, nuisance tree or plant species, hydrology or other factors for continued viability than a stand rated as a "2". SC SC SC S S SW A P R I L L A N E ( P R I V A T E R O A D ) SW BEE F B E N D R O A D ( A R T E R I A L ) SW WOODHUE AVE (NEIGHBORHOOD ROUTE) PROPOSED PEDESTRIAN CONNECTION FUTURE SW 161ST AVE 1+00 2+00 SW 1 5 0 T H A V E N U E SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 8 ) F S T R E E T S . d w g - S H E E T : 18 . 1 De c . 1 6 , 2 4 - 4: 4 5 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 150 FEET 150 75 15000 FUTURE STREET PLAN 18.1 EXISTING ARTERIAL EXISTING COLLECTOR EXISTING NEIGHBORHOOD ROUTE EXISTING LOCAL ROAD EXISTING PEDESTRIAN CONNECTION EXISTING STREAM AND BUFFER EXISTING TREE GROVE PROPOSED COLLECTOR PROPOSED NEIGHBORHOOD ROUTE PROPOSED LOCAL ROAD PROJECT BOUNDARY PROPOSED PEDESTRIAN CONNECTION LEGEND 250 260 270 280 290 300 310 320 330 340 350 360 370 380 390 400 6+00 7+00 8+00 9+00 10+00 PVI STA: 8+57.25 PVI ELEV: 296.26 K: 9.00 LVC: 85.50 BV C S : 8 + 1 4 . 5 0 BV C E : 2 9 1 . 1 3 EV C S : 9 + 0 0 . 0 0 EV C E : 2 9 7 . 3 2 250 260 270 280 290 300 310 320 330 340 350 360 370 380 390 400 10+00 10+50 1.50% 12.00% 1.50%1.50% PV I S T A = 6 + 3 2 . 4 4 EL E V = 2 8 0 . 5 2 PVI STA = 9+00.00 ELEV = 297.32 PV I S T A = 9 + 3 9 . 0 0 EL E V = 2 9 7 . 9 1 PV I S T A = 9 + 4 9 . 0 0 EL E V = 2 9 8 . 0 6 PVI STA: 7+39.50 PVI ELEV: 282.13 K: 14.00 LVC: 147.00 BV C S : 6 + 6 6 . 0 0 BV C E : 2 8 1 . 0 2 EV C S : 8 + 1 3 . 0 0 EV C E : 2 9 0 . 9 5 2.68% FUTURE GRADE EXISTING GRADE PROPOSED GRADE PROPOSED TOP SLOPE A ST R E E T 310 320 302 304 306 308 312 314 316 318 322 324 326 328 300 292 29 2 292 294 296 298 302 30 4 30 6 330 328 332 320 322 6+3 2 7+00 8+00 9+00 10+00 11+0 0 12+ 0 0 13+ 0 0 14+ 0 0 WOO D H U E S T R E E T 1+0 0 19 + 0 0 20 + 0 0 21 + 0 0 22 + 0 0 23+ 0 0 28 0 290 28 2 284 286 288 292 294 29 2 29 4 29 6 29 8 29 8 290 300 292 294 296 29 8 1+0 0 2+00 3+00 4+0 0 4+44 1+ 0 0 2+ 0 0 29 0 282 28 4 28 6 28 8 292 294 296 SEE FUTURE TRAIL SECTION, THIS SHEET FUTURE WOODHUE ST FUTURE TRAIL 275 280 285 290 295 300 275 280 285 290 295 300 1+00 1+10 1+20 1+30 1+40 1+50 1+60 1+70 1+80 1+90 2+00 FUTURE 12' TRAIL FUTURE WOODHUE FINISHED GRADE SIDEWALK AND PLANTER STRIP WALL FOR RESOURCE CROSSING CULVERT WALL FOR RESOURCE CROSSING CULVERT EXISTING GRADE 270 280 290 300 310 320 270 280 290 300 310 320 1+00 2+00 3+00 4+00 4+44 1.04% 4.04% 11.00% PVI STA = 1+00.16 ELEV = 280.52 PVI STA = 4+44.13 ELEV = 298.00 PVI STA: 3+00.00 PVI ELEV: 296.50 K: 8.58 LVC: 85.50 BV C S : 2 + 5 7 . 2 5 BV C E : 2 9 1 . 8 0 EV C S : 3 + 4 2 . 7 5 EV C E : 2 9 6 . 9 4 PVI STA: 1+86.39 PVI ELEV: 284.00 K: 20.09 LVC: 140.00 BV C S : 1 + 1 6 . 3 9 BV C E : 2 8 1 . 1 8 EV C S : 2 + 5 6 . 3 9 EV C E : 2 9 1 . 7 0 FUTURE WOODHUE FINISHED GRADE FUTURE TRAIL FINISHED GRADE EXISTING GRADE INTERIM FINISHED GRADE SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 8 ) F S T R E E T S . d w g - S H E E T : 18 . 2 De c . 1 6 , 2 4 - 4: 4 5 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 FUTURE STREET GRADE PLAN 18.2 EX 2-FT CONTOUR EX 10-FT CONTOUR LEGEND 324 320 FUTURE WOODHUE AVE PLAN HORIZ SCALE: 1" = 50' FUTURE WOODHUE AVE PROFILE HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25' FG 2-FT CONTOUR FG 10-FT CONTOUR 324 320 PROJECT BOUNDARY KEYMAP SW A P R I L L A N E SW B E E F B E N D R D WOODHUE STREET FUTURE TRAIL SECTION HORIZ SCALE: 1" = 10', VERT SCALE: 1" = 5' FUTURE TRAIL PROFILE HORIZ SCALE: 1" = 20', VERT SCALE: 1" = 10' 280 290 300 310 320 330 340 350 360 370 380 390 400 410 420 430 440 450 460 20+6021+0022+0023+0024+0025+0026+0027+0028+0029+0030+0031+0032+0033+00 280 290 300 310 320 330 340 350 360 370 380 390 400 410 420 430 440 450 460 20+0020+60 8.00% 4.50% 5.50%14.00% 5.50% 5.44%-2.50% -1.50% -1.50% -1.50% PVI STA = 32+40.63 ELEV = 351.57 PVI STA = 32+30.63 ELEV = 351.12 PV I S T A = 2 1 + 1 9 . 7 8 EL E V = 2 9 8 . 5 1 PV I S T A = 2 1 + 0 9 . 7 8 EL E V = 2 9 8 . 6 6 PVI STA: 32+70.10 PVI ELEV: 353.19 K: 14.00 LVC: 56.00 BV C S : 3 2 + 4 2 . 1 0 BV C E : 3 5 1 . 6 5 EV C S : 3 2 + 9 8 . 1 0 EV C E : 3 5 5 . 8 5 PVI STA: 21+84.56 PVI ELEV: 297.54 K: 14.00 LVC: 97.10 BV C S : 2 1 + 3 6 . 0 0 BV C E : 2 9 8 . 2 7 EV C S : 2 2 + 3 3 . 1 1 EV C E : 3 0 0 . 1 8 LOW PT. STA: 21+57.00 LOW PT ELEV: 298.11 PVI STA: 30+23.56 PVI ELEV: 326.97 K: 14.00 LVC: 84.00 BV C S : 2 9 + 8 1 . 5 6 BV C E : 3 2 3 . 6 1 EV C S : 3 0 + 6 5 . 5 6 EV C E : 3 3 2 . 8 5 PVI STA: 26+48.56 PVI ELEV: 296.97 K: 14.00 LVC: 147.00 BV C S : 2 5 + 7 5 . 0 6 BV C E : 2 9 8 . 8 1 EV C S : 2 7 + 2 2 . 0 6 EV C E : 3 0 2 . 8 5 LOW PT. STA: 26+10.06 LOW PT ELEV: 298.37 PVI STA: 31+73.63 PVI ELEV: 347.98 K: 12.09 LVC: 102.75 BV C S : 3 1 + 2 2 . 2 5 BV C E : 3 4 0 . 7 9 EV C S : 3 2 + 2 5 . 0 0 EV C E : 3 5 0 . 8 1 PVI STA: 23+23.56 PVI ELEV: 305.10 K: 12.00 LVC: 95.23 BV C S : 2 2 + 7 5 . 9 4 BV C E : 3 0 2 . 5 1 EV C S : 2 3 + 7 1 . 1 7 EV C E : 3 0 3 . 9 1 HIGH PT. STA: 23+41.17 HIGH PT ELEV: 304.28 FUTURE GRADE EXISTING GRADE PROPOSED GRADE 310 302 304 306 308 312 314 316 318 20 + 0 0 21+ 0 0 22+ 0 0 23+00 24+00 25+0 0 26+ 0 0 27+00 28+00 29+00 30+00 31+00 32+00 33+00 28 0 28 2 28 4 28 6 28 8 292 294 296 29 8 29 8 300 294 29 6 298 290 284 286 288 29 2 29 4 29 6 SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 8 ) F S T R E E T S . d w g - S H E E T : 18 . 3 De c . 1 6 , 2 4 - 4: 4 5 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 FUTURE STREET GRADE PLAN 18.3 FUTURE 161ST AVE PLAN HORIZ SCALE: 1" = 50' FUTURE 161ST AVE PROFILE HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25' KEYMAP SW A P R I L L A N E SW B E E F B E N D R D 161ST AVENUE EX 2-FT CONTOUR EX 10-FT CONTOUR LEGEND 324 320 FG 2-FT CONTOUR FG 10-FT CONTOUR 324 320 PROJECT BOUNDARY 320 330 340 350 360 370 380 390 400 410 420 430 440 450 0+902+002+30 320 330 340 350 360 370 380 390 400 410 420 430 440 450 2+303+004+005+006+006+25 FUTURE GRADE EXISTING GRADE PROPOSED GRADE -2.50% -1.50% -0.50% PV I S T A = 1 + 0 0 . 0 0 EL E V = 3 3 3 . 0 9 PV I S T A = 1 + 3 6 . 5 8 EL E V = 3 3 2 . 1 8 PV I S T A = 1 + 4 4 . 5 8 EL E V = 3 3 2 . 0 6 PVI STA: 2+20.00 PVI ELEV: 331.68 K: 8.94 LVC: 139.50 BV C S : 1 + 5 0 . 2 5 BV C E : 3 3 2 . 0 3 EV C S : 2 + 8 9 . 7 5 EV C E : 3 4 2 . 2 1 LOW PT. STA: 1+54.72 LOW PT ELEV: 332.02 15.10% -4.93% PVI STA = 6+12.14 ELEV = 363.96 PVI STA: 2+20.00 PVI ELEV: 331.68 K: 8.94 LVC: 139.50 EV C S : 2 + 8 9 . 7 5 EV C E : 3 4 2 . 2 1 PVI STA: 4+77.68 PVI ELEV: 370.60 K: 11.98 LVC: 240.00 BV C S : 3 + 5 7 . 6 8 BV C E : 3 5 2 . 4 7 EV C S : 5 + 9 7 . 6 8 EV C E : 3 6 4 . 6 8 HIGH PT. STA: 5+38.58 HIGH PT ELEV: 366.13 310 320 306 308 312 314 316 318 322 324 326 328 306 330 328 332 334 320 322 34 0 33 8 34 2 34 4 34 6 34 8 B STREET 12 + 0 0 13 + 0 0 14 + 0 0 15 + 0 0 WO O D H U E S T R E E T 1+002+00 3+0 0 4+005+00 6+00 6+12 SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 8 ) F S T R E E T S . d w g - S H E E T : 18 . 4 De c . 1 6 , 2 4 - 4: 4 5 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 FUTURE STREET GRADE PLAN 18.4 FUTURE STREET B PLAN HORIZ SCALE: 1" = 50' FUTURE STREET B PROFILE HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25' EX 2-FT CONTOUR EX 10-FT CONTOUR LEGEND 324 320 FG 2-FT CONTOUR FG 10-FT CONTOUR 324 320 PROJECT BOUNDARY KEYMAP SW A P R I L L A N E SW B E E F B E N D R D STREET B 240 250 260 270 280 290 300 310 320 330 340 350 360 370 380 390 400 410 420 430 1+502+003+004+005+006+007+008+009+0010+00 240 250 260 270 280 290 300 310 320 330 340 350 360 370 380 390 400 410 420 430 10+0011+0012+0013+0014+00 13.00%4.50% 4.50% 15.00% 5.50% 4.50% 12.00% PV I S T A = 8 + 5 0 . 2 3 EL E V = 3 1 1 . 5 7 PVI STA = 9+00.23 ELEV = 313.82 PVI STA = 5+69.32 ELEV = 284.11 PVI STA = 6+40.34 ELEV = 287.31 PV I S T A = 2 + 4 9 . 6 2 EL E V = 2 5 4 . 8 2 PVI STA = 3+02.93 ELEV = 257.22 PVI STA: 3+58.18 PVI ELEV: 260.26 K: 17.00 LVC: 110.50 BV C S : 3 + 0 2 . 9 3 BV C E : 2 5 7 . 2 2 EV C S : 4 + 1 3 . 4 3 EV C E : 2 6 6 . 8 9 PVI STA: 9+33.98 PVI ELEV: 315.68 K: 9.00 LVC: 67.50 BV C S : 9 + 0 0 . 2 3 BV C E : 3 1 3 . 8 2 EV C S : 9 + 6 7 . 7 3 EV C E : 3 2 0 . 0 7 PVI STA: 6+83.09 PVI ELEV: 289.66 K: 9.00 LVC: 85.50 BV C S : 6 + 4 0 . 3 4 BV C E : 2 8 7 . 3 1 EV C S : 7 + 2 5 . 8 4 EV C E : 2 9 6 . 0 7 PVI STA: 9+97.69 PVI ELEV: 323.96 K: 7.00 LVC: 52.50 BV C S : 9 + 7 1 . 4 4 BV C E : 3 2 0 . 5 5 EVCS: 10+2 3 . 9 4 EVCE: 325.4 1 PVI STA: 5+46.57 PVI ELEV: 282.86 K: 7.00 LVC: 45.50 BV C S : 5 + 2 3 . 8 2 BV C E : 2 8 0 . 1 3 EV C S : 5 + 6 9 . 3 2 EV C E : 2 8 4 . 1 1 PVI STA: 8+16.98 PVI ELEV: 309.75 K: 7.00 LVC: 66.50 BV C S : 7 + 8 3 . 7 3 BV C E : 3 0 4 . 7 6 EV C S : 8 + 5 0 . 2 3 EV C E : 3 1 1 . 5 7 15.00% 4.50% 15.00% 4.50% 5.50% 5.50% PVI STA = 11+97.63 ELEV = 342.98 PVI STA = 12+05.63 ELEV = 343.34 PV I S T A = 1 0 + 3 5 . 9 7 EL E V = 3 2 5 . 9 5 PV I S T A = 1 0 + 7 8 . 7 2 EL E V = 3 2 8 . 3 0 PVI STA = 10+23.94 ELEV = 325.41 PVI STA: 12+48.38 PVI ELEV: 345.69 K: 9.00 LVC: 85.50 BV C S : 1 2 + 0 5 . 6 3 BV C E : 3 4 3 . 3 4 EV C S : 1 2 + 9 1 . 1 3 EV C E : 3 5 2 . 1 0 PVI STA: 11+64.38 PVI ELEV: 341.15 K: 7.00 LVC: 66.50 BV C S : 1 1 + 3 1 . 1 3 BV C E : 3 3 6 . 1 6 EV C S : 1 1 + 9 7 . 6 3 EV C E : 3 4 2 . 9 8 PVI STA: 9+97.69 PVI ELEV: 323.96 K: 7.00 LVC: 52.50 EV C S : 1 0 + 2 3 . 9 4 EV C E : 3 2 5 . 4 1 FUTURE GRADE EXISTING GRADE PROPOSED GRADE 32 0 330 340 350 36 0 31 4 31 6 31 8 32 232 4 32 6328 332 334 336 338 342 344 346 348 352 354 356 35 8 36 236 4 C 2+00 3+00 4+0 0 5+0 0 6+00 7+008+00 9+00 10+00 11+ 0 0 12+ 0 0 13+0 0 14+00 SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 8 ) F S T R E E T S . d w g - S H E E T : 18 . 5 De c . 1 6 , 2 4 - 4: 4 5 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 FUTURE STREET GRADE PLAN 18.5 FUTURE STREET C PLAN HORIZ SCALE: 1" = 50' FUTURE STREET C PROFILE HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25' STREET C EX 2-FT CONTOUR EX 10-FT CONTOUR LEGEND 324 320 FG 2-FT CONTOUR FG 10-FT CONTOUR 324 320 PROJECT BOUNDARY KEYMAP SW A P R I L L A N E SW B E E F B E N D R D 360 370 380 390 400 410 420 430 440 450 460 470 480 14+0015+0016+0017+00 2.50% 1.50% -2.50% -1.50% PVI STA = 16+05.28 ELEV = 388.16 PVI STA = 15+61.25 ELEV = 387.15 PV I S T A = 1 5 + 7 0 . 3 5 EL E V = 3 8 7 . 2 9 PVI STA = 16+43.61 ELEV = 387.20 PVI STA = 16+51.70 ELEV = 387.08 PVI STA: 16+89.95 PVI ELEV: 386.89 K: 9.00 LVC: 76.50 BVCS: 16+51.70 BVCE: 387.08 EVCS: 17+28.20 EVCE: 389.95 LOW PT. STA: 16+56.20 LOW PT ELEV: 387.07 HIGH PT. STA: ??? HIGH PT ELEV: ??? PVI STA: 15+17.50 PVI ELEV: 386.06 K: 7.00 LVC: 87.50 BV C S : 1 4 + 7 3 . 7 5 BV C E : 3 7 9 . 4 9 EV C S : 1 5 + 6 1 . 2 5 EV C E : 3 8 7 . 1 5 2.50% -2.50% 1.50% 8.00% PV I S T A = 1 8 + 3 0 . 1 0 EL E V = 3 9 5 . 5 8 PV I S T A = 1 8 + 4 6 . 1 0 EL E V = 3 9 5 . 1 8 PVI STA = 18+14.10 ELEV = 395.18 PVI STA = 18+05.10 ELEV = 395.04 PVI STA: 16+89.95 PVI ELEV: 386.89 K: 9.00 LVC: 76.50 EV C S : 1 7 + 2 8 . 2 0 EV C E : 3 8 9 . 9 5 PVI STA: 17+85.85 PVI ELEV: 394.56 K: 7.00 LVC: 38.50 BV C S : 1 7 + 6 6 . 6 0 BV C E : 3 9 3 . 0 2 EV C S : 1 8 + 0 5 . 1 0 EV C E : 3 9 5 . 0 4 360 370 380 390 400 410 420 430 440 450 460 470 480 17+0018+0019+00 EXISTING GRADE PROPOSED GRADE FUTURE GRADE 36 0 37 0 38 0 39 0 35 8 36 2 36 4 36 6 36 8 37 2 37 4 37 6 37 8 38 2 38 4 38 638 839 2 39 4 18 + 0 0 19 + 0 0 20+ 0 0 13+00 14+0015+00 16+00 17+00 18+0019+00 SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 8 ) F S T R E E T S . d w g - S H E E T : 18 . 6 De c . 1 6 , 2 4 - 4: 4 5 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 FUTURE STREET GRADE PLAN 18.6 FUTURE STREET C PLAN HORIZ SCALE: 1" = 50' FUTURE STREET C PROFILE HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25' EX 2-FT CONTOUR EX 10-FT CONTOUR LEGEND 324 320 FG 2-FT CONTOUR FG 10-FT CONTOUR 324 320 PROJECT BOUNDARY KEYMAP SW A P R I L L A N E SW B E E F B E N D R D STREET C W W SD SD SD SD SD SD SD SD SD W W W W W W W W W W W W W W W W W WWWWWWWWW SD SD SD SDSDSDSDSDSDSD SSSSSSSSSSSS SD SD SD SD SD SS SD SS W W W W W W W W W W W W W SS SS SS SD SD SS SD SS SS SSSSSSSSSSSSSSSS SS SS SS SS SS SD SD SD SD SD SD SD SS SS SDW W SS SS SS SS SS SS SS SS SS SS 95'A 766'B 1,302'C 2,414'D 581'E 1001 1002 1003 1004 1006 1007 1008 1009 1010 1011 1012 1013 1014 1015 1016 1017 1018 1020 1021 1023 1024 1027 1028 102910301031103210331034103510361038 1058 10591060106110621063106410651066 1074 1075 1076 1077 10781079 1080 1081 1082 1083 1084 1085 1086 1087 1088 1089 1090 1091 1092 1093 1094 1095 109610971098109911001101110211031104 1105 1106 11071108 1109 1110 1171 1173 1174 1025 1026 STAND B-1 AREA: 26,799 SF CANOPY: 53,598 SF PROPERTY LINE PROPERTY LINE SW WOODHUE STREET STREET A ST R E E T B ST R E E T C 77 5,497 SF TRACT V 1,609 SF TRACT C 21,860 SF 56 5,317 SF 58 5,317 SF 47 5,318 SF 51 6,292 SF 48 5,318 SF 49 5,318 SF 57 5,317 SF 60 5,317 SF 45 5,318 SF 53 4,566 SF 55 5,397 SF 52 4,565 SF 54 5,955 SF 50 5,340 SF TRACT S 3,191 SF 46 5,318 SF 61 5,317 SF 44 5,318 SF 59 5,317 SF 10 5,000 SF 17 4,950 SF TRACT A 4,772 SF TRACT D 6,152 SF 14 5,472 SF 16 4,950 SF 75 5,485 SF 76 5,491 SF 80 5,432 SF 78 5,503 SF 79 5,509 SF 81 5,715 SF 2 4,872 SF 9 5,000 SF 8 5,000 SF 7 5,942 SF 6 6,062 SF 5 5,377 SF 4 4,995 SF 11 5,929 SF 3 5,781 SF 1 6,029 SF 15 4,500 SF TRACT B 35,151 SF 62 5,317 SF 43 5,318 SF TRACT I 1,500 SF TRACT G 7,751 SF TRACT F 1,155 SF TRACT E 459 SF 13 8,484 SF 12 6,430 SF 18 5,042 SF 19 4,998 SF 20 5,000 SF 21 5,003 SF 5,853 SF 74 6,179 SF SYMBOL BOTANICAL / COMMON NAME STREET TREES CORNUS CONTROVERSA / GIANT DOGWOOD KOELREUTERIA PANICULATA / GOLDEN RAIN TREE OXYDENDRUM ARBOREUM / SOURWOOD TREE ULMUS PARVIFOLIA / LACEBARK ELM STREET TREE PLANT SCHEDULE INDICATES STREET TREES THAT REQUIRE ROOT PATH TO BE INSTALLED UNDER ADJACENT SIDEWALK PER CITY OF TIGARD URBAN FORESTRY SOIL VOLUMES DETAIL 1 SHEET L1.04 STREET TREES BY STREET FRONTAGES FRONTAGE LENGTH / 40 = # REQUIRED STREET TREES TOTAL = 6,324'/40 =159 REQUIRED STREET FRONTAGE TREES 190' K STREET FRONTAGE IDENTIFIER FRONTAGE LENGTH 95' 766' 1,302' 2,414' 581' 1,166' D C E F B A KEYMAP SW A P R I L L A N E SW B E E F B E N D R D N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 1 ) S T R E E T T R E E . d w g - S H E E T : L1 . 0 1 De c . 1 6 , 2 4 - 4: 2 9 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE MA T C H L I N E S E E S H E E T L 1 . 0 2 1 L1.01 TREE CANOPY SITE PLAN SCALE 1 INCH = 40 FEET 40 20 4000 ORIGINAL SHEET SIZE 22 x 34 1 PROPOSED AND PRESERVED TREE STANDS TRACT B TOTAL AREA TREE CANOPY AREA PRESERVED 26,799 SF 53,598 SF W SS SS SS SS SS SS SS W W W W W W W W W W W W W WWWWW SD SS SD SD SD SD SD SD SD SD SS SSSSSSSSSSSS SD SD SD SD SD SD SS SS SS SS SS SS SD SD SD SD SD SD SD W W W W SD SD W W SS SS SD SS SS SD SSSD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS 1,166'F 2,414'D 1037 103810391040 1042 1043 1044 104510461047104810491050105110521053 1054 1055 1056 1057 1108 1109 1110 11111112111311141115 1116 1117 1118 1119 1120 1121 1122 1123 1124 1125 1126 1127 1128 1129 1130 1131 1132 1133 1134 1135 1136 1137 1138 1139 1140 114111421143 1144 1145 11461147114811491150115111521153 1154 1155 1156 1157 1158 1159 1160 1161 1162 1163 1164 1165 1166 1167 1168 1169 1170 1172 1173 1174 STAND K-1 AREA: 11,824 SF CANOPY: 14,780 SF PROPERTY LINE SOUTHERN APRIL LANE ROW IMPROVEMENTS TO BE COMPLETED AT A FUTURE DATE SW WOODHUE STREET SW A P R I L L N STREET A 38 4,571 SF 67 4,643 SF 41 5,232 SF 42 5,317 SF 66 4,856 SF 39 4,802 SF 65 5,069 SF 40 5,147 SF 64 5,317 SF STAND T-2 AREA: 1,591 SF CANOPY: 3,182 SF STAND T-1 AREA: 3,411 SF CANOPY: 6,822 SF 35 2,130 SF 36 1,375 SF 37 2,082 SF 63 5,317 SF 5,317 SF 5,318 SF TRACT Q 1,056 SF 25 2,080 SF PROPERTY LINE WATER QUALITY FACILITY, SEE SHEET L2.04 FOR MORE INFORMATION 26 1,294 SF 30 2,089 SF 33 1,239 SF 32 1,164 SF 29 1,277 SF28 2,255 SF 34 2,336 SF 27 1,871 SF TRACT P 2,726 SF TRACT K 42,504 SF TRACT L 1,512 SF TRACT J 1,553 SF TRACT H 20,917 SF TRACT U 1,325 SF TRACT T 12,547 SF TRACT M 4,460 SF TRACT N 2,731 SF TRACT O 7,025 SF TRACT R 3,180 SF 21 5,003 SF 22 5,007 SF 23 5,102 SF 24 5,426 SF 68 5,719 SF 69 5,226 SF 70 5,305 SF 71 5,343 SF 72 5,380 SF 73 5,853 SF 31 2,067 SF STREET TREES BY STREET FRONTAGES FRONTAGE LENGTH / 40 = # REQUIRED STREET TREES TOTAL = 6,324'/40 =159 REQUIRED STREET FRONTAGE TREES 190' K STREET FRONTAGE IDENTIFIER FRONTAGE LENGTH 95' 766' 1,302' 2,414' 581' 1,166' D C E F B A NOTES: 1.PLANTED AREAS UNDER STREET TREES UNLESS OTHERWISE NOTED ARE TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN). 2.A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL LAWN AREAS UNDERNEATH STREET TREES. 3.ALL STREET TREES ARE TO BE PLANTED PER CITY OF TIGARD SPACING DETAIL 3 SHEET L1.03, KEEPING ALL STREET TREES AT LEAST 15' FROM AN INTERSECTION. 4.ALL STREET TREES ARE TO BE INSTALLED WITH A GEO TEXTILE ROOT CONTROL SYSTEM PER CITY OF TIGARD DETAIL 2 SHEET L1.04 & DETAILS 1 & 2 SHEET L1.03. 5.STREET TREES MUST BE INSTALLED TO MEET THE FOLLOWING HEIGHT CLEARANCE STANDARDS: 8 FEET OF CLEARANCE ABOVE PUBLIC SIDEWALKS; 13 FEET OF CLEARANCE ABOVE PUBLIC LOCAL AND NEIGHBORHOOD STREETS;15 FEET OF CLEARANCE ABOVE PUBLIC COLLECTOR STREETS; AND 18 FEET OF CLEARANCE ABOVE PUBLIC ARTERIAL STREETS. SYMBOL QTY BOTANICAL / COMMON NAME SIZE CONTAINER STREET TREES 56 CORNUS CONTROVERSA / GIANT DOGWOOD 1.5" CAL.B&B 35 KOELREUTERIA PANICULATA / GOLDEN RAIN TREE 1.5" CAL.B&B 23 OXYDENDRUM ARBOREUM / SOURWOOD TREE 1.5" CAL.B&B 49 ULMUS PARVIFOLIA / LACEBARK ELM 1.5" CAL.B&B 163 SUBTOTAL: STREET TREE PLANT SCHEDULE STATEMENT: I, MICHELLE L. HUNDLEY, ATTEST THAT THE TREE CANOPY SITE PLAN MEETS ALL OF THE REQUIREMENTS IN SECTION 10, PART 2 OF THE TIGARD URBAN FORESTRY MANUAL. MICHELLE L. HUNDLEY REGISTERED LANDSCAPE ARCHITECT #1085 ----------------------------------------------------------- TIGARD DEVELOPMENT CODE §18.520.060 FLEXIBLE STANDARDS E. RESIDENTIAL DEVELOPMENT HAS BEEN MET, DUE TO ATLEAST 50% OF SIGNIFICANT TREE GROVE A'S ON SITE CANOPY BEING PRESERVED. MEETING THIS PROVISION STATES THAT THE 15% EFFECTIVE TREE CANOPY COVER PER LOT OR TRACT IN RES-C IS NOT REQUIRED. INDICATES STREET TREES THAT REQUIRE ROOT PATH TO BE INSTALLED UNDER ADJACENT SIDEWALK PER CITY OF TIGARD URBAN FORESTRY SOIL VOLUMES DETAIL 1 SHEET L1.04 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 1 ) S T R E E T T R E E . d w g - S H E E T : L1 . 0 2 De c . 1 6 , 2 4 - 4: 2 9 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE MA T C H L I N E S E E S H E E T L 1 . 0 1 1 PROPOSED AND PRESERVED TREE STANDS TRACT K TOTAL AREA TREE CANOPY AREA PROPOSED 11,824 SF 14,780 SF TRACT T TOTAL AREA TREE CANOPY AREA PRESERVED 5,002 SF 10,004 SF L1.02 TREE CANOPY SITE PLAN 1 KEYMAP SW A P R I L L A N E SW B E E F B E N D R D SCALE 1 INCH = 40 FEET 40 20 4000 ORIGINAL SHEET SIZE 22 x 34 CURB GUTTER STREET PL A N T E R S T R I P WI D T H V A R I E S CL 6' 12' SIDEWALK MULCH TREE TRUNK TREE TIE STAKES DEEPROOT TREE ROOT BARRIER; UB24-2; INSTALL 2" BELOW CURB GRADE (BOTH SIDES) 12 LINEAR FEET MIN. 2' SCALE: DECIDUOUS TREE1 SCALE: TREE PLANTER & BARRIER FOR TREES IN RIGHT OF WAY2 DYH MIN. 15' STREET RIGHT WAY CORNER MIN. 4' MIN. 4'MIN. 4' MIN 2' NOT CLOSER THAN 20' MIN 2 1/2' FROM A HARD SURFACE WATER METER STREET LIGHT STANDARD FIRE HYDRANT, UTILITY BOX OR UTILITY POLE CATCH BASIN SIDEWALK DRIVEWAY SIDEWALK PLANTER STRIP PUE NO TREES HOUSE PORCH MIN. 10' ANY DIRECTION PROPERTY LINE LATERAL OR ANY UNDERGROUND UTILITY PLANTER STRIP SCALE: CITY OF TIGARD STREET TREE SPACING3 1' M I N . RO O T B A L L DE P T H - 2 " DIAMETER OF ROOTBALL + 12" TREE TIE (2) TO BE 3' UNDER FIRST LIMBS OR 5' HIGH. WHICH EVER IS LOWEST. GALV. STEEL WIRE; LOOSEN TO ALLOW 4" OF MOVEMENT IN ALL DIRECTIONS FINISH GRADE CUT AND REMOVE TWINE BURLAP, AND WIRE BASKET FROM TOP AND SIDES OF ROOTBALL. 2"X2"X8' WOOD STAKES SET OUTSIDE ROOTBALL ON WINDWARD AXIS (REMOVE AFTER ONE YEAR) MULCH AS SPECIFIED. KEEP MULCH CLEAR OF TRUNK BASE. NOTE: 1.TIE BRIGHTLY COLORED P.V.C. RIBBON ON WIRE GUYS. (MIN. 1 PER GUY.) 2.IN LAWN AREAS CUT TREE CIRCLE AT 4' RADIUS FROM TRUNK. BACKFILL SOIL 30 " M I N . GENERAL NOTES: LANDSCAPE PLAN 1.THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION. 2.THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING. 3.CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR. 4.ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE.USE MEDIUM AGED DARK FIR MULCH. APPLY A UNIFORM 3-4 INCH LAYER OF BARK MULCH AROUND TREES AND SHRUBS IN GENERAL LANDSCAPE, AND 2-3 INCH LAYER IN STORMWATER FACILITIES. KEEP MULCH AT LEAST 6 INCHES AWAY FROM THE TRUNKS OF TREES. PLACE AFTER SOIL BLEND AND VEGETATION INSTALLATION. 5.BED EDGE TO BE NO LESS THAN 11.5" AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, PLANT TO LIMITS OF AREA AS SHOWN. 6.CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS. 7.CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OF IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS. 8.QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN, THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN 9.COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS. 10.WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION WITHOUT THE EXPRESS WRITTEN CONSENT OF THE ODR. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR. 11.WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY ODR TO ADJUST TREE LOCATIONS. 12.LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO THE ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS LONGER. 13.REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE. 14.BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE MEAL PER MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION. 15.GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED. 16.CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE LANDSCAPE ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS. 17.ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT. 18.ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB-STANDARD RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS. 19.STORMWATER FACILITY BLENDED SOIL PER CITY OF PORTLAND SECTION 01040.14. 20.SOIL PREPARATION SHOULD COMPLY WITH MASTERSPEC SPECIFICATION SECTION 329113. 21.ALL MATERIALS ARE SUBJECT TO THE APPROVAL OF THE LANDSCAPE ARCHITECT AND LAND OWNER AT ANY TIME. LANDSCAPE ARCHITECT TO INSPECT ALL PLANT LOCATIONS AND PLANT BED CONDITIONS PRIOR TO INSTALLATION. ON-SITE ADJUSTMENTS MAY BE REQUIRED. 22.CONTRACTOR TO VERIFY BED MEASUREMENTS AND INSTALL APPROPRIATE QUANTITIES AS GOVERNED BY PLANT SPACING PER SCHEDULE. PLANT MATERIAL QUANTITIES SHOWN ON PLAN ARE MINIMUM QUANTITIES. ADDITIONAL MATERIAL MAY BE NEEDED TO MEET SPACING REQUIREMENTS AND FIELD CONDITIONS. 23.ANY PLANT MATERIAL INSTALLED IN AN INCORRECT LOCATION, BY THE JUDGEMENT OF THE LANDSCAPE ARCHITECT, SHALL BE REINSTALLED AT THE CONTRACTOR'S EXPENSE. 24.LANDSCAPE CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF UNDERGROUND AND ABOVEGROUND UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR THE SAME BEFORE CONSTRUCTION BEGINS. 25.NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS GRANTED BY THE LANDSCAPE ARCHITECT TO THE LANDSCAPE CONTRACTOR. 26.CONTRACTOR TO GIVE THE LANDSCAPE ARCHITECT A MINIMUM OF 48 HOURS NOTICE FOR REQUIRED OR REQUESTED JOB SITE VISIT. NOTES: PLANTED AREAS UNDER STREET TREES TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN). LAWN (SEEDED) PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD. RATE: 8 LBS/1000 SQUARE FEET. 1.A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL STREET TREES & LAWN AREAS. 2.ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S SPECIFICATIONS WHEN A TREE IS PLANTED WITHIN 5 FEET OF ANY HARD SURFACE PAVING OR UTILITY BOX. FOR LOCAL STREET SEE DETAIL 1 & 2 THIS SHEET . 3. IF SOIL COMPACTION OCCURS BACKHOE TURNING SHOULD BE USED TO LOOSEN THE SOIL. ·BACKHOE TURNING: REMOVE ANY LAYERS OF GOOD TOPSOIL. SPREAD 3-4" OF ORGANICS (HIGH-LIGNIN COMPOST) OR ESCS (EXPANDED SHALE/CALCINE CLAY) AMENDMENT OVER THE AREA, PRIOR TO TURNING THE SOIL. MAINTAIN A SAFE DISTANCE FROM PAVING, SIDEWALKS, AND STRUCTURES, USE BACKHOE TO TURN SOIL TO 36' DEPTH. BREAK SOIL INTO LARGE PEDS AND LOOSELY INCORPORATE THE SOIL AMENDMENT. MAINTAIN A SLOPE OF COMPACTED SOIL AT THE EDGE OF PAVING SO AS NOT TO UNDERMINE THE PAVING SUB-BASE. HAND TURNING MAY BE NECESSARY ALONG THE EDGE OF PAVING AND AT WALLS, DO NOT TILL TO A DEPTH GREATER THAN THE BOTTOM OF FOOTING. AFTER TURNING RE-SPREAD TOPSOIL AND 3-5" OF YARD WASTE ORGANIC AMENDMENT OVER THE SURFACE AND LIGHTLY TILL TO BREAK THE SOIL TEXTURE SUITABLE TO FINE GRADE. N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 1 ) S T R E E T T R E E . d w g - S H E E T : L1 . 0 3 De c . 1 6 , 2 4 - 4: 2 9 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L1.03 TREE CANOPY DETAILS & NOTES REMOVAL, STORING AND AMENDED SOILS FOR PLANTED AREAS: CONTRACTOR SHALL REMOVE ALL DEBRIS FROM PLANTER AREAS AND EXCAVATE TO A DEPTH OF 36 INCHES. SLOPE SLIDES OF EXCAVATIONS AT 1:1 SLOPE OR SHORE EDGES TO PREVENT UNDERMINING OF VEHICLE LOAD AREAS, AND TO PROVIDE A SLOPED PROFILE TRANSITION BETWEEN SOIL TYPES AND STRUCTURAL FILL. DISPOSE OF DEBRIS AND SUBSOIL. STOCKPILE EXCAVATED TOPSOIL IN APPROVED AREA OFF SITE. EXISTING AND IMPORTED TOPSOIL AMENDMENTS SHALL BE DETERMINED BY THE LANDSCAPE ARCHITECT AND APPROVED BY THE CITY ARBORIST. SOIL MIXING SHALL BE DONE IN DESIGNATED AREAS OR IN THE SUPPLIERS YARD. MIX AMENDMENTS WITH TOPSOIL WHEN SOIL IS IN A FRIABLE CONDITION ONLY (DAMP, NOT MUDDY, WITH ADEQUATE MOISTURE TO BREAK INTO CLODS WHEN TURNED. SOIL WILL NOT LEAVE A MUD STAIN ON HANDS. SUBMIT THE PERCENT OF SOIL MIXES WITH ALL AMENDED SOIL TO THE CITY PRIOR TO INSTALLATION.) BLENDED SOIL PLACEMENT AND COMPACTION: SOIL SHALL BE FRIABLE WHEN PLACED AND COMPACTED. PLACE SOIL IN LAYERS OF NOT MORE THAN 12" IN DEPTH. PROVIDE 3 PASSES WITH A 2" COMPACT PLATE VIBRATING COMPACTOR. COMPACT TO 80-85% MAXIMUM DRY DENSITY AS MEASURED BY THE PROCTOR TEST OR AS APPROVED FOR SPECIFIC BLENDED SOIL MIXES. 1.PART 1. COVERED SOIL MATERIALS A. COVERED SOIL SHALL CONSIST OF THE FOLLOWING MIXTURE OF GRAVEL, SOIL AND ADMIXTURES: 1. CRUSHED ROCK, GRADATION OF 100% PASSING 1.25 INCH, MAX. 30% PASSING 0.75 INCH 2. LOAM/ORGANIC TOPSOIL 3. SOIL BINDER SUCH AS “STABILIZER” 4. WATER PART 2. PROPORTIONS OF COVERED SOIL MATERIALS A. THE PROPORTIONS OF COVERED SOIL MATERIALS SHALL BE AS FOLLOWS: B. THE TARGET MOISTURE CONTENT IS 20% BY WEIGHT OF THE TOPSOIL WEIGHT. THE ABOVE WATER CONTENTS ASSUME THE TOP IS DRY. THE AMOUNT OF WATER THAT WILL NEED TO BE ADDED WILL BE DEPENDENT ON THE MOISTURE CONTENT OF THE RAW MATERIALS. ACTUAL AMOUNTS OF WATER USED SHALL BE DETERMINED DURING MIXING. PART 3. COVERED SOIL MIXING PROCEDURES A. MIX COVERED SOIL IN BATCHES OF AN APPROPRIATE SIZE FOR THE EQUIPMENT BEING USED. THE END RESULT IS TO BE A MATERIAL THAT IS UNIFORMLY BLENDED TOGETHER. DO NOT BATCH IN QUANTITIES THAT WILL NOT ALLOW THE EQUIPMENT TO COMPLETELY MIX THE MATERIAL. DETERMINE BATCH SIZE AND QUANTITIES OF EACH MATERIAL NEEDED FOR THE BATCH. B. START WITH HALF OF THE CRUSHED ROCK MATERIAL. C. ADD ALL OF THE TOPSOIL MATERIAL. D. ADD THE SOIL BINDER. E. ADD HALF OF THE ESTIMATED WATER. F. ADD THE OTHER HALF OF THE CRUSHED ROCK MATERIAL. G. MIX THE MATERIAL TOGETHER. H. SLOWLY ADD WATER TO THE MIXTURE AND CONTINUE TO MIX. THE FINAL AMOUNT OF WATER WILL VARY WITH MOISTURE CONTENT OF THE CRUSHED ROCK AND TOPSOIL. ADD WATER IN INCREMENTAL AMOUNTS AND MIX THE MATERIAL BETWEEN THE ADDITIONS OF WATER. I. STOP ADDING WATER AND MIXING WHEN THERE IS A MINUTE AMOUNT OF FREE TOPSOIL REMAINING. THE TOPSOIL WILL COAT THE CRUSHED ROCK AND NOT FALL OUT OF THE MATERIAL. ALL OF THE CRUSHED ROCK SHALL BE UNIFORMLY COATED WITH TOPSOIL. THERE SHALL BE NO CLUMPS OF TOPSOIL OR UNCOVERED CRUSHED ROCK IN THE MIXTURE. J. IF TOO MUCH WATER IS ADDED TO THE MIXTURE, WATER WILL DRAIN OUT OF THE MATERIAL AND THE TOPSOIL WILL WASH OFF OF THE CRUSHED ROCK. IF THIS OCCURS THE BATCH OF MATERIAL SHALL BE DISCARDED AND SHALL NOT BE INCORPORATED INTO THE COMPLETED WORK. PART 4. PLACEMENT OF COVERED SOIL A. PROTECT SOILS AND MIXES FROM ABSORBING EXCESS WATER AND FROM EROSION AT ALL TIMES. DO NOT STORE MATERIALS UNPROTECTED FROM RAINFALL EVENTS. DO NOT ALLOW EXCESS WATER TO ENTER SITE PRIOR TO COMPACTION. IF WATER IS INTRODUCED INTO THE MATERIAL AFTER GRADING, ALLOW MATERIAL TO DRAIN OR AERATE TO OPTIMUM COMPACTION MOISTURE CONTENT. B. ALL AREAS TO RECEIVE COVERED SOIL MIXTURE SHALL BE INSPECTED BY THE PROJECT LANDSCAPE ARCHITECT AND/OR PROJECT ENGINEER BEFORE STARTING PLACEMENT OF MIXTURE. ALL DEFECTS SUCH AS INCORRECT GRADING, COMPACTION AND INADEQUATE DRAINAGE, ETC., SHALL BE CORRECTED PRIOR TO BEGINNING PLACEMENT OF COVERED SOIL. C. CONFIRM THAT THE SUB-GRADE IS AT THE PROPER ELEVATION AND COMPACTED AS REQUIRED. SUB-GRADE ELEVATIONS SHALL SLOPE PARALLEL TO THE FINISHED GRADE. CLEAR THE EXCAVATION OF ALL CONSTRUCTION DEBRIS, TRASH, RUBBLE AND FOREIGN MATERIAL. FILL ANY OVER EXCAVATION WITH APPROVED FILL AND COMPACT TO THE REQUIRED SUB-GRADE COMPACTION. D. INSTALL COVERED SOIL IN 6-INCH LIFTS AND SPREAD UNIFORMLY OVER THE AREA. COMPACT EACH LIFT TO THE REQUIRED PERCENT OF MAXIMUM DENSITY. DELAY PLACEMENT 24 HOURS IF MOISTURE CONTENT EXCEEDS MAXIMUM ALLOWABLE, PROTECT COVERED SOIL WITH PLASTIC OR PLYWOOD DURING DELAY. TAKE PARTICULAR CARE NOT TO DAMAGE UTILITIES WHEN INSTALLING COVERED SOIL. COVERED SOIL THAT WILL BE THE BEDDING FOR UTILITY LINES SHALL BE COMPACTED TO CONFORM TO THE REQUIRED GRADE OF THE UTILITY LINE. DO NOT COMPACT THE IMMEDIATE VICINITY ABOVE A UTILITY LINE UNTIL A FILL DEPTH OF AT LEAST 12-INCHES ABOVE THE UTILITY LINE IS REACHED. E.BRING COVERED SOILS TO FINISHED GRADES AS SHOWN IN THE APPROVED DRAWINGS. IMMEDIATELY PROTECT THE COVERED SOIL MATERIAL FROM CONTAMINATION BY WATER BY COVERING WITH PLASTIC OR PLYWOOD. MATERIAL AMOUNT FOR 1 CY OF COVERED SOIL CRUSHED ROCK TOPSOIL SOIL BINDER WATER AMOUNT FOR 4.6 CY OF COVERED SOIL 23.2 CUBIC FEET 5.9 CUBIC FEET 13.7 CUBIC FEET 1.6 GALLON 4 CUBIC YARDS 1 CUBIC YARD 4 POUNDS 46 GALLONS STANDARD COVERED SOIL VOLUME SPECIFICATIONS SCALE: STREET TREE WITH ROOT PATH1 SCALE: STREET TREE WITH OPEN SOIL2 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 1 ) S T R E E T T R E E . d w g - S H E E T : L1 . 0 4 De c . 1 6 , 2 4 - 4: 3 0 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L1.04 TREE CANOPY DETAILS & NOTES PROPERTY LINE EXISTING RIVER TERRACE CROSSING PARK S T R E E T C STR E E T A S T R E E T C BENCH PET WASTE STATION EXISTING CONIFER TREE TO REMAIN (TYP) EXISTING WOODCHIP TRAIL EXISTING DECIDUOUS TREE TO REMAIN (TYP) EXTENSION OF RIVER TERRACE TRAIL, SEE CIVIL SHEETS CONNECT TO EXISTING RIVER TERRACE TRAIL PRESERVED TREE GROVE CANOPY STREET TREE, SEE SHEET L1.01 (TYP) L4.02 1 L4.02 2TRACT D TRACT B TRACT C TRACT E TRACT F CONCRETE PAVINGL4.02 3 SCORE JOINTL4.02 4 LARGE DECIDUOUS TREE FAGUS GRANDIFOLIA / AMERICAN BEECH QUERCUS GARRYANA / OREGON WHITE OAK ULMUS PARVIFOLIA / LACEBARK ELM SMALL DECIDUOUS TREE ACER CIRCINATUM / VINE MAPLE AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' / AUTUMN BRILLIANCE APPLE SERVICEBERRY HAMAMELIS X INTERMEDIA 'DIANE' / DIANE WITCH HAZEL CONIFER TREE CALOCEDRUS DECURRENS / INCENSE CEDAR PINUS NIGRA 'OREGON GREEN' / OREGON GREEN AUSTRIAN PINE TAXODIUM DISTICHUM 'JFS-SGPN' / GREEN WHISPER® BALD CYPRESS TSUGA HETEROPHYLLA / WESTERN HEMLOCK COLUMNAR TREE POPULUS TREMULA 'ERECTA' / EUROPEAN COLUMNAR ASPEN ORNAMENTAL OPEN SPACE SHRUBS & PERENNIALS CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' / KARL FOERSTER FEATHER REED GRASS CHAMAECYPARIS OBTUSA 'BLUE FEATHERS' / BLUE FEATHERS HINOKI FALSE CYPRESS CISTUS CORBARIENSIS / WHITE ROCKROSE CISTUS LADANIFER / CRIMSON SPOT ROCKROSE COTINUS COGGYGRIA / SMOKE TREE FESTUCA GLAUCA / BLUE FESCUE HOSTA X 'BIG DADDY' / BIG DADDY HOSTA IBERIS SEMPERVIRENS 'SNOWSATION' / SNOWSATION EVERGREEN CANDYTUFT RUDBECKIA HIRTA / BLACK-EYED SUSAN SEDUM X 'PLUM DAZZLED' / SUNSPARKLER® PLUM DAZZLED SEDUM NATIVE OPEN SPACE SHRUBS & PERENNIALS ACHILLEA MILLEFOLIUM / COMMON YARROW AMELANCHIER ALNIFOLIA / SERVICEBERRY AQUILEGIA FORMOSA / WESTERN COLUMBINE CAMPANULA ROTUNDIFOLIA / HAREBELL CEANOTHUS THYRSIFLORUS / BLUEBLOSSOM MAHONIA AQUIFOLIUM / OREGON GRAPE SPIRAEA BETULIFOLIA / BIRCHLEAF SPIREA VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY NATIVE WILDFLOWER & GRASS SEED MIX SUNMARK SEED MIX OPEN SPACE PLANT SCHEDULE N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 2 ) O P E N S P A C E . d w g - S H E E T : L2 . 0 1 De c . 1 6 , 2 4 - 4: 3 1 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L2.01 OPEN SPACE LANDSCAPE PLAN SCALE 1 INCH = 20 FEET 20 10 2000 1 KEYMAP SW A P R I L L A N E SW B E E F B E N D R D 1 SW WOODHUE STREET SW A P R I L L N STREET A PROPERTY LINE EXISTING CONIFER TREE TO REMAIN (TYP) EXISTING DECIDUOUS TREE TO REMAIN (TYP) PRESERVED TREE GROVE CANOPY (TYP) STREET TREE, SEE SHEET L1.02 (TYP) STREET TREE PLANTING, STREET TREE, SEE SHEET L1.02 (TYP) EXISTING DRIVEWAY TO REMAIN CONCRETE WALK WITH STAIRS, SEE CIVIL SHEETS FOR ADDITIONAL INFORMATION EXISTING DRIVEWAY TO REMAIN CONCRETE WALK WITH STAIRS, SEE CIVIL SHEETS FOR ADDITIONAL INFORMATION EXTENSION OF RIVER TERRACE TRAIL, SEE CIVIL SHEETS TRACT Q TRACT P TRACT R TRACT O TRACT N TRACT M TRACT T TRACT U LARGE DECIDUOUS TREE FAGUS GRANDIFOLIA / AMERICAN BEECH QUERCUS GARRYANA / OREGON WHITE OAK ULMUS PARVIFOLIA / LACEBARK ELM SMALL DECIDUOUS TREE ACER CIRCINATUM / VINE MAPLE AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' / AUTUMN BRILLIANCE APPLE SERVICEBERRY HAMAMELIS X INTERMEDIA 'DIANE' / DIANE WITCH HAZEL CONIFER TREE CALOCEDRUS DECURRENS / INCENSE CEDAR PINUS NIGRA 'OREGON GREEN' / OREGON GREEN AUSTRIAN PINE TAXODIUM DISTICHUM 'JFS-SGPN' / GREEN WHISPER® BALD CYPRESS TSUGA HETEROPHYLLA / WESTERN HEMLOCK COLUMNAR TREE POPULUS TREMULA 'ERECTA' / EUROPEAN COLUMNAR ASPEN ORNAMENTAL OPEN SPACE SHRUBS & PERENNIALS CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' / KARL FOERSTER FEATHER REED GRASS CHAMAECYPARIS OBTUSA 'BLUE FEATHERS' / BLUE FEATHERS HINOKI FALSE CYPRESS CISTUS CORBARIENSIS / WHITE ROCKROSE CISTUS LADANIFER / CRIMSON SPOT ROCKROSE COTINUS COGGYGRIA / SMOKE TREE FESTUCA GLAUCA / BLUE FESCUE HOSTA X 'BIG DADDY' / BIG DADDY HOSTA IBERIS SEMPERVIRENS 'SNOWSATION' / SNOWSATION EVERGREEN CANDYTUFT RUDBECKIA HIRTA / BLACK-EYED SUSAN SEDUM X 'PLUM DAZZLED' / SUNSPARKLER® PLUM DAZZLED SEDUM NATIVE OPEN SPACE SHRUBS & PERENNIALS ACHILLEA MILLEFOLIUM / COMMON YARROW AMELANCHIER ALNIFOLIA / SERVICEBERRY AQUILEGIA FORMOSA / WESTERN COLUMBINE CAMPANULA ROTUNDIFOLIA / HAREBELL CEANOTHUS THYRSIFLORUS / BLUEBLOSSOM MAHONIA AQUIFOLIUM / OREGON GRAPE SPIRAEA BETULIFOLIA / BIRCHLEAF SPIREA VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY NATIVE WILDFLOWER & GRASS SEED MIX SUNMARK SEED MIX OPEN SPACE PLANT SCHEDULE N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 2 ) O P E N S P A C E . d w g - S H E E T : L2 . 0 2 De c . 1 6 , 2 4 - 4: 3 2 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L2.02 OPEN SPACE LANDSCAPE PLAN KEYMAP SW A P R I L L A N E SW B E E F B E N D R D SCALE 1 INCH = 20 FEET 20 10 2000 1 1 STREET A S T R E E T C STREET TREE PLANTING, SEE SHEET L1.01 (TYP) EXTENSION OF RIVER TERRACE TRAIL, SEE CIVIL SHEETSTRACT G TRACT H TRACT I SW WOODHUE STREET STREET A STREET TREE PLANTING, SEE SHEET L1.01 (TYP) CONCRETE WALK WITH STAIRS, SEE CIVIL SHEETS FOR ADDITIONAL INFORMATION TRACT S SW W O O D H U E S T R E E T ST R E E T C STREET TREE, SEE SHEET L1.01 (TYP) TRACT A TRACT V LARGE DECIDUOUS TREE FAGUS GRANDIFOLIA / AMERICAN BEECH QUERCUS GARRYANA / OREGON WHITE OAK ULMUS PARVIFOLIA / LACEBARK ELM SMALL DECIDUOUS TREE ACER CIRCINATUM / VINE MAPLE AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' / AUTUMN BRILLIANCE APPLE SERVICEBERRY HAMAMELIS X INTERMEDIA 'DIANE' / DIANE WITCH HAZEL CONIFER TREE CALOCEDRUS DECURRENS / INCENSE CEDAR PINUS NIGRA 'OREGON GREEN' / OREGON GREEN AUSTRIAN PINE TAXODIUM DISTICHUM 'JFS-SGPN' / GREEN WHISPER® BALD CYPRESS TSUGA HETEROPHYLLA / WESTERN HEMLOCK COLUMNAR TREE POPULUS TREMULA 'ERECTA' / EUROPEAN COLUMNAR ASPEN ORNAMENTAL OPEN SPACE SHRUBS & PERENNIALS CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' / KARL FOERSTER FEATHER REED GRASS CHAMAECYPARIS OBTUSA 'BLUE FEATHERS' / BLUE FEATHERS HINOKI FALSE CYPRESS CISTUS CORBARIENSIS / WHITE ROCKROSE CISTUS LADANIFER / CRIMSON SPOT ROCKROSE COTINUS COGGYGRIA / SMOKE TREE FESTUCA GLAUCA / BLUE FESCUE HOSTA X 'BIG DADDY' / BIG DADDY HOSTA IBERIS SEMPERVIRENS 'SNOWSATION' / SNOWSATION EVERGREEN CANDYTUFT RUDBECKIA HIRTA / BLACK-EYED SUSAN SEDUM X 'PLUM DAZZLED' / SUNSPARKLER® PLUM DAZZLED SEDUM NATIVE OPEN SPACE SHRUBS & PERENNIALS ACHILLEA MILLEFOLIUM / COMMON YARROW AMELANCHIER ALNIFOLIA / SERVICEBERRY AQUILEGIA FORMOSA / WESTERN COLUMBINE CAMPANULA ROTUNDIFOLIA / HAREBELL CEANOTHUS THYRSIFLORUS / BLUEBLOSSOM MAHONIA AQUIFOLIUM / OREGON GRAPE SPIRAEA BETULIFOLIA / BIRCHLEAF SPIREA VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY NATIVE WILDFLOWER & GRASS SEED MIX SUNMARK SEED MIX OPEN SPACE PLANT SCHEDULE N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 2 ) O P E N S P A C E . d w g - S H E E T : L2 . 0 3 De c . 1 6 , 2 4 - 4: 3 2 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L2.03 OPEN SPACE LANDSCAPE PLAN SCALE 1 INCH = 20 FEET 20 10 2000 KEYMAP SW A P R I L L A N E SW B E E F B E N D R D 1 2 3 2 1 3 MA T C H L I N E S E E S H E E T L 2 . 0 4 - 1 W W SS SS SS SS SS SS SS SS W W W W W WWWWWWWWWWW W SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SD SD SS SD SD B D C G K I J L M A H M I SW A P R I L L N STREET A PROPERTY LINE STREET TREE PLANTING, SEE SHEET L1.02 (TYP) APPROX. 119 STORMWATER TREES PLANTED ON POND SIDESLOPES E F TRACT K TRACT L TRACT J N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 2 ) O P E N S P A C E . d w g - S H E E T : L2 . 0 4 De c . 1 6 , 2 4 - 4: 3 2 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L2.04 OPEN SPACE & COMMUNITY AMENITY PLAN SCALE 1 INCH = 20 FEET 20 10 2000 1 LEGEND WATER QUALITY FACILITY COMPONENT DETAIL A WATER QUALITY SWALE B OVERLOOK C BENCH 1/L4.02 D BOULDER/ROCKERY E BIRD OR BAT HOUSE F SNAG G DOWN WOODY DEBRIS H MAINTENANCE ACCESS DRIVE I NATIVE OPEN SPACE PLANTING SEE LEGEND L2.03 J STORMWATER PLANTING PER CWS STANDARDS K GABION WALL L PET WASTE STATION M EXTENSION OF RIVER TERRACE TRAIL SNAG WITH BIRD OR BAT HOUSE EXTENSION OF RIVER TERRACE TRAIL OVERLOOK MA T C H L I N E S E E S H E E T L 2 . 0 3 - 1 GABION WALL KEYMAP SW A P R I L L A N E SW B E E F B E N D R D 267 268 269 270 271 272 273 1 266 E D S SW WOODHUE STREET SW A P R I L L N STREET A ST R E E T C STORMWATER QUALITY FACILITY SEE SHEET L2.04 ROUNDABOUT SEE SHEET L2.02 12' WIDE RIVER TERRACE TRAIL EXTENSION SEE CIVIL SHEETS FOR ADDITIONAL INFORMATION ST R E E T B ST R E E T C SW W O O D H U E S T R E E T N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 3 ) F E N C I N G . d w g - S H E E T : L3 . 0 1 De c . 1 6 , 2 4 - 4: 3 3 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L3.01 FENCING PLAN KEYMAP SW A P R I L L A N E SW B E E F B E N D R D SCALE 1 INCH = 50 FEET 50 25 5000 1 1 LEGEND 4' BLACK ALUMINUM RAILING 6' BLACK ALUMINUM RAILING CHAIN LINK FENCING WOODEN PRIVACY FENCING L4.03 3 L4.03 1 L4.03 2 L4.03 3 DIAMETER OF ROOT BALL + 12" DE P T H RO O T B A L L NOTE: TILL SOIL SO THAT THERE ARE NO CLODS OR CLUMPS LARGER THAN 1 1/2" DIA. THOROUGHLY MIX TO A DEPTH OF 6" SCARIFY EDGES AND BOTTOM OF HOLE FINISH GRADE BACKFILL SOIL MULCH AS SPECIFIED, KEEP MULCH CLEAR OF SHRUB STEM BASE GROUNDCOVER PLANT MULCH FINISH GRADE 6" SPECIFIED BACKFILL SOIL 12" THOROUGHLY TILLED SUBSOIL SCALE: CONIFER TREE 2 SCALE: DECIDUOUS TREE1 SCALE: GROUNDCOVER / SHRUB PLANTING4 SCALE: SHRUB PLANTING3 1' M I N . RO O T B A L L DE P T H - 2 " DIAMETER OF ROOTBALL + 12" TREE TIE (2) TO BE 3' UNDER FIRST LIMBS OR 5' HIGH. WHICH EVER IS LOWEST. GALV. STEEL WIRE; LOOSEN TO ALLOW 4" OF MOVEMENT IN ALL DIRECTIONS FINISH GRADE CUT AND REMOVE TWINE BURLAP, AND WIRE BASKET FROM TOP AND SIDES OF ROOTBALL. 2"X2"X8' WOOD STAKES SET OUTSIDE ROOTBALL ON WINDWARD AXIS (REMOVE AFTER ONE YEAR) MULCH AS SPECIFIED. KEEP MULCH CLEAR OF TRUNK BASE. NOTE: 1.TIE BRIGHTLY COLORED P.V.C. RIBBON ON WIRE GUYS. (MIN. 1 PER GUY.) 2.IN LAWN AREAS CUT TREE CIRCLE AT 4' RADIUS FROM TRUNK. BACKFILL SOIL 30 " M I N . GENERAL NOTES: LANDSCAPE PLAN 1.THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION. 2.THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING. 3.CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO OWNER'S DESIGNATED REPRESENTATIVE. 4.ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE.USE MEDIUM AGED DARK FIR MULCH. APPLY A UNIFORM 3-4 INCH LAYER OF BARK MULCH AROUND TREES AND SHRUBS IN GENERAL LANDSCAPE, AND 2-3 INCH LAYER IN STORMWATER FACILITIES. KEEP MULCH AT LEAST 6 INCHES AWAY FROM THE TRUNKS OF TREES. PLACE AFTER SOIL BLEND AND VEGETATION INSTALLATION. 5.BED EDGE TO BE NO LESS THAN 11.5" AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, PLANT TO LIMITS OF AREA AS SHOWN. 6.CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS. 7.CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OF IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS. 8.QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN, THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN 9.COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS. 10.WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION WITHOUT THE EXPRESS WRITTEN CONSENT OF THE OWNER'S DESIGNATED REPRESENTATIVE. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE OWNER'S DESIGNATED REPRESENTATIVE. 11.WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY OWNER'S DESIGNATED REPRESENTATIVE TO ADJUST TREE LOCATIONS. 12.LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO THE ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS LONGER. 13.REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE. 14.BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE MEAL PER MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION. 15.GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED. 16.CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE LANDSCAPE ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS. 17.ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT. 18.ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB-STANDARD RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS. 19.STORMWATER FACILITY BLENDED SOIL PER CITY OF PORTLAND SECTION 01040.14. 20.SOIL PREPARATION SHOULD COMPLY WITH MASTERSPEC SPECIFICATION SECTION 329113. 21.ALL MATERIALS ARE SUBJECT TO THE APPROVAL OF THE LANDSCAPE ARCHITECT AND LAND OWNER AT ANY TIME. LANDSCAPE ARCHITECT TO INSPECT ALL PLANT LOCATIONS AND PLANT BED CONDITIONS PRIOR TO INSTALLATION. ON-SITE ADJUSTMENTS MAY BE REQUIRED. 22.CONTRACTOR TO VERIFY BED MEASUREMENTS AND INSTALL APPROPRIATE QUANTITIES AS GOVERNED BY PLANT SPACING PER SCHEDULE. PLANT MATERIAL QUANTITIES SHOWN ON PLAN ARE MINIMUM QUANTITIES. ADDITIONAL MATERIAL MAY BE NEEDED TO MEET SPACING REQUIREMENTS AND FIELD CONDITIONS. 23.ANY PLANT MATERIAL INSTALLED IN AN INCORRECT LOCATION, BY THE JUDGEMENT OF THE LANDSCAPE ARCHITECT, SHALL BE REINSTALLED AT THE CONTRACTOR'S EXPENSE. 24.LANDSCAPE CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF UNDERGROUND AND ABOVEGROUND UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR THE SAME BEFORE CONSTRUCTION BEGINS. 25.NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS GRANTED BY THE LANDSCAPE ARCHITECT TO THE LANDSCAPE CONTRACTOR. 26.CONTRACTOR TO GIVE THE LANDSCAPE ARCHITECT A MINIMUM OF 48 HOURS NOTICE FOR REQUIRED OR REQUESTED JOB SITE VISIT. 2 X DIAMETER OF ROOT BALL 1 1 / 2 X R O O T BA L L D E P T H NOTE: 1.TIE BRIGHTLY COLORED P.V.C. RIBBON ON WIRE GUYS. (MIN. 1 PER GUY.) 2.IN LAWN AREAS CUT TREE CIRCLE AT 4' RADIUS FROM TRUNK. 3.STAKE ALL EVERGREEN TREES LESS THAN 4" CALIPER. "CHAIN LOCK" TREE TIES OR BLACK FLEX GARDEN HOSE COVERING TWIST STRANDS AROUND EACH OTHER MIN. 3 GUYS @ 120° APART SET ROOT CROWN NO MORE THAN 4" ABOVE FINISH GRADE MULCH AS SPECIFIED KEEP MULCH CLEAR OF TRUNK BASE CUT AND REMOVE TWINE AND BURLAP FROM TOP AND SIDES OF ROOTBALL. (REMOVE ALL WIRE BASKET) 2"X2" WOOD STAKES OR METAL TREE ANCHORS AS APPROVED. AMENDED NATIVE SOIL/BACKFILL PLANTING MIX PER SPECIFICATIONS TILLED, AMENDED, AND MOUNDED NATIVE SUBSOIL TURNBUCKLE KEEP MULCH CLEAR OF TRUNK BASE PLANT PER PLAN EQ. O.C. EQ . O . C . PL A N T S P A C I N G PE R P L A N O . C . 60° SCALE: TRIANGULAR PLANTING PATTERN5 KEEP MULCH CLEAR OF TRUNK BASE CLUMP & SCATTER PLANTS SO THAT AVERAGE PLANTING DENSITY IS EQUIVALENT TO GRID SPACING TYPICAL O.C. (ON CENTER) PLANTING GRID RANDOMLY MIX PLANT SPECIES AND HEIGHTS OFFSET PLANTS TO AVOID STRAIGHT ROWS PLACE ROOT COLLAR ABOVE GRADE EXISTING SUBGRADE LOOSEN SOIL PRIOR TO PLANTING. FIRMLY PACK SOIL WITH FOOT. DO NOT BEND OR BREAK ROOTS. NO "J" OR "L" ROOTS. REMOVE BURLAP OR CONTAINER PLANTING PITS TO BE 12" GREATER THAN THE ROOTBALL MOUND FOR TEMPORARY WATER BASIN 2-3" 2" BARK MULCH AT 18" DIA. CIRCLE 12 " M I N . 6" 6" SCALE: RANDOM PLANTING PATTERN7SCALE: STORMWATER PLANTING6 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 5 ) D E T A I L S . d w g - S H E E T : L4 . 0 1 De c . 1 6 , 2 4 - 4: 3 3 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L4.01 LANDSCAPE PLANTING DETAILS AND NOTES BENCH MANUFACTURER: VICTOR STANLEY MODEL: THE GREENSITES SERIES CM-324 FINISH: RECYCLED PLASTIC SLATS- COLOR: WHEAT METAL: TITANIUM POWDERCOATED SIZE: 72" LENGTH SCALE: BENCH1 VICTOR STANLEY P.O. BOX 330 - DUNKIRK, MD 20754 TEL: (301) 855-8300 WEBSITE:WWW.VICTORSTANLEY.COM 4" 6" 4 3 4" MINUS COMPACTED ROCK BASE SET CONCRETE 1/4" ABOVE FINISHED GRADE COMPACTED SUBGRADE SCORE JOINT PLANTING AREA VARIES SEE PLANTING PLAN AND LAYOUT PLANS VEHICULAR CONCRETE FINISHED GRADE SPECIFIED BACKFILL PLANTING MIX SCALE: CONCRETE PAVING3 4" NOTES: 1.NO SHINER BANDS ON TOOLED JOINTS. 2.PLACE SCORE JOINTS AT MAXIMUM 10' ON CENTER. FOR PAVING SCORING PATTERN SEE LAYOUT PLAN 1 4D 1 4" RADIUS TOOLED EDGES CONCRETE PAVING1 4" D 3 SCALE: SCORE JOINT4 SCALE: PET WASTE STATION2 MINI DISPENSER STATION MANUFACTURER: MUTT MITT POST MODEL: COLOR: GREEN MUTT MITT ADDRESS:12316 WORLD TRADE DRIVE, STE 102 SAN DIEGO, CA 92128 PHONE: 800-697-6084 WEBSITE: MUTTMITT.COM MUTT MITT PET WASTE STATION SKU: 1004 COLOR: GREEN N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 5 ) D E T A I L S . d w g - S H E E T : L4 . 0 2 De c . 1 6 , 2 4 - 4: 3 3 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L4.02 DETAILS MIDRAIL STYLE WITH WIDE SLATS AND A CONTEMPORARY SQUARE TOP RAIL MATERIAL: EXTRUDED ALUMINUM FINISH: HIGH PERFORMANCE COATING COLOR: BLACK HEIGHT: 4' - 6'. SEE FENCING PLAN OR APPROVED EQUAL ALL RAILINGS TO CONFORM TO 2015 IRC AND IBC. NOTE: INSTALL PER MANUFACTURER'S INSTRUCTIONS RAILPRO ADDRESS: 14110 NW 3RD CT VANCOUVER, WA 98685 PHONE: 503.517.0968 WEBSITE: RAILPRO.US/CONTACT-US/ SCALE: ALUMINUM RAILING3 8' OC 6' SCALE: WOODEN PRIVACY FENCE - 6 FT.2 FINISH GRADE CONCRETE FOOTING SLOPE AWAY FROM POST FOR POSITIVE DRAINAGE (TYP) 1" X 6" CEDAR SIDING SLATS 1" X 6" CEDAR FACE BOARD FACE TOWARD PUBLIC VIEW 2" X 4" PT FIR CAP 2" X 4" PT FIR RAIL 2" X 4" PT FIR RAIL 2" X 4" PT FIR RAIL 4" X 4 " P T F I R P O S T 4" X 4 " P T F I R P O S T 2"-3" CLEAR SPACE (TYP) 4" X 4" PT FIR POST 2" X 4" PT FIR CAP2" X 4" PT FIR RAIL 1" X 6" CEDAR SIDING SLAT ON BOTH PUBLIC AND PRIVATE FACES FENCE DETAILS 4- 5 F T . H E I G H T PE R C W S D E T A I L DR A W I N G N O . 1 0 0 5 1. MATERIALS AND WORKMANSHIP NOT SHOWN ON THIS DRAWING SHALL CONFORM TO THE MANUFACTURER'S SPECIFICATIONS. 2. ALL POSTS SHALL BE INSTALLED VERTICALLY. WHERE POSTS ARE INSTALLED ON AN INCLINED SURFACE, THE ANGLE OF THE POST SHALL BE ADJUSTED SO THAT THE POST WILL BE VERTICAL. 3. THE POSTS AND RAILS TO BE BLACK VINYL COATED. FENCING SHALL BE #9 GAGE FENCE FABRIC, STANDARD 2-INCH CHAIN LINK DIAMOND MESH WITH BLACK VINYL COATING KNUCKLE SELVAGE CHAIN LINK FENCE AS SUPPLIED BY; PACIFIC FENCE AND WIRE CO. 13779 SE AMBLER ROAD CLACKMAS, OR 97015 T: 503.659.6881 WWW.PACIFICFENCE.COM EMAIL: WHOLESALE@PACIFICFENCE.COM TERMINAL POST STRETCHER BAR HOOK BOLTS SCALE: CHAINLINK FENCE1 42 " M I N . 6" 8' TYP. 10' MAX. 36 " M I N . 6" 10" MIN. DIAM. 12" BOTTOM RAIL TOP RAIL TIE WIRES @ 24" CENTERS POST TIE WIRES @ 15" OC TOP RAIL LINE POST CHAINLINK FABRIC BLACK VINYL COATING CONCRETE FOOTING N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 5 ) D E T A I L S . d w g - S H E E T : L4 . 0 3 De c . 1 6 , 2 4 - 4: 3 3 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L4.03 DETAILS LIGHTING NOTES E0.1 LIGHTING SITE PLAN E1.0 LIGHTING SITE PLAN (2) E1.1 Vicinity Map 0.14Scale: Miles Welcome Overlook at River Terrace Neighborhood Meeting Residential Planned Development/Subdivision June 13th, 2024 Order of Business •Read “Statement of Purpose” •Brief Overview presentation •Q&A Project Location Surrounding street network SW R o y R o g e r s R d SW April Ln SW T a y l o r L n SW A p r i l L n SW 1 5 0 th Av e Concept plan Architectural Concepts: Rowhomes Architectural Concepts: Detached home lots- 50 ft wide Next Steps and Timeline •Plan to submit Land Use package this summer. •Target Planning Commission hearings beginning in the fall. •Site construction is targeted to begin spring/summer 2025 . Contact Information PCD Office: 503.941.9484 Stacy Connery stacy@pacific-community.com Patrick Espinosa patrick@pacific-community.com New Home Co: 503.313.7795 Pam Verdadero pverdadero@NewHomeCo.com Questions? Concept plan Overlook at River Terrace: Neighborhood Meeting Summary The neighborhood meeting for the proposed Overlook at River Terrace residential development took place on June 13th at 6pm online over Zoom. The following are notes from the presentation and attendee question and answer session. Attendees Pacific Community Design, Consultant for the project: Stacy Connery, Planning Patrick Espinosa, Engineering KC Schwartzkopf, Engineering Peyton James, Planning New Home Co, Developer of the project: Pam Verdadero, VP, Acquisitions and Entitlements Guests: Betty Young Eric Hutchinson RMonson Aurthur Hasuike Susan/ Bill Galaway Presentation Stacy opened the meeting and let everyone know that it was being recorded. Pam Verdadero introduced herself and New Home Co, explaining that they’ve done similar projects in the area and that they’ve worked with PCD previously. Stacy began the presentation by reading the Tigard Statement of Purpose, then transitioned to the PowerPoint slides. Stacy discussed the project site and the surrounding area, then discussed the site in context of the River Terrace Community Plan maps for Zoning Districts. She shared that the site is located in the RES-C zone, formerly R-7. The site is also not located within Wetlands and Riparian Areas of the River Terrace Community Plan maps for Wetlands and Riparian Areas but does have portions of a Significant Tree Grove on the eastern boundary of the site. The River Terrace Trails Community Plan map does identify the River Terrace Trail running along the southern boundary of the site that the project will be providing. The River Terrace Transportation Plan calls for a roundabout in the northwestern portion of the site and for a neighborhood route connecting SW Woodhue St to SW April Ln, both of which the project will be providing. The PowerPoint presentation continued with discussion of the site in relation to the surrounding street network. The concept plan was then introduced, and Stacy shared details on the residential Planned Development which will provide 15 rowhomes and 66 Detached Home lots for a total of 81 homes. There will be 3.03 acres of Parks, Open Space and Trails for the site which totals 19.77 acres. There will also be a stormwater facility and existing driveways to the north of the site will be retained for future street connections. After the concept plan, preliminary Architectural concepts were shown for both the Alley-loaded rowhomes and the detached homes. Stacy then shared the Next steps, which involves submitting the land use application the summer of 2024, with target planning commission hearings in the fall and site construction is targeted to begin spring/ summer 2025. Questions Stacy reminded everyone to use the chat to sign in. Resident - Is it possible to notify more neighbors? Those in Woodhue to the east of 150th knew nothing of this meeting. Stacy- We can suggest to the city a wider notification area. Resident - Are existing homes on April Lane being removed? Stacy- Only existing homes on the property are proposed to be removed. Resident - Will April Lane be improved all the way to Beef Bend? Stacy- The applicant is coordinating with Washington County regarding the extent to which April Lane can be improved, which will be refined during the application process. Resident - Will the east property be added to the park? Stacy- It may not technically be part of the park but the goal is to enhance that area as an open space tract. Resident Will the presentation be available for download/ replay? Stacy/ Pam- Yes, copies of the presentation will be emailed to parties who provide their email in the chat. Resident - What is the timeline that the Woodhue access will extend into the development? Stacy- Site construction will begin in the summer, so the street construction would be in December 2025 / January 2026. Resident - Will all construction trucks access Woodhue or April Lane? KC- Woodhue is narrow so it’ll probably be April Lane, but this would have to be coordinated with Washington County. Resident - Is the builder Axiom? Pam- This is another neighborhood’s name, the builder is the same, New Home Co. Resident - What is the lower L corner in purple? Stacy- That is the stormwater facility. Resident- What price point are the houses? Pam- The Rowhomes will be priced in the $400,000s and the single detached will be low $700,00s to mid $800,000s. SCALE 1 INCH = 500 FEET 500 250 50000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 ) P C O V E R . d w g - S H E E T : 1 De c . 1 6 , 2 4 - 4: 3 6 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: OVERLOOK AT RIVER TERRACE TL 200 & 400 SECTION 8, TL 1600 SECTION 17, TOWNSHIP 2 SOUTH, RANGE 1 WEST, W.M. CITY OF TIGARD, WASHINGTON COUNTY, OREGON VICINITY MAP SW B E E F B E N D R D SW A P R I L L N (P R I V A T E R O A D ) SW R O Y R O G E R S R D GROSS ACREAGE: 18.08 AC BENCHMARK: UTILITIES & SERVICES: APPLICANT: THE NEW HOME COMPANY 15455 NW GREENBRIER PARKWAY, SUITE 240 BEAVERTON, OR 97006 [P]503-313-7795 CONTACT: PAM VERDADERO, VP, ACQUISITIONS & ENTITLEMENTS PLANNER: PACIFIC COMMUNITY DESIGN, INC. 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: PEYTON JAMES/STACY CONNERY, AICP CIVIL ENGINEER: PACIFIC COMMUNITY DESIGN, INC. 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: JAKLIN HUNT, PE/ KC SCHWARTZKOPH, PE SURVEYOR: PACIFIC COMMUNITY DESIGN, INC. 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: TRAVIS JANSEN, PLS, PE GEOTECHNICAL ENGINEER: NV5 9755 SW BARNES RD PORTLAND, OREGON 97225 [P] 503-626-0455 CONTACT: SCOTT V. MILLS, PE LANDSCAPE ARCHITECT: PACIFIC COMMUNITY DESIGN, INC. 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503 941-9484 CONTACT: BEN HOLMES, PLA NATURAL RESOURCE CONSULTANT: SWCA ENVIRONMENTAL CONSULTANTS 1800 NW UPSHUR ST, SUITE 100 PORTLAND, OR 97209 [P] 503-546-5091 CONTACT: JESSALYNN SPEARS TRAFFIC ENGINEER: KITTELSON & ASSOCIATES, INC 851 SW 6TH AVE, STE 600 PORTLAND, OR 97204 [P] 503-535-7409 CONTACT: JULIA KUHN OWNERS: TL 400 PISCITELLI FAMILY TRUST 15265 SW BEEF BEND RD, TIGARD, OR 97224 TL 200 THE MCCLESKEY FAMILY JOINT TRUST 15590 SW APRIL LN, TIGARD, OR 97224 WASHINGTON COUNTY BENCHMARK NO. 183, A ALUMINUM DISK LOCATED AT THE SE CORNER OF SECTION 8, JUST WEST OF THE REGIONAL TRAIL "TRACT M" END AT RIVER TERRACE CROSSING ELEVATION DATUM: NGVD 29, ELEVATION = 200.615 CITY OF TIGARD WATER, [P] 503-718-2591 CITY OF TIGARD [P] 503-639-4171 CITY OF TIGARD [P] 503-639-4171 PORTLAND GENERAL ELECTRIC, [P] 503-736-5450 NORTHWEST NATURAL, [P] 503-721-2512 TUALATIN VALLEY FIRE & RESCUE, [P] 503-649-8577 CITY OF TIGARD, [P] 503-629-0111 TIGARD-TUALATIN SCHOOL DISTRICT, [P] 503-431-4000 CITY OF TIGARD, [P] 503-645-6433 FRONTIER, [P] 503-277-2383 PRIDE DISPOSAL, [P] 503-625-6177 COMCAST, [P] 800-266-2278 WATER: STORM: SEWER: POWER: GAS: FIRE: POLICE: SCHOOL: PARKS: PHONE: WASTE DISPOSAL: CABLE: SW W O O D H U E S T SW 1 5 0 T H A V E SW E L S N E R L N COVER SHEET 1 SHEET INDEX 1 COVER SHEET 2 EXISTING CONDTIONS 3 AERIAL PHOTOGRAPH 4 DENSITY CALCULATIONS 5 OPPORTUNITIES & CONSTRAINTS 6 CONCEPT PLAN MAP 7 SITE PLAN & TYPICAL LOT PLAN 8 ILLUSTRATIVE SITE PLAN 9 MODEL HOME AND SALES OFFICE SITE PLAN 10 PRELIMINARY PLAT 11 PROPOSED GRADING PLAN 12 PROPOSED SANITARY PLAN 13 PROPOSED STORM PLAN 14 PROPOSED WATER PLAN 15 PRELIMINARY CIRCULATION PLAN 15.1 INTERSECTION DETAILS 16 PROPOSED PARKING PLAN 17.1 TREE PRESERVATION & REMOVAL PLAN 17.2 TREE PRESERVATION & REMOVAL PLAN 17.3 TREE PRESERVATION & REMOVAL PLAN 17.4 TREE PRESERVATION & REMOVAL PLAN 17.5 TREE PRESERVATION & REMOVAL PLAN 17.6 TREE PRESERVATION & REMOVAL PLAN 17.7 TREE PRESERVATION & REMOVAL PLAN 17.8 TREE TABLES 17.9 TREE TABLES 17.10 EXISTING STAND TABLE 18.1 FUTURE STREET PLAN 18.2 FUTURE STREET GRADE PLAN 18.3 FUTURE STREET GRADE PLAN 18.4 FUTURE STREET GRADE PLAN 18.5 FUTURE STREET GRADE PLAN 18.6 FUTURE STREET GRADE PLAN L1.01 TREE CANOPY SITE PLAN L1.02 TREE CANOPY SITE PLAN L1.03 TREE CANOPY DETAILS & NOTES L1.04 TREE CANOPY DETAILS & NOTES L2.01 OPEN SPACE LANDSCAPE PLAN L2.02 OPEN SPACE LANDSCAPE PLAN L2.03 OPEN SPACE LANDSCAPE PLAN L2.04 OPEN SPACE & COMMUNITY AMENITY PLAN L3.01 FENCING PLAN L4.01 LANDSCAPE PLANTING DETAILS AND NOTES L4.02 DETAILS L4.03 DETAILS E0.1 LIGHTING NOTES E1.0 LIGHTING SITE PLAN E1.1 LIGHTING SITE PLAN (2) TIGARD CITY LIMITS SW T A Y L O R L N (P R I V A T E R O A D ) TL 1600 OUTSIDE CITY LIMITS (NOT INCLUDED) X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXX X X X X XXXX X X X XXXXXXXXXXXXXXXXXXXXXXXX X M M TR ER ERCE ERC I I E D G X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X S 270 280 290 300 310 320 330 340 350 360 370 38 0 390 264 266 268 27 2 27 4 276 278 282 284 286 288 292 294 296 298 302 304 306 308 312 314 316 318 322 324 326 328 332 334 336 338 342 344 346 348 352 354 356 358 362 364 366 368 372 37 4 37 6 37 8 38 2 38 4 38 6 38 8 39 2 39 4 396 290 300 310 320 330 340 350 360 370 38 0 390 292 294 296 298 302 304 306 308 312 314 316 318 322 324 326 328 332 334 336 338 342 344 346 348 352 354 356 358 362 364 366 368 372 374 376 378 382 384 386 388 392 EXISTING STRUCTURES TO BE REMOVED,TYP. EXISTING CONCRETE TO BE REMOVED EXISTING STRUCTURES TO BE REMOVED,TYP. EXISTING GRAVEL TO BE REMOVED EXISTING WETLAND TO BE FILLED SIGNIFICANT TREE GROVE BOUNDARY EXISTING UTILITIES TO BE REMOVED/ RELOCATED EXISTING FENCES TO BE REMOVED EXISTING OFFSITE STRUCTURE TO REMAIN EXISTING TREE, TYP. SEE TREE PRESERVATION PLAN FOR TREES TO BE REMOVED EXISTING STRUCTURES TO BE REMOVED AREA OF SLOPES EXCEEDING 25% EXISTING ASPHALT DRIVEWAY TO REMAIN EXISTING ACCESS EASEMENT SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 2 ) P E X C O N . d w g - S H E E T : 2 De c . 1 6 , 2 4 - 4: 3 6 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: EX AIR RELEASE VALVE EX BLOW-OFF EX WATER VALVE EX WATER METER EX FIRE HYDRANT EX STORM CLEANOUT EX AREA DRAIN EX SANITARY CLEANOUT EX STORM MANHOLE EX SANITARY MANHOLE EX GAS VALVE EX CABLE RISER EX TELEPHONE RISER DYH EXISTING FENCEX EX TREE / DRIPLINE EX LIGHT POLE S C S D EX CURB INLET C TEX BURIED POWER LINE EX GAS LINE EX WATER LINE EX STORM DRAIN EX SANITARY SEWEREASEMENT LINES EX OVERHEAD POWER LINE EX TELEPHONE LINE EX CABLE TV LINE LEGEND EX 2-FOOT CONTOURS EX 10-FOOT CONTOURS EXISTING RIGHT-OF-WAY EXISTING CENTERLINE EXISTING PROPERTY LINE EXISTING BOUNDARY LINE EXISTING SIDEWALK EXISTING PAVEMENT EXISTING GRAVEL EXISTING BUILDING EXISTING WETLAND EXISTING WETLAND BUFFER EXISTING CONDTIONS 2 EX TREE / TO BE REMOVED SW A P R I L L N ( P R I V A T E R O A D ) SW WOODHUE ST STREET A ST R E E T B ST R E E T C FUTURE TRAIL ST R E E T D SW T A Y L O R L N ( P R I V A T E R O A D ) SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 3 ) P A E R I A L . d w g - S H E E T : 3 De c . 1 6 , 2 4 - 4: 3 7 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: AERIAL PHOTOGRAPH 3 TRAIL, TYP. PUBLIC ROW PRIVATE STREET SIGNIFICANT TREE GROVE FUTURE TRAIL CONNECTION (0.04 AC) AREA OF SLOPES >25% N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 4 ) P D E N S I T Y . d w g - S H E E T : 4 De c . 1 6 , 2 4 - 4: 3 7 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 DENSITY CALCULATIONS 4 DENSITY CALCULATION Gross Site 18.08 Ac. Less Sensitive Lands (Slopes >25% & Drainageways)0.17 Ac. Less Public Parks 0 Ac. Less Public ROW (Actual)4.91 Ac. Less Private Streets 0.16 Ac. Less Significant Tree Grove (Retained)0.88 Ac. Less Public Trails 0.89 Ac. Net Developable Area 11.07 Ac. 482,209.20 Sf. Area Proposed for RH 23,260.00 Sf. Max RH Units (Min 1,250 Sf.)19 13 Proposed Units Min RH Units (Max 1,750 Sf.)13 Area Proposed for SFR 364,825.57 Sf. Max SF Units (Min 5,000 Sf.)73 68 Proposed Units Min SF Units (Max 6,250 Sf.)58 Total Site Developable Area 388,085.57 Sf. Max units 92 81 Total Units Proposed Min units 71 COMMON OPEN SPACE CALCULATION COMMON OPEN SPACE PER CODE SECTION 18.640.070.C: GROSS AREA - 18.08 AC * 20% = 3.62 AC PROVIDED COMMON OPEN SPACE TOTAL AREA 0.89 AC+1.18 AC+0.98 AC = 3.05 AC (16.9%) PUBLIC ROW INCLUDING FUTURE TRAIL (0.04 AC)4.91 AC 0.89 AC 1.18 ACPRIVATELY OWNED OPEN SPACES PUBLIC TRAILS 18.08 ACTOTAL PROJECT AREA LOTS 8.91 AC PRIVATE STREET 0.16 AC SIGNIFICANT TREE GROVE 0.88 AC SLOPES EXCEEDING 25%0.17 AC 0.98 ACSTORMWATER FACILITY 10' PED PATH C C M C SC SC M ER MMM C XOH XOH XOH XOH XOH XOH XOH XOH XOH XO H XO H XOH XOH XOH XO H XO H XOH XOH XOH XOH XOH XOH XOH X X X X X X X X C C XOH XOH XOH XOH XOH XOH XOH XOH XOH D XFM XFM XFM XFM XFM XT XT XT XT XT XTXT XT XT XT XT XT XT XT XT XT XT XT XT XT XT XT X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXX X X XX M M TR ER ERCE I I D G X X X X X X X X X X X X X X X X X X S SW WOODHUE AVE (NEIGHBORHOOD ROUTE) 27 0 280 290 300 310 320 330 340 350 360 370 38 0 300 310 320 330 340 350 360 370 380 390 280 290 300 310 320 330 340 350 36 0 370 38 0 340 350 360 370 380 390 230 240 250 260 270 28 0 290 250 260 270 280 290 300 250 260 270 280 290 300 230 240 250 260 270 280 22 0 230 24 0 250 260 SW S T R E E T D ( N E I G H B O R H O O D R O U T E ) SW B E E F B E N D R O A D ( A R T E R I A L ) STREET A ST R E E T B ST R E E T C FUTURE TRAIL EXISTING WETLAND AND BUFFER SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 5 ) P C O N S T R A I N T S . d w g - S H E E T : 5 De c . 1 6 , 2 4 - 4: 3 8 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: ARTERIAL COLLECTOR NEIGHBORHOOD ROUTE FUTURE NEIGHBORHOOD ROUTE PROJECT BOUNDARY SIGNIFICANT TREE GROVE EXISTING WETLAND BUFFER EXISTING MAJOR CONTOUR EXISTING MINOR CONTOUR FUTURE NEIGHBORHOOD ROUTE STREET EXTENSION PER RIVER TERRACE COMMUNITY PLAN FUTURE LOCAL STREET EXTENSION LEGEND SCALE 1 INCH = 100 FEET 100 50 10000 OPPORTUNITIES & CONSTRAINTS 5 FUTURE TRAIL CONNECTION INTERIM DRIVEWAY ACCESS EMERGENCY ACCESS AND EXISTING PRIVATE ACCESS WITH GATE INTERIM DRIVEWAY ACCESS SW A P R I L L N SW WOODHUE ST SW B S T SW C S T ST R E E T D SW WOODHUE ST STREET A ST R E E T B ST R E E T C SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 6 ) P C O N C E P T . d w g - S H E E T : 6 De c . 1 6 , 2 4 - 4: 3 8 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 100 FEET 100 50 10000 OPEN SPACE RESOURCE AREAS STORM FACILITY LAND USE - RESIDENTIAL PEDESTRIAN ELEMENTS SIDEWALKS, TRAILS AND PATHWAYS LEGEND - PROPOSED CONCEPT PLAN TYPICAL LOCAL STREET STREET TREES AND OPEN SPACE TREES MEET 40% URBAN CANOPY COVER REQUIREMENTS SIDEWALKS ARE PEDESTRIAN ELEMENTS WITHIN ALL STREETS UTILITIES ARE IN THE STREETS DETACHED SINGLE FAMILY LOT ROW HOME LOT CONCEPT PLAN MAP 6 PLANTER STRIPS / LANDSCAPE AREA OPEN SPACE / LANDSCAPE TRACTS 10' PED PATH S S S S S S SSSS S S S S S S S S S S S S S S S S S S SSSSSSS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S RH RHRH RH RH RH RH RH RH RH OS OS RH RH ST R E E T D STREET A ST R E E T B ST R E E T C SW WOODHUE ST FUTURE TRAIL P/ T P/ T OS TRACT C TRACT A 66 39 65 40 64 46 61 44 59 5658 47 51 48 49 5760 45 53 55 52 54 50 38 67 41 42 TR A C T S 10 17 63 43 62 77 TRACT V 1416 75 76 807879 81 2 9 8 7 6 5 4 11 3 1 15 TRACT B S S OS P/ T WQ TR A C T Q 3735 25 P/T OS 3626 30 33322928 27 TR A C T P TRACT O RH 34 P/ T OS TR A C T R 31 TRACT K TRACT U TRACT T TR A C T M TRACT N TRACT J 18 24 23 22 21 TRACT I 20 19 TRACT DTRACT F TRACT E 13 12 TRACT G TRACT L TRACT H P/T OS OS OS OS OS OS 7271706968 73 74 OS MAINTENANCE ACCESS FOR WQ FACILITY 10.00' MIN. FRONT SETBACK 5.00' MIN. SIDE SETBACK 15.00' MIN. REAR SETBACK 20.00' MIN. GARAGE SETBACK 10.00' MIN STREET SIDE SETBACK 4' WALK16' DRIVEWAY IMPERVIOUS AREA = 2,386 SF LOT COVERAGE = 46% 46.00' 40.00' LANDSCAPE AREA = 2,790 SF LOT COVERAGE = 54% 277.5 278.0 278.5 279.0 279.5 280.2 280.5 281.0 281.5 28 2 . 5 28 3 . 0 28 3 . 5 28 4 . 0 28 4 . 5 28 5 . 0 28 5 . 5 28 6 . 0 282.0 28 6 . 5 28 7 . 0 28 7 . 5 28 8 . 0 28 8 . 5 290.0 290.5 291.0 289.5 28 9 . 0 36 1,375 SF 5.00' MIN. SIDE SETBACK 5.00' MIN. SIDE SETBACK 15.00' MIN. FRONT SETBACK 0' MIN. REAR ALLEY SETBACK 37.00' 16.00' IMPERVIOUS AREA= 969 SF LOT COVERAGE = 70% 35 2,130 SF 37 2,082 SF LANDSCAPE AREA = 405 SF LOT COVERAGE = (29%) 10' DRIVEWAY 4' WALK SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 7 ) P S I T E . d w g - S H E E T : 7 De c . 1 6 , 2 4 - 4: 3 8 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 SITE PLAN & TYPICAL LOT PLAN 7TYPICAL FRONT LOADED LOT SCALE: 1" = 20' TYPICAL FRONT LOADED ROWHOME LOT SCALE: 1" = 20' TYPICAL FRONT LOADED LOT SCALE: 1" = 20' TYPICAL REAR LOADED ROWHOME LOT SCALE: 1" = 20' OS N/A 0' 5'/0' 15' 15' RHSTANDARD WQ 20'GARAGE 15'REAR 5'SIDE 10'FRONT 10'STREET SIDE MIN. BUILDING SETBACKS: 68 13 81 STANDARD LOTS ROW HOME LOTS TOTAL LOTS RH STANDARD LOTS ROW HOME LOTS PARK / TRAIL OPEN SPACE WATER QUALITY VISION CLEARANCE TRIANGLE LOT COUNT: P/T LEGEND: S FUTURE STREET CONNECTIONS RIVER TERRACE TRAIL EX. TRAIL CONNECTION "RIVER TERRACE CROSSING" STORMWATER MANAGEMENT FACILITY ST R E E T D (N E I G H B O R H O O D R O U T E ) SW WOODHUE AVE (NEIGHBORHOOD ROUTE) EXISTING DRIVEWAY CONNECTIONS PEDESTRIAN CONNECTION, TYP. GATED ACCESS Legend Rowhome Lots 13 Detached Home Lots (50' Wide)68 Total Lots 81 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 8 ) P C O N C E P T S I T E . d w g - S H E E T : 8 De c . 1 6 , 2 4 - 4: 3 9 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: Areas Open Space 3.83 AC. & Trails Total Site 18.08 AC. SCALE 1 INCH = 50 FEET 50 25 5000 ILLUSTRATIVE SITE PLAN 8 ST R E E T C SW WOODHUE ST TRACT A 59 56585760 55 54 77 TRACT V 75 76 8078 79 81 2 3 PARKING AREA FOR SALES OFFICE ON LOTS 79,80 SALES OFFICE MODEL HOME MODEL HOME ALUMINUM RAIL FENCING, TYP. CEDAR WOOD FENCING, TYP. VA N SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 8 ) P M O D E L S A L E S S I T E . d w g - S H E E T : 9 De c . 1 6 , 2 4 - 4: 3 9 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 20 FEET 20 10 2000 MODEL HOME AND SALES OFFICE SITE PLAN 9 TRACT F 1,155 SF TRACT A 4,772 SF 10 5,000 SF 17 4,950 SF 77 5,497 SF 14 5,472 SF 16 4,950 SF 75 5,485 SF 76 5,491 SF 80 5,432 SF 78 5,503 SF 79 5,509 SF 81 5,715 SF 2 4,872 SF 9 5,000 SF 8 5,000 SF 7 5,942 SF 6 6,062 SF 5 5,377 SF 4 4,995 SF 11 5,929 SF 3 5,781 SF 1 6,029 SF 15 4,500 SF TRACT D 6,152 SF TRACT V 1,609 SF 8.00' PUE, TYP. 50.00' 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 58.00' 8.00' PUE, TYP. 8.00' PUE, TYP. 58.00' 8.00' PUE, TYP. 58.00'8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 54.00' 8.00' PUE, TYP. 8.00' PUE, TYP. 50.00' 8.00' PUE, TYP. 8.00' PUE, TYP. 54.00' 8.00' PUE, TYP. 50.00' 8.00' PUE, TYP. 8.00' PUE, TYP. 60.00' 8.00' PUE, TYP. 60.00' TRACT B 35,151 SF 54.00' SW A P R I L L A N E ( P R I V A T E R O A D ) STREET A ST R E E T B ST R E E T C SW WOODHUE STREET 49 5,318 SF 57 5,317 SF 60 5,317 SF 45 5,318 SF 53 4,566 SF 55 5,397 SF 52 4,565 SF 54 5,955 SF 50 5,340 SF 38 4,571 SF 67 4,643 SF 41 5,232 SF 42 5,317 SF TRACT S 3,191 SF 66 4,856 SF 39 4,802 SF 65 5,069 SF 40 5,147 SF 64 5,317 SF 46 5,318 SF 61 5,317 SF 44 5,318 SF 59 5,317 SF 56 5,317 SF 58 5,317 SF 47 5,318 SF 51 6,292 SF 48 5,318 SF TRACT C 21,860 SF 63 5,317 SF 62 5,317 SF 43 5,318 SF EVAE EVAE TRACT Q 1,056 SF36 1,375 SF 37 2,082 SF 35 2,130 SF SSE SSE & PBPAE OVER ENTIRETY OF TRACT R 3' PUE AT ALLEY, TYP. PBPAE OVER ENTIRETY OF TRACT H PBPAE OVER ENTIRETY OF TRACT M PBPAE OVER ENTIRETY OF TRACT S PBPAE OVER ENTIRETY OF TRACT I R20.00' R20.00' 27 1,871 SF 25 2,080 SF 26 1,294 SF 30 2,089 SF 33 1,239 SF 32 1,164 SF29 1,277 SF 34 2,336 SF TRACT P 2,726 SF TRACT O 7,025 SF PBPAE 31 2,067 SF TRACT R 3,180 SF 13 8,484 SF 12 6,430 SF TRACT L 1,512 SF TRACT M 4,460 SF TRACT E 459 SF TRACT N 2,731 SF TRACT K 42,504 SF 28 2,255 SF 74 6,179 SF 72 5,380 SF 71 5,343 SF 70 5,305 SF 69 5,226 SF 68 5,719 SFTRACT U 1,325 SF 73 5,853 SF TRACT T 12,547 SF TRACT J 1,553 SF 18 5,042 SF 24 5,426 SF 23 5,102 SF 22 5,007 SF 21 5,003 SF TRACT I 1,500 SF 20 5,000 SF 19 4,998 SF TRACT G 7,751 SF TRACT H 20,917 SF 14 3 . 1 ' 14. 5 ' 19 2 . 0 ' 33 2 . 6 ' 51.9' 99 . 3 ' 19.2 ' 15 . 4 ' 74 . 7 ' 7.3'64.0' 11 . 0 ' 72 . 3 ' 22 . 0 ' 20.5' 31.0' 46.2' 50.0' 10 5 . 7 ' 50.0' 50.0' 10 6 . 5 ' 50.0' 50.0' 10 7 . 2 ' 50.0' 50.0' 10 8 . 0 ' 42.7' 44.4' 63 . 0 ' 33 . 3 ' 22. 0 ' 4.5'59.9' 10 9 . 6 ' 41.0' 22. 0 ' 33 . 3 ' 63 . 1 ' 50.0' 50.0' 10 9 . 8 ' 50.0' 50.0' 10 9 . 9 ' 50.0' 50.0' 11 0 . 0 ' 50.0' 50.0' 11 0 . 1 ' 50.0' 50.0' 11 0 . 2 ' 49.8' 0.5' 50.0' 10 5 . 3 ' 21 . 0 ' 67.7' 42.2' 70 . 6 ' 87.5' 56.7 ' 35.7' 21 . 5 ' 66.6' 10 6 . 0 ' 53.7' 19 . 3 ' 73 . 8 ' 96.6' 8. 6 ' 15 . 1 ' 5.2' 94.5 ' 31 . 0 ' 99.9' 17 . 1 ' 33 . 1 ' 57 . 9 ' 57 . 9 ' 99.9' 50 . 0 ' 50 . 0 ' 99.9' 16 . 5 ' 33 . 5 ' 57 . 5 ' 100.8' 50 . 1 ' 72 . 9 ' 99.4' 50 7 . 8 ' 71.5' 75.6' 50 . 0 ' 5.0 ' 65 . 4 ' 16.0' 5.1' 10 4 . 2 ' 190.6' 42 . 1 ' 50 . 0 ' 50 . 0 ' 36.4' 22.1' 33.3' 20 . 1 ' 42.8' 41.8 ' 37.4' 19 . 4 ' 222.0' 5.3 ' 44 . 8 ' 100. 0 ' 50 . 0 ' 100.0 ' 50 . 0 ' 100. 0 ' 50 . 0 ' 100. 0 ' 27 . 7 ' 27 . 5 ' 43.3 '21 . 7 ' 18 . 8 ' 1. 2 ' 87.0' 70. 7 ' 72. 3 ' 96.4' 0. 7 ' 18 . 9 ' 186.8' 11 0 . 6 ' 97.6' 40. 8 ' 25 . 5 ' 141.1' 52 . 4 ' 49. 7 ' 15 . 4 ' 55.0'55.0'50.0'14.7'23.1 ' 18 . 6 ' 25 . 0 ' 90 . 0 ' 18.4' 42.7'8.8' 22 . 0 ' 77 . 1 ' 90 . 0 ' 50.0' 90 . 0 ' 55.0' 90 . 0 ' 55.0' 99 . 9 ' 50.0' 26.9' 23.9'50.0' 10 0 . 0 ' 50.0' 50.0' 10 0 . 0 ' 50.0' 15.0' 10 0 . 0 ' 15.0' 50.0' 10 0 . 1 ' 50.0' 50.0' 10 0 . 4 ' 17.0' 33.0' 50.0' 10 4 . 5 ' 50.2' 50.0' 11 3 . 4 ' 50.8' 13.5' 11 6 . 7 ' 13.9' 20 . 0 ' 645.1' 81. 7 ' 99 . 4 ' 7.6'11.8' 10 1 . 4 ' 50. 3 ' 293.7' 201.9' 122.1' 3.1' 57.8' 13 9 . 3 ' 14 . 5 ' 25 . 9 ' 16 . 2 ' 25 . 1 ' 4. 7 ' 5. 8 ' 8.5' 22. 4 ' 14 5 . 4 ' 35.2 ' 6.1'19 . 5 ' 95. 0 ' 3.7' 70 . 1 ' 8.2' 33.3 '19 . 0 ' 32.8 ' 5.7' 62.0' 82.1' 25 . 0 ' 83.8' 79.4' 16 . 0 ' 22.0' 45 . 9 ' 36 . 5 ' 26.3' 0.5'16.0'9.0' 16.5' 44 . 8 ' 38 . 9 ' 22.0'2. 5 ' 7. 7 ' 19 . 2 ' 20.4' 5.7'16.0' 15.8' 1.6' 23.9'1.1' 16.2' 17.6' 40. 4 ' 22 . 1 ' 46 . 6 ' 26.3' 0.3' 84 . 5 ' 17.9' 76 . 6 ' 15.0'11.4' 10.3' 51 . 6 ' 21 . 5 ' 35.7' 71 . 9 ' 16.0' 74 . 3 ' 16.0' 81 . 5 ' 25.0' 11 2 . 3 ' 18.9' 92 . 9 ' 88 . 6 ' 15.0' 10.9' 77 . 6 ' 4.7'25.0' 85 . 9 ' 16.0' 85 . 9 ' 25.0' 82 . 5 ' 128.8'50.4' 50.0' 4. 3 ' 90 . 8 ' 42.8' 50.0' 4. 3 ' 97 . 8 ' 8.4' 50.9' 50.0' 5. 0 ' 10 2 . 2 ' 50.2' 50.0' 10 6 . 2 ' 12.6' 50.0' 10 6 . 4 ' 37.4'50.0' 50.0' 10 6 . 4 ' 50.0' 10 6 . 4 ' 50.0' 10 6 . 4 ' 50.0' 50.0' 10 6 . 4 ' 50.0' 50.0' 10 6 . 4 ' 50.0' 50.0' 10 6 . 4 ' 50.0' 50.0' 10 6 . 4 ' 50.0' 50.0' 10 6 . 4 ' 24.1' 50.0' 43 . 6 ' 65 . 3 ' 26.1' 74 . 1 ' 9.1 ' 22.0' 8.8' 42.0' 91.0'9. 9 ' 6. 4 ' 91.3' 40 . 1 ' 50 . 0 ' 50 . 0 ' 91.3' 54 . 6 ' 54 . 6 ' 66.4' 39.3 ' 50.3' 10 6 . 3 ' 2.5' 10 6 . 3 ' 47.5'50.0' 10 6 . 3 ' 50.0' 10 6 . 3 ' 50.0' 10 6 . 3 ' 50.0' 10 6 . 3 ' 50.0' 10 6 . 3 ' 50.0' 10 6 . 3 ' 10 6 . 3 ' 15.0' 15.0' 50.0' 10 6 . 3 ' 50.0' 10 1 . 4 ' 50.0' 97 . 1 ' 50.0' 92 . 9 ' 50.0' EXISTING EASEMENT SW A P R I L L A N E EXISTING SLOPE EASEMENT EXISTING EASEMENT PSDSWDE OVER TRACT ENTIRETY EVAE EVAE ACCESS EASEMENT ACCESS EASEMENT EXISTING EASEMENT PBPAE OVER ENTIRETY OF TRACT D SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 0 ) P P L A T . d w g - S H E E T : 10 De c . 1 6 , 2 4 - 4: 3 9 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 PRELIMINARY PLAT 10 LEGEND PUE PUBLIC UTILITY EASEMENT EVAE EMERGENCY VEHICLE ACCESS EASEMENT SSE PUBLIC SANITARY SEWER EASEMENT PBPAE PUBLIC BICYCLE/PEDESTRIAN ACCESS EASEMENT PSDSWDE PUBLIC STORM SEWER, SURFACE WATER, DRAINAGE AND DETENTION EASEMENT X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXX X ERC E D S SD SD SD SD SD SD SD SD SD SDSDSDSDSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD 6.5' MAX HT 7' MAX HT 10' MAX HT 15' MAX HT END WALL @ PROPERTY LINE 2' WALL @ PROPERTY LINE START WALL @ PROPERTY LINE 11' MAX HT 12.5' MAX HT 8' MAX HT 11' MAX HT 6' MAX HT 5' MAX HT 10' MAX HT 6' MAX HT 9' MAX HT 10' MAX HT TRACT A 10 17 77 TRACT V TRACT D 1416 75 76 807879 81 2 9 8 7 6 5 4 11 3 1 15 TRACT B 66 39 65 40 64 46 61 44 59 5658 47 51 48 49 5760 45 53 55 52 54 50 38 67 41 42 TRACT S TRACT C 12' MAX HT 3' MAX HT 15' MAX HT 6' MAX HT 10' MAX HT 12' MAX HT 16' MAX HT 8' MAX HT 10' MAX HT 17' MAX HT FUTURE TRAIL CONNECTION INTERIM DRIVEWAY ACCESS INTERIM DRIVEWAY ACCESS 36 3735 25 17' MAX HT 7' MAX HT 9' MAX HT 6' MAX HT 7' MAX HT 14' MAX HT 14' MAX HT 7' MAX HT TR A C T Q STAIR/WALL MAX HEIGHT 3' IN VISION CLEARANCE TRIANGLE 6' MAX HT 15' MAX HT 26 27 TR A C T P 30 33322928 34 GATED ACCESS 31 TRACT R 43 63 62 TRACT O A 2+44 1+00 2+00 TR A C T M TRACT N 747271706968 TRACT U 73 TRACT J 1824232221TRACT I 20 19 TRACT H 13 12 TRACT G TRACT F TRACT E TRACT L TRACT K A 30 0 31 0 32 0 33 0 34 0 35 0 36 0 37 0 38 0 39 0 30 2 30 4 30 6 30 8 31 2 31 4 31 6 31 8 32 2 32 4 32 6 32 8 33 2 33 2 33 2 33 2 33 2 33 4 33 6 33 8 34 2 34 4 34 6 34 8 35 2 35 4 35 6 35 8 36 2 36 4 36 6 36 8 37 2 37 4 37 6 37 8 38 2 38 4 38 6 38 8 39 2 330 340 350 360 370 380 390 332 334 336 338 342 344 346 348 352 354 356 358 362 364 366 368 372 374 376 378 382 384 386 388 392 394 396 320 330 340 316 318 322 324 326 328 332 334 336 338 342 344 346 348 30 0 31 0 32 0 33 0 34 0 29 8 30 2 30 4 30 6 30 8 31 2 31 4 31 6 31 8 32 2 32 4 32 6 32 8 33 2 33 4 33 6 33 8 34 2 34 4 31 0 32 0 30 6 30 8 31 2 31 4 31 6 31 8 32 2 32 4 32 6 32 8 300 310 320 29 2 294296298 302304306308 312 314 316 318 322 29 0 28 4 28 6 28 8 29 2 29 4 29 6 29 8 270 280 266 268 272 274 276 278 ST R E E T D (N E I G H B O R H O O D R O U T E ) STREET A ST R E E T C ST R E E T B SW WOODHUE STREET (NEIGHBORHOOD ROUTE) STORMWATER FACILITY 270 280 290 268 272 274 276 278 282 284 286 288 292 294 296 298 300 292294296298 280 290 29 0 282 284 286 288 28 0 29 0 28 2 28 4 28 6 28 8 31 0 32 0 33 0 30 4 30 6 30 8 31 2 31 4 31 6 31 8 32 2 32 4 32 6 32 8 33 2 33 4 34 0 35 0 36 0 37 0 33 6 33 8 34 2 34 4 34 6 34 8 35 2 35 4 35 6 35 8 36 2 36 4 36 6 36 8 37 2 37 4 37 6 37 8 350 360 370 380 346 348 352 354 356 358 362 364 366 368 372 374 376 378 382 384 386 280 29 0 30 0 31 0 32 0 33 0 34 0 282 28 4 28 6 28 8 29 2 29 4 29 6 29 8 30 2 30 4 30 6 30 8 31 2 31 4 31 6 31 8 32 2 32 4 32 6 32 8 33 2 33 4 33 6 33 8 34 2 29 0 28 2 28 4 28 6 28 8 29 2 29 4 296 298 280 290 282 284 286 288 292 294 29 6 AREA OF SLOPES EXCEEDING 25% MAINTENANCE ACCESS FOR WQ FACILITY TRACT T 1+0 0 2+ 0 0 3+ 0 0 265 270 280 290 300 265 270 280 290 300 1+00 2+00 2+50 2:1 SLOPE MAX 17' MAX HEIGHT WALL ROUNDABOUT FINISHED GRADE EXISTING GROUND INTERIM DRIVEWAY ACCESS WITH GUARDRAIL AREA OF SLOPES EXCEEDING 25%2:1 SLOPE MAX 270 280 290 300 270 280 290 300 1+002+003+003+75 EXISTING GROUND INTERIM FINNIS LANE FINISHED GRADE APRIL LANE 10.0% 14.9% 10.20' 12.20' INSTALL GUARDRAIL BOTH SIDES OF FINNIS LANE. EXTEND GUARDRAIL TO AREA OF LESSER SLOPE. SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 1 ) P G R A D . d w g - S H E E T : 11 De c . 1 6 , 2 4 - 4: 4 0 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: PROPOSED GRADING PLAN 11 APRIL LANE (PRIVATE ROAD) EX 2-FT CONTOUR EX 10-FT CONTOUR FG 2-FT CONTOUR FG 10-FT CONTOUR LEGEND 324 320 324 320 INTERIM DRIVEWAY ACCESS SECTION AA HORIZ SCALE: 1" = 30', VERT SCALE: 1" = 5' INTERIM DRIVEWAY ACCESS DETAIL HORIZ SCALE: 1" = 10' X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXX X M ERC E D S W SD SD SD SD SD SD W SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W WWWWWWW W W W WWWW SD SD SD SDSDSDSDSD SSSSSSSSSS SD SD SD SS SS W W W W W W W W SS SS SD SS SD SD SD SD SD SD SS SSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SD SD SD SD SD SD W W W SD SD W W SS SD W SS SS SS SD SSSD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS TRACT A 10 17 1 15 TRACT B 77 TRACT V TRACT D 14 ROW : 116 16 75 76 807879 81 2 9 8 7 6 5 4 11 3 SW A P R I L L A N E (P R I V A T E R O A D ) STREET A ST R E E T C SW WOODHUE STREET (NEIGHBORHOOD ROUTE) STORMWATER FACILITY 49 5760 45 53 55 52 54 50 38 67 41 42 TR A C T S 66 39 65 40 64 46 61 44 59 5658 47 51 48 ST R E E T B TRACT C FUTURE TRAIL CONNECTION INTERIM DRIVEWAY ACCESS INTERIM DRIVEWAY ACCESS ST R E E T D (N E I G H B O R H O O D R O U T E ) TR A C T Q 36 3735 25 63 43 62 TR A C T P 26 30 33322928 34 27 GATED ACCESS TR A C T R 31 TRACT O TRACT F TRACT E TRACT J 1824 13 23 12 22 21 TRACT I 20 19 TRACT G TRACT HTRACT L TRACT K TR A C T M TRACT N 7271706968 TRACT U 73 TRACT T 74 X X X X X X X X X X X X SS SD SS SS SS SS SD SD SD SD SW A P R I L L A N E (P R I V A T E R O A D ) X X X X X X X X X X X X X X SD SD SD SD SD SD SS SS SS SS SS SS SW A P R I L L A N E (P R I V A T E R O A D ) X X X X X X X X X X X X X X XS D SS SS SS SS SD SD SD SD SD SD SD SS SS SS SW A P R I L L A N E (P R I V A T E R O A D ) XSD CC XOH XOH D XG XG XG XG XG XG XG XFM XFM XFM XT XTXT XTXTXT CE XS S XS S XS S S SD SS XW XW W CONNECT 8" SANITARY SEWER TO EXISTING SANITARY SEWER MH WITH 12" OUT. SW BE E F B E N D R O A D SW E L S N E R R O A D SCALE 1 INCH = 50 FEET 50 25 5000 APRIL LANE MATCH LINE 1 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 2 ) P S A N I T A R Y . d w g - S H E E T : 12 De c . 1 6 , 2 4 - 4: 4 0 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: PROPOSED SANITARY PLAN 12APRIL LANE MATCH LINE 2 APRIL LANE MATCH LINE 3 APRIL LANE MATCH LINE 4 APRIL LANE MATCH LINE 1 APRIL LANE MATCH LINE 2 APRIL LANE MATCH LINE 3 PROPOSED THRUST BLOCK PROPOSED AIR RELEASE VALVE EX AIR RELEASE VALVE PROPOSED BLOW-OFF EX BLOW-OFF PROPOSED WATER VALVE EX WATER VALVE PROPOSED WATER METER EX WATER METER PROPOSED FIRE HYDRANT EX FIRE HYDRANT PROPOSED STORM CLEANOUT EX STORM CLEANOUT EX CATCH BASIN PROPOSED SANITARY CLEANOUT EX SANITARY CLEANOUT EX STORM MANHOLE PROPOSED CATCH BASIN PROPOSED STORM MANHOLE EX SANITARY MANHOLE PROPOSED SANITARY MANHOLE EX BURIED POWER LINE EX GAS LINE PROPOSED WATER LINE EX WATER LINE EX STORM DRAIN PROPOSED STORM DRAIN EX SANITARY SEWER PROPOSED SANITARY SEWER EASEMENT LINES EX OVERHEAD POWER LINE EX TELEPHONE LINE EX CABLE TV LINE HYD DYH DC D S C XT S XCOM XOH XE XSD XW W XG LEGEND XSS SS SD APRIL LANE MATCH LINE 4 NOTE: ALL PROPOSED PUBLIC SANITARY SEWER IS 8" DIA. X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXX X ERC E D S W SD SD SD SD SD SD W SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W WWWWWWW W W W WWWW SD SD SD SDSDSDSDSD SSSSSSSSSS SD SD SD SS SS W W W W W W W W SS SS SD SS SD SD SD SD SD SD SS SSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SD SD SD SD SD SD SD SD SD SS SS SS SS SS SD SD SD SD SD SD W W W SD SD W W SS SD W SS SS SS SD SSSD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS TRACT A 10 17 1 15 TRACT B 77 TRACT V TRACT D 1416 75 76 807879 81 2 9 8 7 6 5 4 11 3 ST R E E T D (N E I G H B O R H O O D R O U T E ) STREET A ST R E E T C SW WOODHUE STREET (NEIGHBORHOOD ROUTE) STORMWATER FACILITY 66 39 38 67 65 40 64 46 61 44 59 5658 47 51 48 49 5760 45 53 55 52 54 504142 TR A C T S TRACT C FUTURE TRAIL CONNECTION INTERIM DRIVEWAY ACCESS INTERIM DRIVEWAY ACCESS 25 TR A C T Q 36 3735 63 62 43 TRAIL FRENCH DRAIN TO DAYLIGHT TO POND 26 27 TR A C T P 30 33322928 34 31 TR A C T R GATED ACCESS TRACT O TR A C T J 1824 13 23 12 22 21 TR A C T I 20 19 TRACT G TRACT HTRACT L TRACT F TRACT E TRACT K 747271706968 TRACT U 73 TRACT T TR A C T M TRACT N X X X X X X X X X X X X X M SS SS SD SD SS SS SS SS SD SD SD SD SW A P R I L L A N E (P R I V A T E R O A D ) X X X X X X X X X X X X X X SD SD SD SD SD SD SD SS SS SS SS SS SS SW A P R I L L A N E (P R I V A T E R O A D ) X X X X X X X X X X X X X X XS D SS SS SS SS SD SD SD SD SD SD SD SS SS SS SW A P R I L L A N E (P R I V A T E R O A D ) XSD C XO H C XOH XOH XOH D XG XG XG XG XG XG XG XG XG XFM XFM XFM XFM XT XT XT XTXT XTXTXTXT CE XS S S SD SS XW XW W EXISTING CULVERT OUTFALL TO DITCH SW BE E F B E N D R O A D SW E L S N E R R O A D CONNECT TO EXISTING CULVERT WITH NEW SDMH.SCALE 1 INCH = 50 FEET 50 25 5000 APRIL LANE MATCH LINE 1 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 3 ) P S T O R M . d w g - S H E E T : 13 De c . 1 6 , 2 4 - 4: 4 1 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: PROPOSED STORM PLAN 13APRIL LANE MATCH LINE 2 APRIL LANE MATCH LINE 3 APRIL LANE MATCH LINE 4 APRIL LANE MATCH LINE 1 APRIL LANE MATCH LINE 2 APRIL LANE MATCH LINE 3 PROPOSED THRUST BLOCK PROPOSED AIR RELEASE VALVE EX AIR RELEASE VALVE PROPOSED BLOW-OFF EX BLOW-OFF PROPOSED WATER VALVE EX WATER VALVE PROPOSED WATER METER EX WATER METER PROPOSED FIRE HYDRANT EX FIRE HYDRANT PROPOSED STORM CLEANOUT EX STORM CLEANOUT EX CATCH BASIN PROPOSED SANITARY CLEANOUT EX SANITARY CLEANOUT EX STORM MANHOLE PROPOSED CATCH BASIN PROPOSED STORM MANHOLE EX SANITARY MANHOLE PROPOSED SANITARY MANHOLE EX BURIED POWER LINE EX GAS LINE PROPOSED WATER LINE EX WATER LINE EX STORM DRAIN PROPOSED STORM DRAIN EX SANITARY SEWER PROPOSED SANITARY SEWER EASEMENT LINES EX OVERHEAD POWER LINE EX TELEPHONE LINE EX CABLE TV LINE HYD DYH DC D S C XT S XCOM XOH XE XSD XW W XG LEGEND XSS SS SD EXISTING WETLAND EXISTING WATERS EXISTING DEGRADED BUFFER EXISTING GOOD BUFFER PROPOSED BUFFER APRIL LANE MATCH LINE 4 M ERC E D S W SD SD SD SD SD SD W SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W WWWWWWW W W W WWWW SD SD SD SDSDSDSDSD SSSSSSSSSS SD SD SD SS SS W W W W W W W W SS SS SD SS SD SD SD SD SD SD SS SSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SD SD SD SD SD SD W W W SD SD W W SS SD W SS SS SS SD SSSD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS ST R E E T D (N E I G H B O R H O O D R O U T E ) STREET A ST R E E T C SW WOODHUE STREET (NEIGHBORHOOD ROUTE) TRACT A 10 17 1 15 TRACT B 77 TRACT V TRACT D 1416 75 76 807879 81 2 9 8 7 6 5 4 11 3 INSTALL BLOWOFF VALVE FOR FUTURE CONNECTION INSTALL BLOWOFF VALVE FOR FUTURE CONNECTION INSTALL BLOWOFF VALVE CONNECT TO EXISTING 16" WATER INSTALL BLOWOFF VALVE FOR FUTURE CONNECTION 66 39 65 40 64 46 61 44 59 5658 47 51 48 49 5760 45 53 55 52 54 50 38 67 41 42 TR A C T S 55016" 55 0 8" 550 16" 55 0 8" 55 0 8" 55 0 8" 55 0 8" 5508" 5508" 55 0 16 " INSTALL BLOWOFF VALVE TRACT C FUTURE TRAIL CONNECTION INTERIM DRIVEWAY ACCESS INTERIM DRIVEWAY ACCESS SW A P R I L L A N E (P R I V A T E R O A D ) 43 63 62 35 25 TR A C T Q 36 37 38 67 FIRE HYDRANT FIRE HYDRANT FIRE HYDRANT FIRE HYDRANT FIRE HYDRANT TR A C T P 26 30 33322928 34 27 GATED ACCESS 7271706968 TRACT U 73 TRACT T TR A C T R 31 TRACT N TR A C T M TR A C T O TRACT L TRACT K TR A C T J 1824 13 23 12 22 21 TR A C T I 20 19 TRACT G TRACT H TRACT F TRACT E 74 SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 4 ) P W A T E R . d w g - S H E E T : 14 De c . 1 6 , 2 4 - 4: 4 2 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: PROPOSED WATER PLAN 14 PROPOSED THRUST BLOCK PROPOSED AIR RELEASE VALVE EX AIR RELEASE VALVE PROPOSED BLOW-OFF EX BLOW-OFF PROPOSED WATER VALVE EX WATER VALVE PROPOSED WATER METER EX WATER METER PROPOSED FIRE HYDRANT EX FIRE HYDRANT PROPOSED STORM CLEANOUT EX STORM CLEANOUT EX CATCH BASIN PROPOSED SANITARY CLEANOUT EX SANITARY CLEANOUT EX STORM MANHOLE PROPOSED CATCH BASIN PROPOSED STORM MANHOLE EX SANITARY MANHOLE PROPOSED SANITARY MANHOLE EX BURIED POWER LINE EX GAS LINE PROPOSED WATER LINE EX WATER LINE EX STORM DRAIN PROPOSED STORM DRAIN EX SANITARY SEWER PROPOSED SANITARY SEWER EASEMENT LINES EX OVERHEAD POWER LINE EX TELEPHONE LINE EX CABLE TV LINE HYD DYH DC D S C XT S XCOM XOH XE XSD XW W XG LEGEND XSS SS SD EXISTING WETLAND EXISTING WATERS EXISTING DEGRADED BUFFER EXISTING GOOD BUFFER PROPOSED BUFFER STREET A ST R E E T C ST R E E T B SW WOODHUE STREET (NEIGHBORHOOD ROUTE) STORMWATER FACILITY 18.00 GATED ACCESS SW A P R I L L A N E ERC E D S 10' PED PATH INTERIM DRIVEWAY INTERIM DRIVEWAY SEE SHEET 15.1 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. 8.00' PUE, TYP. B2 B2 B1 B1 B2 A1A1 A2 C I1 I1 I1 I1 I2 I2 I2 D D I2 TRACT A 10 17 77 1416 75 76 807879 9 8 7 6 5 4 11 3 1 15 TRACT D TRACT V TRACT B 5658 47 51 48 49 5760 45 53 55 52 54 50 38 41 42 TR A C T S 66 39 65 40 64 46 61 44 59 TRACT C 67 63 43 62 36 3735 25 TR A C T P 26 TR A C T O 27 30 33 3229 28 34 12 13 TRACT G 18242322212019 TRACT K 31 TR A C T I TR A C T J 81 2 FUTURE TRAIL LOCAL RESIDENTIAL CITY OF TIGARD PARKING ON BOTH SIDESB1 2.50% SWPARK 7'5' 54' R.O.W. 32' PAVEMENT R/W PUE 8' PLANT. 5' 2.50% R/W PUE 8' PLANT. 5' SW 5' 5:1 MAX.5:1 MAX. TC = CL 0.05'TC = CL 0.05' PARK 7' 0.5'0.5' 0.5'0.5' NOT TO SCALE TRAVEL 9' LC TRAVEL 9' ALLEYC 0.5'0.5' PUE 3'21' PAVEMENT 4.50% PUE 3' 22' NOT TO SCALE PL PL LOCAL RESIDENTIAL CITY OF TIGARD SKINNY STREET OPTION PARKING ON BOTH SIDESB2 2.50% TRAVEL 7' SWPARK 7'5' 50' R.O.W. 28' PAVEMENT LC R/W PUE 8' PLANT. 5' 5:1 MAX. TC = CL 0.10' 0.5' 0.5' 2.50% SW 5' R/W PUE 8' PLANT. 5' 5:1 MAX. TC = CL 0.10' 0.5' 0.5' NOT TO SCALE PARK 7' TRAVEL 7' NEIGHBORHOOD ROUTE- WITH BIKE LANES, NO PARKINGA1 TRAVEL 12' SWBIKE 6'5' 58' R.O.W. 36' PAVEMENT LC R/W P.U.E. 8' PLANT. 5' 5:1 MAX. TC = CL 0.00' 0.5' SW BIKE 6' R/W P.U.E. 8' PLANT. 5' 5:1 MAX. TC = CL 0.00' 0.5' 5' 0.5'0.5' 2.50%2.50% NOT TO SCALE TRAVEL 12' A2 TRAVEL 12' SWBIKE 6'5' 60' R.O.W. 36' PAVEMENT LC R/W P.U.E. 8' PLANT. 5' 5:1 MAX. TC = CL 0.00' 1.5' SW BIKE 6' R/W P.U.E. 8' PLANT. 5' 5:1 MAX. TC = CL 0.00' 1.5' 5' 0.5'0.5' 2.50%2.50% TRAVEL 12' NEIGHBORHOOD ROUTE- WITH BIKE LANES, NO PARKING NOT TO SCALE 12' PATHI1NOT TO SCALE 20' TRACT PLPL LC 12' PATH 4.00' LS 4.00' LS D 16' PAVEMENT INTERIM DRIVEWAY NOT TO SCALE 10' PATHI2NOT TO SCALE 15' TRACT PLPL LC 10' PATH 2.5' LS 2.5' LS N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 5 ) P C I R C . d w g - S H E E T : 15 De c . 1 6 , 2 4 - 4: 4 2 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 PRELIMINARY CIRCULATION PLAN 15 E 13.00 24.00' INTERIM PAVEMENT WIDTH 0.36' EDGE OF PAVEMENT TO PROPERTY LINE RECONSTRUCT PORTION OF EXISTING CURB AND REDUCE PLANTER WIDTH TO PROVIDE 24' WIDE PVMT. CONNECTION BEGIN STA: 22+56.46, 18.0' RT SW W O O D H U E S T R E E T (NEIG H B O R H O O D R O U T E ) PROPOSED INTERIM EDGE OF PAVEMENT TRANSITION TO FULL PLANTER WIDTH STA: 20+56.00, 18.0' RT 16.46' 63.36 SAWCUT GRIND& OVERLAY EXISTING PAVEMENT PAVEMENT LANE TAPER MARKINGS 20+0 0 21+00 22+00 PC S ST R E E T C PCC TANGENT PC 76° 76° R275.00 SW WOODHUE STREET (NEIGHBORHOOD ROUTE) PT R275.00 R166.00 TRACT A 8079 3 1 TRACT V 54 81 2 18+00 19+00 20+0 0 21+00 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 5 ) P C I R C . d w g - S H E E T : 15 . 1 De c . 1 6 , 2 4 - 4: 4 2 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: INTERSECTION DETAILS 15.1 SW WOODHUE OFFSITE STREET CONNECTION DETAIL SCALE 1 INCH = 10 FEET 010 5 100 SW WOODHUE / STREET C INTERSECTION DETAIL SCALE 1 INCH = 30 FEET 30 15 3000 M ERC E D S STREET A ST R E E T C ST R E E T B SW WOODHUE STREET (NEIGHBORHOOD ROUTE) STORMWATER FACILITY TRACT A 10 17 77 1416 75 76 807879 81 2 9 8 7 6 5 4 11 3 1 15 TRACT D TRACT V TRACT B 65 40 64 46 61 44 59 5658 47 51 48 49 5760 45 53 55 52 54 50 38 67 41 42 TRACT S 66 39 TRACT C FUTURE TRAIL INTERIM DRIVEWAY INTERIM DRIVEWAY 63 62 43TR A C T Q 36 3735 25 ST R E E T D (N E I G H B O R H O O D R O U T E ) NO PARKING AT HYDRANT LOCATIONS TR A C T P 26 TR A C T O 27 33322928 34 30 TR A C T R 31 TR A C T M TRACT N TR A C T U TRACT T 7271706968 73 74 TR A C T J 24 23 22 21 TR A C T I 20 1819 13 12 TRACT G TRACT F TRACT E TRACT K TRACT L SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 6 ) P P A R K I N G . d w g - S H E E T : 16 De c . 1 6 , 2 4 - 4: 4 3 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 PROPOSED PARKING PLAN 16 ON STREET PARKING REQUIRED ·SMALL FORM RESIDENTIAL: 1 SPACE PER 2 UNITS 34 SPACES ·ROWHOUSES: NO MIN REQUIREMENT 0 SPACES PROVIDED ·SMALL FORM RESIDENTIAL:80 SPACES ·ROWHOUSES: 0 SPACES 80 SPACES OFF STREET PARKING REQUIRED ·SMALL FORM RESIDENTIAL: NO MIN REQUIREMENT ·ROWHOUSES: NO MIN REQUIREMENT PROVIDED ·SMALL FORM RESIDENTIAL: (FRONT LOAD) 68 UNITS W/2 CAR GARAGE + 2 DRIVEWAY SPACES =272 SPACES ·ROWHOUSES: 5 - UNITS W/1 CAR GARAGE + 1 DRIVEWAY SPACE =10 SPACES 8 - UNITS W/2 CAR GARAGE + 2 DRIVEWAY SPACE =32 SPACES 314 SPACES LEGEND: OFF STREET PARKING20.0 8.5 20.0 8.5 REQUIRED PROVIDED ON STREET PARKING M M D XS D S W SD SD SD SD SS SS SS SS W W W W W W W W W W W W WWWWW WWW SD SDSDSD SSSSSS SD SD W W W W W SS SD SS SD SD SD SSSSSSSSSSSS SS SD SD SD SD SS SS SS SD SD SD SD W W SD SS SS SS SS SS SS SS SS C XOH XO H XOH XOH C XOH D XG XG XG XFM XFM XT XT XT XT XTXT SD SD SD SD SS SS SS SS SCALE 1 INCH = 80 FEET 80 40 8000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 1 De c . 1 6 , 2 4 - 4: 4 3 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: MORGAN HOLEN & ASSOCIATES, LLC. MORGAN HOLEN, CONSULTING ARBORIST [P] 971-409-9354 [E] MORGAN@MHOLEN.COM PROJECT ARBORIST: I, MORGAN HOLEN, ATTEST THAT THIS TREE PRESERVATION AND REMOVAL SITE PLAN MEETS THE REQUIREMENTS IN UFM SECTION 10, PART 1. MORGAN HOLEN, CONSULTING ARBORIST ISA BOARD CERTIFIED MASTER ARBORIST (PN-6145B) ISA TREE RISK ASSESSMENT QUALIFIED DATE: TREE PROTECTION SPECIFICATIONS 1.PRECONSTRUCTION CONFERENCE. THE PROJECT ARBORIST SHALL BE ON SITE TO DISCUSS METHODS OF TREE REMOVAL AND TREE PROTECTION PRIOR TO ANY CONSTRUCTION. 2.TREE PROTECTION ZONE. THE TREE PROTECTION ZONE (TPZ) IS DEFINED AS THE DRIPLINE OF PROTECTED TREES AS A MINIMUM. WORK THAT IS NECESSARY BENEATH THE DRIPLINE OF PROTECTED TREES SHALL BE MONITORED AND DOCUMENTED BY THE PROJECT ARBORIST. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WITH THE PROJECT ARBORIST IN A TIMELY MANNER. 3.PROTECTION FENCING. ALL TREES TO BE RETAINED SHALL BE PROTECTED BY MINIMUM 5-FOOT-TALL METAL FENCING UNLESS OTHERWISE APPROVED BY THE CITY MANAGER OR DESIGNEE. PROTECTION FENCING SHALL BE SECURED TO STEEL POSTS PLACED NO FURTHER THAN 8-FEET APART AND SHALL BE INSTALLED AT THE EDGE OF THE TPZ OR AS OTHERWISE DEPICTED ON THE SITE PLAN. TREES LOCATED FARTHER THAN 30-FEET FROM CONSTRUCTION ACTIVITY DO NOT REQUIRE TREE PROTECTION FENCING. 4.TREE PROTECTION ZONE MAINTENANCE. THE PROTECTION FENCING SHALL NOT BE MOVED, REMOVED, OR ENTERED BY EQUIPMENT EXCEPT UNDER DIRECTION OF THE PROJECT ARBORIST. THE CONTRACTOR SHALL NOT STORE MATERIALS OR EQUIPMENT WITHIN THE TPZ. 5.EROSION CONTROL. BENEATH THE DRIPLINE OF PROTECTED TREES, EROSION CONTROL FENCING SHALL NOT BE TRENCHED IN PER MANUFACTURER'S SPECIFICATIONS TO AVOID ROOT IMPACTS. INSTEAD, ALTERNATIVE MEANS OF EROSION CONTROL ARE REQUIRED, SUCH AS WRAPPING THE BASE OF SILT FENCING AROUND A STRAW WATTLE AND STAKING THE WATTLE INTO THE GROUND OR USING COMPOST SOCKS OR STRAW WATTLES STAKED INTO THE GROUND IN LIEU OF SILT FENCING. 6.TREE REMOVAL. TREES IDENTIFIED FOR REMOVAL THAT ARE LOCATED ON PROPERTY BOUNDARIES AND OFF-SITE IMMEDIATELY ADJACENT TO THE PROJECT SITE SHALL NOT BE REMOVED WITHOUT THE ADJACENT PROPERTY OWNER'S PRIOR WRITTEN AUTHORIZATION. COORDINATE WITH NEIGHBORING PROPERTIES OWNERS TO REVIEW AND DISCUSS PROPOSED TREE REMOVAL AND POTENTIAL IMPACTS TO THE PROTECTION OF OFF-SITE TREES. PROTECTION FENCING MAY BE TEMPORARILY OPENED FOR TREE REMOVAL, BUT NO TRACKED MACHINERY IS ALLOWED WITHIN TREE PROTECTION ZONES; DIRECTIONALLY FELL TREES USING CHAINSAWS (NO TRACKED MACHINERY) WITH CAUTION TO AVOID DAMAGE TO PROTECTED TREES. STUMPS OF REMOVED TREES LOCATED WITHIN 30-FEET OF PROTECTED TREES SHALL REMAIN IN THE GROUND, OR ELSE BE REMOVED BY STUMP GRINDING OR EXTRACTED FROM THE GROUND UNDER THE ON-SITE SUPERVISION OF THE PROJECT ARBORIST. LOGS AND WOODY DEBRIS SHALL BE REMOVED FROM THE PROTECTION ZONE AND THE TREE PROTECTION FENCING SHALL BE CLOSED ONCE TREE FELLING IS COMPLETE. 7.POST CLEARING EVALUATION. THE PROJECT ARBORIST SHALL VISIT THE SITE AT THE TIME OF CLEARING TO RE-ASSESS TREE #70958 IN TERMS OF GENERAL CONDITION AND POTENTIAL RISK. THIS TREE SHALL CONTINUE TO BE PROTECTED UNTIL IF AND WHEN THE PROJECT ARBORIST DETERMINES THAT IT IS NOT SUITABLE FOR PRESERVATION AND PROVIDES WRITTEN DOCUMENTATION OF A RECOMMENDATION FOR REMOVAL TO THE CITY. 8.CROWN PRUNING. THE PROJECT ARBORIST CAN HELP IDENTIFY WHERE PRUNING IS NECESSARY TO PROVIDE CONSTRUCTION CLEARANCE AND REMOVE DEAD AND DEFECTIVE BRANCHES FOR SAFETY ONCE TREES PLANNED FOR REMOVAL HAVE BEEN REMOVED AND THE SITE IS STAKED AND PREPARED FOR CONSTRUCTION. PRUNING SHALL BE PERFORMED BY A QUALIFIED TREE SERVICE AND CONDUCTED IN ACCORDANCE WITH ANSI A300 PRUNING STANDARDS AND ISA BEST MANAGEMENT PRACTICES FOR PRUNING. 9.EXCAVATION. EXCAVATION BENEATH PROTECTED TREE DRIPLINES SHALL BE AVOIDED IF ALTERNATIVES ARE AVAILABLE. IF EXCAVATION IS UNAVOIDABLE, THE PROJECT ARBORIST SHALL EVALUATE THE PROPOSED EXCAVATION TO DETERMINE METHODS TO MINIMIZE IMPACTS TO TREES. ROOT PRUNING SHALL BE DIRECTED AND DOCUMENTED BY THE PROJECT ARBORIST. 10.LANDSCAPING. FOLLOWING CONSTRUCTION AND WHERE LANDSCAPING IS DESIRED, APPLY APPROXIMATELY 3-INCHES OF MULCH BENEATH THE DRIPLINE OF PROTECTED TREES, BUT NOT DIRECTLY AGAINST TREE TRUNKS. IF IRRIGATION IS USED, USE DRIP IRRIGATION INSTALLED AT NATIVE GRADE ONLY (NO TRENCHING) BENEATH THE DRIPLINES OF PROTECTED TREES. 11.TREE PROTECTION INSPECTIONS. THE PROJECT ARBORIST SHALL INSPECT AND VERIFY THE LOCATION OF TREE PROTECTION MEASURES PRIOR TO CONSTRUCTION, MONITOR TREE PROTECTION MEASURES REGULARLY, AND PROVIDE SEMI-MONTHLY WRITTEN REPORTS TO THE CITY DURING PERIODS OF ACTIVE CONSTRUCTION. 12.FINAL REPORT. AFTER THE PROJECT HAS BEEN COMPLETED, THE PROJECT ARBORIST SHALL PROVIDE A FINAL REPORT THAT DESCRIBES THE MEASURES NEEDED TO MAINTAIN AND PROTECT THE REMAINING TREES AND VERIFY THE INSTALLATION OF NEW TREES IN ACCORDANCE WITH THE TREE CANOPY SITE PLAN. DRIP LINE CRITICAL ROOT ZONE (NOT TO SCALE) TREE PROTECTION DETAIL 8' TYP TO BE PROTECTED FENCE SHALL IDEALLY BE LOCATED AT THE OUTER PERIMETER OF THE CRITICAL ROOT ZONE. SEE TREE PROTECTION PLAN THIS SHEET 5' CHAIN LINK FENCING. 2" MESH CHAIN LINK OR WELDED WIRE SECURED TO 1-1/2" DIA STEEL OR ALUMINUM POSTS SHEET 17.3 SHEET 17.5 SHEET 17.7 LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE 17.1 TREE PRESERVATION AND REMOVAL PLAN - INDEX SHEET SHEET 17.2 SHEET 17.6 SHEET 17.4 SW BE E F B E N D R D D S 80 5,432 SF 81 5,715 SF 2 4,872 SF 5 5,377 SF 4 4,995 SF 3 5,781 SF TRACT V 1,609 SF 1 6,029 SF TRACT A 4,772 SF TRACT B 35,151 SF TOTAL STAND 1: 46,899 SF REMOVED: 20.100 SF PRESERVED: 26,799 SF (57%) SIGNIFICANT TREE GROVE 71180 71181 71182 71183 71184 71185 71186 71187 71189 71190 71191 70900 70901 70902 70903 70904 70905 70906 70907 70908 70909 70910 70911 70912 70913 70914 70915 70916 70917 70918 70919 70920 70921 70922 70923 70924 70925 70926 70927 70928 70929 70930 7093170932 70933 70934 70935 70936 70937 70938 70939 70940 70941 70942 70943 70944 70945 70946 70947 70948 70949 70950 70951 70952 70953 70956 70957 70958 70959 70960 70961 70962 70963 70964 70965 70966 70967 70968 70969 70972 70973 70974 70976 70977 70978 70979 70980 70981 70982 70983 70984 70985 73008 73009 73010 73011 73012 73013 70954 70975 71188 73057 73061 73062 70970 70955 SOME TREES HERE WILL LIKELY NEED TO BE REMOVED. COORDINATE WITH ARBORIST AND PROPERTY OWNER DURING CONSTRUCTION. 53 4,566 SF 55 5,397 SF 52 4,565 SF 54 5,955 SF 50 5,340 SF REMOVED TREE GROVE LIMITS (20,100 SF) PRESERVED TREE GROVE LIMITS (26,799 SF) CITY OF TIGARD TREE GROVE DELINEATION TREE PROTECTION FENCING, TYP. 73059 73060 W W W W W W W W W W W W W W W W SD SS SD SD SD SD SD SD SD SD SS SD SD SD SS SS SS W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SD SD SS SD SS SD SS SD SS SD SS SD SS REFER TO TREE PROTECTION SPECIFICATION #7 SCALE 1 INCH = 20 FEET 20 10 2000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 2 De c . 1 6 , 2 4 - 4: 4 3 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.2 LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE TREE PRESERVATION AND REMOVAL PLAN KEYMAP SW A P R I L L A N E SW B E E F B E N D R D TREE PROTECTION FENCING, TYP. CITY OF TIGARD TREE GROVE DELINEATION 14 5,472 SF 9 5,000 SF 8 5,000 SF 7 5,942 SF 6 6,062 SF 11 5,929 SF TRACT B 35,151 SF TRACT D 6,152 SF 10 5,000 SF 73053 71193 71194 71195 71196 71197 71198 71199 71200 71201 71202 71203 71204 71205 73020 73021 73022 73023 73024 73025 73027 73030 73031 73032 73033 73034 73035 73036 73037 73039 73040 73041 73043 73044 73045 73046 73047 73048 73026 73028 73029 73042 73049 73050 73051 73052 73054 73055 73056 51 6,292 SF PRESERVED TREE GROVE LIMITS (26,799 SF) TRACT C 21,860 SF 73038 73058 SD SD SD SD SD SD SD SD SD SD SS SS SS W W W W W W W W W W W W W W SS SS SD SD SDSS SS SS SD SD SD W W W W SS SS SS SS SD SS SD SS SS SD SD SS SD SS SS SD SS TRACT F 1,155 SF TRACT E 459 SF N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 3 De c . 1 6 , 2 4 - 4: 4 3 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 20 FEET 20 10 2000 17.3 TREE PRESERVATION AND REMOVAL PLAN LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE KEYMAP SW A P R I L L A N E SW B E E F B E N D R D 71169 71170 71172 71173 71174 71175 71176 71177 71178 71179 71120 71121 71122 71123 71124 71125 71126 71127 71128 71129 71130 71131 71132 71133 7113471135 70804 70805 70806 70807 70808 70809 70811 70812 70817 7081870819 708207082170822 73000 73001 73002 73003 73004 73005 73006 73007 70810 70823 71171 65 5,069 SF 40 5,147 SF 64 5,317 SF 38 4,571 SF 41 5,232 SF 42 5,317 SF 66 4,856 SF 39 4,802 SF 67 4,643 SF 63 5,317 SF TRACT Q 1,056 SF 36 1,375 SF 37 2,082 SF 35 2,130 SF W W W W W W W W W W W W W W W W W W W W W W WWWWWWWW SD SD SD SD SD SD SD SD SD SD SD SD SSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD W W W W W SS SS SD SS SD SD SS SS SS SS SS SD SD SS SS SS SSSS SDSDSD SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SD SS SD SS SD SS SD SS SD SD SS SD SS SS SD SD SS SD SS SD SSSS SD SS SD SD SS SS SD SD SS 30 2,089 SF 33 1,239 SF 32 1,164 SF29 1,277 SF 28 2,255 SF TRACT P 2,726 SF TRACT O 7,025 SF 34 2,336 SF TRACT R 3,180 SF 31 2,067 SF 72 5,380 SF 71 5,343 SF 70 5,305 SF 69 5,226 SF68 5,719 SF TRACT U 1,325 SF 73 5,853 SF SCALE 1 INCH = 20 FEET 20 10 2000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 4 De c . 1 6 , 2 4 - 4: 4 3 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.4 TREE PRESERVATION AND REMOVAL PLAN LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE KEYMAP SW A P R I L L A N E SW B E E F B E N D R D XS D XS D XS D XS D 70988 70989 70990 70991 70992 70993 70994 70995 70996 70997 70998 70999 71000 71001 71003 71004 71005 71006 71009 71010 71011 71012 71013 71014 71015 71016 71017 71018 71019 71021 71022 71023 71024 71025 71027 71028 71029 71030 71031 71033 71034 71035 71036 71037 71039 71040 71041 71042 71044 71045 71046 71047 71048 71049 71050 7105171052 71053 71057 71058 71059 71060 71061 71062 71063 71064 71065 71067 7106871069 71070 71072 71073 71074 71075 71076 7107971080 71081 71084 71085 71086 71087 71088 71091 71092 70871 70872 70873 70874 70875 70876 70877 70878 70880 70881 70882 70883 70884 70885 70886 70887 70889 70890 70895 70896 70897 70898 70827 70828 73014 71054 70879 70888 7089470899 70986 70987 71002 71032 71038 71055 71056 71066 71071 71090 70891 70892 70893 71008 71007 71078 71077 71082 71083 71089 TOTAL STAND 2 SF: 3,411 REMOVED SF: 0 PRESERVED SF: 3,411 TRACT T 12,547 SF SCALE 1 INCH = 20 FEET 20 10 2000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 5 De c . 1 6 , 2 4 - 4: 4 4 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.5 TREE PRESERVATION AND REMOVAL PLAN LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE KEYMAP SW A P R I L L A N E SW B E E F B E N D R D M SW A P R I L L A N E 71093 71094 71095 71096 71097 71098 71099 71100 71101 71102 71103 71105 71108 71111 71112 71113 71114 71116 71117 71118 71119 70860 70861 70862 70865 70866 70867 70868 70813 70814 70815 70816 70824 70825 70826 70863 70864 70869 70870 71106 71107 71109 71110 71115 TOTAL STAND 3 SF: 1,591 REMOVED SF: 0 PRESERVED SF: 1,591 25 2,080 SF W W W SS SS SS SS SS SS SS SS WWW W SD SD SD SD SD SDSDSD SD SD SS SS SS SS SS SS SD SD SD W W W W W W W W SD SD SD SD SD SD SD SD SD SD SD SD 2,255 SF 26 1,294 SF 27 1,871 SF TRACT O 7,025 SF TRACT L 1,512 SF TRACT K 42,504 SF TRACT H 20,917 SF TRACT T 12,547 SF TRACT M 4,460 SF TRACT N 2,731 SF M SW A P R I L L A N E 71136 71137 71138 71104 73018 73019 73017 SS SS SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SCALE 1 INCH = 20 FEET 20 10 2000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 6 De c . 1 6 , 2 4 - 4: 4 4 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.6 TREE PRESERVATION AND REMOVAL PLAN LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE KEYMAP SW A P R I L L A N E SW B E E F B E N D R D MATCH LINE 1 MATCH LINE 1 71139 71140 71142 71143 71145 71141 71144 71146 SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SW A P R I L L A N E ( P R I V A T E D R I V E ) SW T A Y L O R L A N E ( P R I V A T E D R I V E ) EXISTING EDGE OF PAVEMENT XS D XS D 71147 71148 71149 71151 71152 71153 71154 71157 71158 71150 71155 SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SW A P R I L L A N E ( P R I V A T E D R I V E ) SW T A Y L O R L A N E ( P R I V A T E D R I V E ) EXISTING EDGE OF PAVEMENT XSD XSD XSD XS D C XO H XO H XO H XO H XO H XO H XO H XOH XOH XOH XOH XOH XOH X C XOH XOH XOH D XG XG XG XG XG XG XG XG XG XG XG XG XG XG XG XFM XFM XFM XFM XFM XFM XT XT XT XT XT XT XT XT XTXTXTXTXT XTXT XS D XS D XO H SW A P R I L L A N E ( P R I V A T E D R I V E ) 71159 71160 71161 71162 71165 71166 71167 73016 71156 71163 71164 71168 SS SS S SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SW BEEF B E N D R D SW E L S N E R R D SW T A Y L O R L A N E ( P R I V A T E D R I V E ) EXISTING EDGE OF PAVEMENT SCALE 1 INCH = 20 FEET 20 10 2000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 7 De c . 1 6 , 2 4 - 4: 4 4 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.7 TREE PRESERVATION AND REMOVAL PLAN LEGEND: EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED TREE PROTECTION FENCING HIGHEST VALUE HABITAT MODERATE VALUE HABITAT LOWER VALUE HABITAT TREE REMOVAL ZONE TREE MAINTAINED ZONE KEYMAP SW A P R I L L A N E SW B E E F B E N D R D MATCH LINE 1 MATCH LINE 2 MATCH LINE 2MATCH LINE 1 No.Type Lot Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 70804 Con ROW shore pine Pinus contorta 16 13 -O N 2 2 Tag 70829, sequoia pitch moth Remove 70805 Con ROW shore pine Pinus contorta 11 13 -O N 2 2 Tag 70830, sequoia pitch moth Remove 70806 Dec ROW fig Ficus spp.12 10 -O N 2 2 Tag 70831 Remove 70807 Dec ROW mulberry Morus spp.11 4 -O N 1 1 Tag 70832 Remove 70808 Dec ROW fig Ficus spp.10 9 -O N 2 2 Tag 70833 Remove 70809 Dec ROW Chinese pistache Pistacia chinensis 7 9 -O N 1 1 Tag 70834, trunk decay Remove 70810 Dec ROW fig Ficus spp.5,2x8,9 12 -O N 2 2 Tag 70835 Remove 70811 Dec ROW apple Malus spp.7 6 -O N 2 2 Tag 70836 Remove 70812 Dec ROW apple Malus spp.9 7 -O N 2 2 Tag 70837 Remove 70813 Con #Douglas-fir Pseudotsuga menziesii 22 23 -S N 3 2 Tag 70838, codominant leaders with included bark Remove 70814 Con #Douglas-fir Pseudotsuga menziesii 14 14 -S N 3 3 Tag 70839 Remove 70815 Con #Douglas-fir Pseudotsuga menziesii 17 18 -S N 3 2 Tag 70840, off-center leader Remove 70816 Con #Douglas-fir Pseudotsuga menziesii 20 22 -O N 3 3 Tag 70841 Remove 70817 Con ROW deodar cedar Cedrus deodara 12 12 -O N 3 2 Tag 70842, multiple leaders Remove 70818 Dec ROW cherry Prunus spp.8 10 -O N 2 2 Tag 70843 Remove 70819 Dec ROW cherry Prunus spp.8 9 -O N 2 2 Tag 70844 Remove 70820 Dec ROW weeping willow Salix babylonica 18 15 -O N 1 1 Tag 70845 Remove 70821 Dec ROW cherry Prunus spp.12 9 -O N 2 2 Tag 70846 Remove 70822 Dec ROW cherry Prunus spp.13 13 -O N 2 2 Tag 70847 Remove 70823 Dec ROW mulberry Morus spp.7,8 16 -O N 2 2 Remove 70824 Dec ROW black cottonwood Populus trichocarpa 14 17 -O N 3 3 Tag 70849 Remove 70825 Dec ROW curly willow Salix matsudana 13 9 -O N 1 1 Tag 70850 Remove 70826 Dec ROW apple Malus spp.8 8 -O N 1 1 Tag 70851, trunk decay Remove 70827 Dec ROW black cottonwood Populus trichocarpa 24 17 -O N 2 2 Tag 70852, codominant leaders Remove 70828 Dec ROW Oregon white oak Quercus garryana 42 42 -O N 3 3 Tag 70853, excellent condition Remove 70860 Dec ROW bigleaf maple Acer macrophyllum 7 11 -S N 2 2 Remove 70861 Con ROW Douglas-fir Pseudotsuga menziesii 28 20 -O N 2 2 Remove 70862 Dec ROW bigleaf maple Acer macrophyllum 8 14 -S N 1 1 Suppressed Remove 70863 Dec ROW bigleaf maple Acer macrophyllum 8,9 15 -S N 2 2 Remove 70866 Dec Off-site bigleaf maple Acer macrophyllum 21 26 -O N 2 2 Unaffected 70870 Dec Off-site Oregon white oak Quercus garryana 11,13 20 -O N 2 2 Unaffected 70875 Dec Off-site Oregon ash Fraxinus latifolia 12 22 -S N 2 2 Unaffected 70876 Dec Off-site Oregon ash Fraxinus latifolia 15 20 -S N 2 2 Unaffected 70883 Dec Off-site red alder Alnus rubra 16 16 -S N 2 2 Unaffected 70884 Dec Off-site red alder Alnus rubra 7 7 -S N 2 2 Unaffected 70885 Con Off-site Douglas-fir Pseudotsuga menziesii 14 12 -S N 2 2 Unaffected 70886 Con Off-site Douglas-fir Pseudotsuga menziesii 14 11 -S N 2 2 Unaffected 70887 Con Off-site Douglas-fir Pseudotsuga menziesii 7 12 -S N 1 1 Unaffected 70888 Dec Off-site Scouler's willow Salix scouleriana 3x8,2x10 10 -S N 1 1 Unaffected 70889 Dec Off-site bigleaf maple Acer macrophyllum 8 6 -S 1 1 Extensive ivy infestation Unaffected 70890 Con Off-site ponderosa pine Pinus ponderosa 48 24 -O N 3 2 Multiple leaders Unaffected 70891 Con Off-site Port-Orford-cedar Chamaecyparis lawsoniana 7 0 -S N 0 1 Unaffected 70892 Con Off-site Port-Orford-cedar Chamaecyparis lawsoniana 8 0 -S N 0 1 Unaffected 70893 Con Off-site Port-Orford-cedar Chamaecyparis lawsoniana 7 0 -S N 0 1 Unaffected 70894 Dec Off-site Scouler's willow Salix scouleriana 21 18 -S N 2 2 Multiple stems Unaffected 70895 Dec Off-site Scouler's willow Salix scouleriana 18 14 -S N 1 1 Advanced decay Unaffected 70896 Con Off-site Douglas-fir Pseudotsuga menziesii 10 12 -S N 2 2 Unaffected 70897 Con Off-site deodar cedar Cedrus deodara 13 10 -S N 2 2 Unaffected 70898 Dec Off-site red alder Alnus rubra 8 9 -S N 2 2 Extensive ivy Unaffected 70899 Dec Off-site Oregon ash Fraxinus latifolia 14,20 20 -S N 1 1 Extensive ivy infestation Unaffected 70900 Dec Tract A linden Tilia spp.16 20 -O N 3 3 Remove 70901 Dec ROW cherry Prunus spp.16 19 -O N 2 2 Remove 70902 Con ROW Douglas-fir Pseudotsuga menziesii 19 18 -O N 3 3 Remove 70903 Con Off-site Douglas-fir Pseudotsuga menziesii 15 18 -S N 2 2 Protect 70904 Dec Off-site madrone Arbutus menziesii 6 10 -S N 2 2 Protect 70905 Con Off-site Douglas-fir Pseudotsuga menziesii 21 18 -S N 2 2 Coordinate with neighbor about likely need to remove 70906 Con Off-site Douglas-fir Pseudotsuga menziesii 17 10 -S N 2 2 Coordinate with neighbor about likely need to remove 70907 Con Off-site Douglas-fir Pseudotsuga menziesii 17 10 -S N 2 2 Coordinate with neighbor about likely need to remove 70908 Con Off-site Douglas-fir Pseudotsuga menziesii 23 12 -S N 2 2 Coordinate with neighbor about likely need to remove 70909 Con Off-site Douglas-fir Pseudotsuga menziesii 19 10 -S N 2 2 High live crown, asymmetry Coordinate with neighbor about likely need to remove 70910 Con Off-site Douglas-fir Pseudotsuga menziesii 8 0 -S N 0 0 Coordinate with neighbor about likely need to remove 70911 Con Off-site Douglas-fir Pseudotsuga menziesii 9 7 -S N 1 1 Coordinate with neighbor about likely need to remove 70912 Con Off-site Douglas-fir Pseudotsuga menziesii 8 7 -S N 1 1 Coordinate with neighbor about likely need to remove 70913 Con Off-site Douglas-fir Pseudotsuga menziesii 11 8 -S N 1 1 Coordinate with neighbor about likely need to remove 70914 Con Off-site Douglas-fir Pseudotsuga menziesii 12 8 -S N 1 1 Coordinate with neighbor about likely need to remove 70915 Con Off-site Douglas-fir Pseudotsuga menziesii 9 7 -S N 1 1 Coordinate with neighbor about likely need to remove 70916 Con Off-site Douglas-fir Pseudotsuga menziesii 11 8 -S N 2 2 Coordinate with neighbor about likely need to remove 70917 Con Off-site Douglas-fir Pseudotsuga menziesii 11 8 -S N 1 1 Coordinate with neighbor about likely need to remove 70918 Con Off-site Douglas-fir Pseudotsuga menziesii 14 9 -S N 2 2 Coordinate with neighbor about likely need to remove 70919 Con Off-site Douglas-fir Pseudotsuga menziesii 9 7 -S N 1 1 Coordinate with neighbor about likely need to remove 70920 Con Off-site Douglas-fir Pseudotsuga menziesii 12 8 -S N 1 1 Coordinate with neighbor about likely need to remove 70921 Con Off-site Douglas-fir Pseudotsuga menziesii 19 11 -S N 2 2 Coordinate with neighbor about likely need to remove 70922 Con Off-site Douglas-fir Pseudotsuga menziesii 9 7 -S N 0 0 Coordinate with neighbor about likely need to remove 70923 Con Off-site Douglas-fir Pseudotsuga menziesii 22 12 -S N 2 2 Coordinate with neighbor about likely need to remove 70958 Con Tract A Douglas-fir Pseudotsuga menziesii 32 24 -S N 3 2 Likely to Retain 70972 Dec 3 cherry Prunus spp.28 26 -O N 3 2 Remove 70986 Dec Off-site sweet cherry Prunus avium 2x8 14 -S N 2 1 Nuisance species Unaffected 70987 Dec Off-site bigleaf maple Acer macrophyllum 21 17 -S N 3 2 Codominant stems Unaffected 70988 Dec Off-site bigleaf maple Acer macrophyllum 6 11 -S N 2 2 Unaffected 70989 Dec Off-site black cottonwood Populus trichocarpa 11 12 -S N 2 2 Small and high live crown Unaffected 70990 Dec Off-site black cottonwood Populus trichocarpa 24 26 -S N 2 2 Unaffected 70991 Dec Off-site black cottonwood Populus trichocarpa 8 12 -S N 1 0 Hollow with trunk decay, leans over roadway Unaffected 70992 Dec Off-site Oregon ash Fraxinus latifolia 8 11 -S N 2 2 Unaffected 70993 Dec Off-site Oregon ash Fraxinus latifolia 15 20 -S N 2 2 Unaffected 70994 Dec Off-site bigleaf maple Acer macrophyllum 8 0 -S N 0 1 Unaffected 70995 Dec Off-site Oregon ash Fraxinus latifolia 7 14 -S N 2 2 Unaffected 70996 Dec Off-site Oregon ash Fraxinus latifolia 6 8 -S N 2 2 Unaffected 70997 Dec Off-site Oregon ash Fraxinus latifolia 10 16 -S N 2 2 Unaffected 70998 Dec Off-site sweet cherry Prunus avium 11 10 -S N 1 1 Nuisance species, dead top Unaffected 70999 Dec Off-site sweet cherry Prunus avium 7 8 -S N 1 1 Nuisance species, dead top Unaffected 71000 Dec Off-site sweet cherry Prunus avium 8 8 -S N 1 1 Nuisance species, dead top Unaffected 71001 Con Off-site Douglas-fir Pseudotsuga menziesii 21 14 -S N 2 2 Minor pistolbutt Unaffected 71002 Dec Off-site bigleaf maple Acer macrophyllum 2x12 18 -S N 2 2 Unaffected 71003 Dec Off-site bigleaf maple Acer macrophyllum 12 14 -S N 2 2 Codominant leaders Unaffected 71004 Dec Off-site bigleaf maple Acer macrophyllum 8 10 -S N 1 1 Unaffected 71005 Dec Off-site bigleaf maple Acer macrophyllum 8 10 -S N 2 2 Unaffected 71006 Dec Off-site sweet cherry Prunus avium 7 7 -S N 1 1 Nuisance species, dead top Unaffected 71007 Dec Off-site sweet cherry Prunus avium 6 6 -S N 1 1 Nuisance species, dead top Unaffected 71008 Dec Off-site sweet cherry Prunus avium 7 0 -S N 0 1 Nuisance species, dead Unaffected 71009 Dec Off-site sweet cherry Prunus avium 8 7 -S N 1 1 Nuisance species, dead top Unaffected 71010 Con Off-site Douglas-fir Pseudotsuga menziesii 27 15 -S N 2 2 Minor pistolbutt Unaffected 71011 Dec Off-site bigleaf maple Acer macrophyllum 10 16 -S N 2 2 Unaffected 71012 Dec Off-site Scouler's willow Salix scouleriana 9 10 -S N 1 1 Unaffected 71013 Dec Off-site red alder Alnus rubra 8 10 -S N 2 2 Unaffected 71014 Dec Off-site Oregon ash Fraxinus latifolia 14 16 -S N 2 2 Unaffected 71015 Dec Off-site bigleaf maple Acer macrophyllum 13 16 -S N 2 2 Unaffected 71016 Dec Off-site Scouler's willow Salix scouleriana 24 24 -S N 2 2 Unaffected 71017 Con Off-site Douglas-fir Pseudotsuga menziesii 30 15 -S N 2 2 Unaffected 71018 Dec Off-site apple Malus spp.6 12 -S N 1 1 Unaffected 71019 Dec Off-site sweet cherry Prunus avium 8,12 0 -S N 0 1 Nuisance species, dead Unaffected 71021 Dec Off-site sweet cherry Prunus avium 7 7 -S N 1 1 Nuisance species, excessive lean Unaffected 71022 Dec Off-site sweet cherry Prunus avium 8 6 -S N 0 1 Nuisance species, dead top Unaffected 71023 Dec Off-site sweet cherry Prunus avium 7 3 -S N 0 1 Nuisance species, dead top Unaffected 71024 Dec Off-site sweet cherry Prunus avium 6 6 -S N 0 1 Nuisance species, dead top Unaffected 71025 Dec Off-site sweet cherry Prunus avium 2x9 6 -S N 0 1 Nuisance species, dead top Unaffected 71027 Dec Off-site red alder Alnus rubra 6 6 -S N 0 1 Unaffected 71028 Dec Off-site bigleaf maple Acer macrophyllum 12 10 -S N 1 1 Unaffected 71029 Dec Off-site bigleaf maple Acer macrophyllum 8 8 -S N 1 1 Unaffected 71030 Dec Off-site bigleaf maple Acer macrophyllum 16 16 -S N 2 2 Unaffected 71031 Dec Off-site Oregon ash Fraxinus latifolia 13 10 -S N 2 2 Codominant leaders, crooked trunk Unaffected 71032 Dec Off-site bigleaf maple Acer macrophyllum 17 18 -S N 2 2 Codominant stems Unaffected 71033 Dec Off-site bigleaf maple Acer macrophyllum 20 22 -S N 2 2 Crook in upper trunk Unaffected 71034 Dec Off-site bigleaf maple Acer macrophyllum 8 12 -S N 2 2 Unaffected 71035 Dec Off-site deciduous unknown 7 0 -S N 0 1 Unaffected 71036 Con Off-site Douglas-fir Pseudotsuga menziesii 17 17 -S N 2 2 Unaffected 71037 Con Off-site Douglas-fir Pseudotsuga menziesii 27 15 -S N 2 2 Unaffected 71038 Dec Off-site Oregon ash Fraxinus latifolia 7,10 12 -S N 2 2 Unaffected 71039 Con Off-site Douglas-fir Pseudotsuga menziesii 26 19 -S N 2 2 Crook in lower trunk, old wound mid trunk, top is self-correcting Unaffected 71040 Con Off-site Douglas-fir Pseudotsuga menziesii 24 20 -S N 2 2 Unaffected 71041 Con Off-site Douglas-fir Pseudotsuga menziesii 32 24 -S N 2 2 Unaffected 71042 Dec Off-site red alder Alnus rubra 10 12 -O N 1 1 Unaffected 71044 Dec Off-site bigleaf maple Acer macrophyllum 8,12 25 -S N 2 2 Unaffected 71045 Dec Off-site bigleaf maple Acer macrophyllum 20 26 -S N 2 2 Unaffected 71046 Con Off-site Douglas-fir Pseudotsuga menziesii 21 18 -S N 2 2 Unaffected 71047 Con Off-site Douglas-fir Pseudotsuga menziesii 19 19 -S N 1 1 Self-correcting lean, off-center leader Unaffected 71048 Dec Off-site sweet cherry Prunus avium 12 10 -S N 1 1 Nuisance species Unaffected 71049 Dec Off-site sweet cherry Prunus avium 6 7 -S N 1 1 Nuisance species Unaffected 71050 Dec Off-site sweet cherry Prunus avium 7 12 -S N 1 1 Nuisance species Unaffected 71051 Dec Off-site bigleaf maple Acer macrophyllum 9 13 -S N 2 2 Unaffected 71052 Con Off-site Douglas-fir Pseudotsuga menziesii 28 19 -S N 3 2 Unaffected 71053 Dec Off-site red alder Alnus rubra 11 14 -S N 2 2 Unaffected 71054 Con Off-site Douglas-fir Pseudotsuga menziesii 8 10 -S N 2 2 Unaffected 71055 Dec Off-site Scouler's willow Salix scouleriana 10,2x14 13 -S N 2 2 Unaffected 71056 Dec Off-site Scouler's willow Salix scouleriana 2x9 14 -S N 1 1 Unaffected 71057 Dec Off-site Scouler's willow Salix scouleriana 10 4 -S N 0 1 Mostly dead Unaffected 71058 Dec Off-site Scouler's willow Salix scouleriana 10 14 -S N 1 1 Unaffected 71059 Dec Off-site black cottonwood Populus trichocarpa 20 18 -S N 2 2 Unaffected 71060 Dec Off-site Scouler's willow Salix scouleriana 9 12 -S N 2 2 Unaffected 71061 Dec Off-site black cottonwood Populus trichocarpa 7 10 -S N 2 2 Unaffected 71062 Dec Off-site Scouler's willow Salix scouleriana 8 15 -S N 2 2 Unaffected 71063 Dec Off-site Scouler's willow Salix scouleriana 6 8 -S N 2 2 Unaffected 71064 Dec Off-site Scouler's willow Salix scouleriana 10 10 -S N 2 2 Unaffected 71065 Dec Off-site Scouler's willow Salix scouleriana 7 4 -S N 1 1 Dead top Unaffected 71066 Dec Off-site Scouler's willow Salix scouleriana 6,10 8 -S N 1 1 10" stem broke at ~8'Unaffected 71067 Dec Off-site Scouler's willow Salix scouleriana 7 14 -S N 2 2 Unaffected 71068 Dec Off-site Scouler's willow Salix scouleriana 12 11 -S N 2 2 Trunk damage Unaffected 71069 Dec Off-site Scouler's willow Salix scouleriana 6 0 -S N 0 1 Unaffected 71070 Dec Off-site Scouler's willow Salix scouleriana 6 8 -S N 2 2 Unaffected 71071 Dec Off-site Scouler's willow Salix scouleriana 7,8 7 -S N 2 2 Unaffected 71072 Dec Off-site sweet cherry Prunus avium 7 6 -S N 1 1 Nuisance species Unaffected 71073 Dec Off-site Scouler's willow Salix scouleriana 10 9 -S N 1 1 Unaffected 71074 Dec Off-site Scouler's willow Salix scouleriana 10 14 -S N 2 2 Unaffected 71075 Dec Off-site black cottonwood Populus trichocarpa 6 6 -S N 1 1 Unaffected 71076 Dec Off-site Scouler's willow Salix scouleriana 8 8 -S N 2 2 Unaffected 71077 Dec Off-site Scouler's willow Salix scouleriana 10 0 -S N 0 1 Unaffected 71078 Dec Off-site Scouler's willow Salix scouleriana 9 6 -S N 2 2 Unaffected 71079 Dec Off-site black cottonwood Populus trichocarpa 7 20 -S N 2 1 Poor structure Unaffected 71080 Dec Off-site Scouler's willow Salix scouleriana 10 12 -S N 2 2 Unaffected N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 8 De c . 1 6 , 2 4 - 4: 4 4 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.8 TREE TABLES 71081 Dec Off-site Oregon ash Fraxinus latifolia 8 10 -S N 2 2 Unaffected 71082 Dec Off-site Scouler's willow Salix scouleriana 6 6 -S N 1 1 Unaffected 71083 Dec Off-site Scouler's willow Salix scouleriana 7 0 -S N 0 1 Unaffected 71084 Dec Off-site black hawthorn Crataegus douglasii 6 8 -S N 1 1 Unaffected 71085 Dec Off-site Scouler's willow Salix scouleriana 8 8 -S N 2 2 Multiple leaders Unaffected 71086 Dec Off-site red alder Alnus rubra 6 8 -S N 1 1 Unaffected 71087 Dec Off-site red alder Alnus rubra 6 6 -S N 2 2 Top dieback Unaffected 71088 Dec Off-site red alder Alnus rubra 6 6 -S N 2 2 Unaffected 71089 Dec Off-site red alder Alnus rubra 6 0 -S N 0 1 Unaffected 71090 Con Off-site conifer unknown 3x7 8 -O N Not assessed Unaffected 71091 Con Off-site ponderosa pine Pinus ponderosa 43 28 -S N 3 2 Multiple leaders Unaffected 71092 Dec Off-site deciduous unknown 8 10 -O N Not assessed Unaffected 71093 Dec ROW curly willow Salix matsudana 8 8 -O N 1 1 Remove 71094 Dec ROW curly willow Salix matsudana 6 4 -O N 0 1 Mostly dead Remove 71095 Dec ROW weeping willow Salix babylonica 6 6 -O N 1 1 Remove 71096 Con ROW Douglas-fir Pseudotsuga menziesii 7 8 -O N 1 1 Small needles, heavy cone crop Remove 71097 Dec ROW curly willow Salix matsudana 12 9 -O N 1 1 Remove 71098 Dec ROW weeping willow Salix babylonica 7 8 -O N 1 1 Remove 71099 Dec ROW weeping willow Salix babylonica 7 7 -O N 1 1 Remove 71100 Dec ROW curly willow Salix matsudana 10 7 -O N 1 1 Remove 71101 Dec ROW curly willow Salix matsudana 9 8 -O N 1 1 Remove 71102 Dec ROW curly willow Salix matsudana 16 12 -O N 1 1 Remove 71103 Dec ROW curly willow Salix matsudana 11 14 -O N 1 1 Remove 71104 Dec ROW Lombardy poplar Populus nigra 24 6 -O N 1 1 Remove 71105 Dec ROW Lombardy poplar Populus nigra 20 8 -O N 0 1 Remove 71106 Dec ROW Lombardy poplar Populus nigra 12,13 8 -O N 0 1 Remove 71107 Dec ROW Lombardy poplar Populus nigra 2x12 10 -O N 0 1 Remove 71108 Dec ROW Lombardy poplar Populus nigra 3x4,17 8 -O N 0 1 Remove 71109 Dec ROW Lombardy poplar Populus nigra 3x4,14 6 -O N 0 1 Remove 71110 Dec ROW Lombardy poplar Populus nigra 7,12 0 -O N 0 1 Remove 71111 Dec ROW Lombardy poplar Populus nigra 9 3 -O N 0 1 Remove 71112 Dec ROW Lombardy poplar Populus nigra 9 4 -O N 0 1 Remove 71113 Dec Tract M Lombardy poplar Populus nigra 20 4 -O N 0 1 Remove 71114 Con ROW Douglas-fir Pseudotsuga menziesii 16 11 -O N 2 2 Remove 71115 Dec ROW bigleaf maple Acer macrophyllum 10,12 14 -O N 1 1 Sunscald, trunk decay Remove 71116 Con ROW Douglas-fir Pseudotsuga menziesii 16 16 -S N 2 2 Remove 71117 Con #Douglas-fir Pseudotsuga menziesii 15 15 -S N 2 2 Remove 71118 Dec #black cottonwood Populus trichocarpa 26 14 -S N 3 2 Remove 71119 Con #Douglas-fir Pseudotsuga menziesii 21 24 -S N 3 2 Leans east Remove 71120 Dec #Norway maple Acer platanoides 9 12 -O N 3 2 Nuisance species, codominant leaders Remove 71121 Dec #weeping willow Salix babylonica 20 16 -O N 1 1 Decline Remove 71122 Dec #chestnut Castanea spp.14 14 -O N 3 2 Remove 71123 Dec ROW curly willow Salix matsudana 17 18 -O N 1 1 Remove 71124 Dec ROW curly willow Salix matsudana 19 16 -O N 1 1 Remove 71125 Dec ROW red maple Acer rubrum 13 18 -O N 2 2 Remove 71126 Dec ROW apple Malus spp.9 7 -O N 2 2 Remove 71127 Con ROW Douglas-fir Pseudotsuga menziesii 21 15 -O N 2 2 Multiple leaders Remove 71128 Dec ROW pear Pyrus spp.8 7 -O N 3 2 Remove 71129 Dec ROW fig Ficus spp.10 9 -O N 2 2 Remove 71130 Dec #weeping willow Salix babylonica 8 8 -O N 1 1 Decline Remove 71131 Dec ROW Norway maple Acer platanoides 14 17 -O N 3 2 Nuisance species, codominant leaders with included bark Remove 71132 Dec ROW red maple Acer rubrum 10 8 -O N 2 2 Multiple upright leaders, trunk damage Remove 71133 Dec #sycamore Platanus occidentalis 14 16 -O N 3 3 Remove 71134 Dec #apple Malus spp.7 9 -O N 2 2 Trunk decay Remove 71135 Con Tract H Douglas-fir Pseudotsuga menziesii 22 17 -O N 2 2 Off-center leader Remove 71136 Dec ROW Lombardy poplar Populus nigra 36 4 -O N 0 1 Remove 71137 Dec ROW green ash Fraxinus pennsylvanica 12 15 -O N 2 2 Remove 71138 Dec ROW Lombardy poplar Populus nigra 26 8 -O N 0 1 Retain 71139 Dec ROW Lombardy poplar Populus nigra 26 9 -O N 0 1 Retain 71140 Dec ROW sweet cherry Prunus avium 11 16 -O N 2 2 Nuisance species Retain 71141 Dec ROW Lombardy poplar Populus nigra 8x3,9 5 -O N 0 1 Retain 71142 Dec ROW cherry Prunus spp.6 9 -O N 2 2 Retain 71143 Dec ROW cherry Prunus spp.10 11 -O N 2 2 Retain 71144 Dec ROW Lombardy poplar Populus nigra 5x4,6 4 -O N 0 1 Retain 71145 Dec ROW cherry Prunus spp.8 10 -O N 2 2 Retain 71146 Dec ROW Lombardy poplar Populus nigra 7x4 4 -O N 0 1 Retain 71147 Dec ROW cherry Prunus spp.9 10 -O N 2 2 Retain 71148 Dec ROW Oregon ash Fraxinus latifolia 8 9 -O N 2 2 Retain 71149 Dec ROW Oregon ash Fraxinus latifolia 7 8 -O N 2 2 Retain 71150 Dec ROW bigleaf maple Acer macrophyllum 7,8 11 -O N 2 2 Retain 71151 Dec ROW Lombardy poplar Populus nigra 28 8 -O N 0 1 Retain 71152 Dec ROW Lombardy poplar Populus nigra 22 8 -O N 0 1 Retain 71153 Dec ROW Lombardy poplar Populus nigra 34 8 -O N 0 1 Retain 71154 Dec ROW Lombardy poplar Populus nigra 30 8 -O N 0 1 Retain 71155 Dec ROW Lombardy poplar Populus nigra 6x4 8 -O N 0 1 Retain 71156 Dec ROW cherry Prunus spp.14 10 -O N 2 2 Retain 71157 Dec ROW Lombardy poplar Populus nigra 24 8 -O N 0 1 Retain 71158 Dec ROW Lombardy poplar Populus nigra 30 10 -O N 1 1 Retain 71159 Dec ROW Lombardy poplar Populus nigra 24 10 -O N 0 1 Retain 71160 Dec ROW Lombardy poplar Populus nigra 24 4 -O N 0 1 Retain 71161 Dec ROW Lombardy poplar Populus nigra 40 12 -O N 1 1 Retain 71162 Dec ROW Lombardy poplar Populus nigra 24 12 -O N 1 1 Retain 71163 Dec ROW Lombardy poplar Populus nigra 2x8,12,16 11 -O N 1 1 Retain 71164 Dec ROW Lombardy poplar Populus nigra 3x12 6 -O N 0 1 Retain 71165 Dec ROW Lombardy poplar Populus nigra 18 5 -O N 0 1 Retain 71166 Dec ROW Lombardy poplar Populus nigra 5x4 4 -O N 0 1 Retain 71167 Dec ROW Lombardy poplar Populus nigra 20 6 -O N 0 1 Retain 71168 Dec ROW Lombardy poplar Populus nigra 3x12 0 -O N 0 1 Retain 71169 Dec #plum Prunus spp.9 7 -O N 2 2 Remove 71170 Dec #plum Prunus spp.11 7 -O N 1 1 Decline Remove 71171 Dec #curly willow Salix matsudana 2x16 6 -O N 0 1 Mostly dead Remove 71172 Con ROW cryptomeria Cryptomeria japonica 10 6 -O N 3 2 Remove 71173 Dec ROW cherry Prunus spp.11 5 -O N 1 1 Decline Remove 71174 Dec #saucer magnolia Magnolia x soulangeana 8 5 -O N 2 2 Remove 71175 Dec #persimmon Diospyros virginiana 7 6 -O N 3 2 Remove 71176 Dec #Japanese maple Acer palmatum 8 6 -O N 3 2 Remove 71177 Dec #plum Prunus spp.12 8 -O N 2 2 Remove 71178 Dec #plum Prunus spp.11 7 -O N 2 2 Remove 71179 Dec #mulberry Morus spp.15 9 -O N 2 2 Remove 71180 Con Tract B Alaska cedar Cupressus nootkatensis 15 6 -O N 2 2 Multiple stems Remove 71181 Dec Tract B European white birch Betula pendula 12 12 -O N 2 1 Nuisance species Remove 71182 Dec Tract B European white birch Betula pendula 12 14 -O N 1 1 Nuisance species, dead top, decline Remove 71183 Dec Tract B European white birch Betula pendula 11 19 -O N 2 1 Nuisance species, dieback, excessive lean Remove 71184 Con ROW blue spruce Picea pungens 19 14 -O N 2 2 Multiple leaders Remove 71185 Con ROW Alaska cedar Cupressus nootkatensis 20 14 -O N 2 2 Remove 71186 Dec #black walnut Juglans nigra 9 11 -O N 2 2 Remove 71187 Dec ROW hawthorn Crataegus spp.9 15 -O N 2 2 Non-invasive, small hollow with decay Remove 71188 Dec ROW cherry Prunus spp.18,21 22 -O N 2 2 Remove 71189 Dec ROW plum Prunus spp.12 14 -O N 1 1 Advanced trunk decay with hollow, low vigor Remove 71190 Dec 5 black walnut Juglans nigra 23 27 -O N 2 2 Small dead branches, ivy Remove 71191 Dec 5 Oregon white oak Quercus garryana 33 30 -O N 2 1 Severe ivy infestation Remove 71192 Dec Off-site sweet cherry Prunus avium 16 18 -O N 2 2 Nuisance species, growing into fence Coordinate with neighbor to remove 71193 Con Tract D Douglas-fir Pseudotsuga menziesii 33 26 -0 N 2 1 Reduced vigor, broken top Remove 71194 Con Tract B Douglas-fir Pseudotsuga menziesii 19 16 -S N 1 1 Low vigor Remove 71195 Con Tract B Douglas-fir Pseudotsuga menziesii 20 18 -S N 1 1 Low vigor Remove 71196 Con Tract B Douglas-fir Pseudotsuga menziesii 13 8 -S N 0 1 Dying Remove 71204 Dec 8 English walnut Juglans regia 15 22 -O N 2 2 Small dead branches Remove 71205 Con 7 Douglas-fir Pseudotsuga menziesii 36 27 -O N 3 2 Surface root damage Remove 73000 Dec ROW plum Prunus spp.11 7 -O N 2 2 Remove 73001 Dec ROW persimmon Diospyros virginiana 9 9 -O N 2 2 Remove 73002 Dec #cherry Prunus spp.14 9 -O N 2 2 Remove 73003 Dec #cherry Prunus spp.11 5 -O N 2 2 Remove 73004 Dec #apple Malus spp.8 6 -O N 2 2 Remove 73005 Dec #cherry Prunus spp.9 11 -O N 2 2 Remove 73006 Dec #fig Ficus spp.12 9 -O N 2 2 Remove 73007 Dec #weeping willow Salix babylonica 23 15 -O N 1 1 Decline Remove 73008 Dec ROW ginkgo Ginkgo biloba 7 7 -O N 2 2 Multiple stems Remove 73013 Dec ROW Japanese maple Acer palmatum 10 16 -O N 2 2 Multiple stems Remove 73014 Dec Off-site sweet cherry Prunus avium 8 10 -S N 2 1 Nuisance species Unaffected 73016 Dec ROW English hawthorn Crataegus monogyna 6 9 -O N 2 2 Nuisance species Retain 73017 Dec ROW English hawthorn Crataegus monogyna 13 10 -O N 2 2 Nuisance species Remove 73018 Dec ROW Lombardy poplar Populus nigra 28 0 -O N 0 1 Retain 73019 Dec ROW English hawthorn Crataegus monogyna 10 9 -O N 2 2 Nuisance species Retain 73020 Dec 7 black walnut Juglans nigra 18 20 -O N 2 2 Not accessible, estimated size Remove 73034 Con 6 Douglas-fir Pseudotsuga menziesii 20 20 -O N 3 2 Not accessible, estimated size Remove 1DBH is tree diameter measured at 4.5-feet above the ground level in inches; trees with multiple trunks splitting below DBH are measured separately and individual trunk measurements are separated by a comma, except multiple trunks of the same size are indicated as quantity x size. 2C-Rad is the average crown radius measured in feet. 3Canopy is the average tree canopy area (in square feet) for on-site trees plan for retention with condition and preservation ratings >2, calculated as follows: Canopy = (Average Tree Canopy Spread / 2)2 x p. 4O/S identifies the trees as either Open Grown or Stand Grown. 5HT identifies whether or not the tree is a Heritage Tree (either Y for yes or N for no). 6Cond is the numerical condition rating (0-3) as defined in the Tigard Urban Forestry Manual: 7Pres is the numerical suitability for preservation rating (0-3) as defined in the Tigard Urban Forestry Manual: RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY 0 dead to severe decline <30%major scaffold branches >1 scaffold Infested major conks and cavities 1 declining 30-60%twig and branch dieback scaffold branches Infested one to a few conks; small cavities 2 average 60-90%small twigs small branches Minor present only at pruning wounds 3 good to excellent 90-100%little or none none None absent to present only at pruning wounds RATING CONSIDERATIONS 0 The tree is a "hazard tree" as defined in chapter 18.120 of the Tigard Development Code and "hazard tree abatement" as defined in Chapter 18.120 in the Tigard Development Code cannot be completed in a manner that results in tree retention consistent with tree care industry standards. 1 The tree is dead, in severe decline, or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a "hazard tree" or "hazard tree abatement" could be performed. 2 The tree has average health and/or structural stability that could be alleviated with treatment; the tree will be less resilient to development impacts and will require more frequent management and monitoring after development than a tree rated as a "3". 3 The tree has good to excellent health and structural stability; the tree will be more resilient to development impacts, and will require less frequent management and monitoring after development than a tree rated as a "2". N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 9 De c . 1 6 , 2 4 - 4: 4 4 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.9 TREE TABLES N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 17 . 1 0 De c . 1 6 , 2 4 - 4: 4 4 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: 17.10 EXISTING STAND TABLE Stand No. Dominant Tree Species Tree Species Common of 2nd Tree Species Common of 3rd Avg DBH 1 Avg DBH 2 Avg DBH 3 Avg Cond 1 Avg Cond 2 Avg Cond 3 Overall Stand Preservation Rating Total Canopy (sq ft) Total Canopy Preserved (sq ft)Comments 1 Douglas-fir (Pseudotsuga menziesii)18 2 2 46,899 26,799 Stand 1 consists of 111 trees, but is predominately Douglas-fir with just a few bigleaf maples, two Oregon white oaks, several invasive sweet cherries, and some non-native species like black walnut and English walnut. Of all 111 trees in Stand 1, 52 are planned for removal and 59 are planned for preservation in Tract B (57%). 2 Douglas-fir (Pseudotsuga menziesii)19 2 2 3,411 3,411 Stand 2 consists of just 10 trees that are all planned for preservation in Tract T. The largest tree in the stand, #70877, will be reassessed during construction in terms of hazard risk potential due to severe structural defects. bigleaf maple (Acer macrophyllum)11 2 Scouler's willow (Salix scouleriana)10 2 3 Douglas-fir (Pseudotsuga menziesii)14 2 2 1,591 1,591 Stand 3 consists of just five trees that are all planned for preservation in Tract T. bigleaf maple (Acer macrophyllum)14 2 Oregon white oak (Quercus garryana)8 1 DBH is tree diameter measured at 4.5-feet above the ground level, in inches. Cond is the numerical condition rating (0-3) as defined in the Tigard Urban Forestry Manual: Pres is the numerical suitability for preservation rating (0-3) as defined in the Tigard Urban Forestry Manual: Total Canopy is the delineated on-site tree canopy area (in square feet) calculated by Pacific Community Design. RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY 0 dead to severe decline <30%major scaffold branches >1 scaffold Infested major conks and cavities 1 declining 30-60%twig and branch dieback scaffold branch Infested one to a few conks; small cavities 2 average 60-90%small twigs small branches Minor present only at pruning wounds 3 good to excellent 90-100%little or none none None absent to present only at pruning wounds RATING CONSIDERATIONS 0 Nuisance trees are the dominant species in the stand and/or continued viability of the stand is unlikely due to pests, competition from nuisance tree or plant species, hydrologic changes or other factors. 1 The stand requires a currently cost prohibitive level of investment and management of pests, diseases, nuisance tree or plant species, hydrology or other factors to become viable. 2 The stand is viable but requires more frequent management and monitoring of pests, diseases, nuisance tree or plant species, hydrology or other factors for continued viability than a stand rated as a "3". 3 The stand is viable but requires less frequent management and monitoring of pests, diseases, nuisance tree or plant species, hydrology or other factors for continued viability than a stand rated as a "2". SC SC SC S S SW A P R I L L A N E ( P R I V A T E R O A D ) SW BEE F B E N D R O A D ( A R T E R I A L ) SW WOODHUE AVE (NEIGHBORHOOD ROUTE) PROPOSED PEDESTRIAN CONNECTION FUTURE SW 161ST AVE 1+00 2+00 SW 1 5 0 T H A V E N U E SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 8 ) F S T R E E T S . d w g - S H E E T : 18 . 1 De c . 1 6 , 2 4 - 4: 4 5 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 150 FEET 150 75 15000 FUTURE STREET PLAN 18.1 EXISTING ARTERIAL EXISTING COLLECTOR EXISTING NEIGHBORHOOD ROUTE EXISTING LOCAL ROAD EXISTING PEDESTRIAN CONNECTION EXISTING STREAM AND BUFFER EXISTING TREE GROVE PROPOSED COLLECTOR PROPOSED NEIGHBORHOOD ROUTE PROPOSED LOCAL ROAD PROJECT BOUNDARY PROPOSED PEDESTRIAN CONNECTION LEGEND 250 260 270 280 290 300 310 320 330 340 350 360 370 380 390 400 6+00 7+00 8+00 9+00 10+00 PVI STA: 8+57.25 PVI ELEV: 296.26 K: 9.00 LVC: 85.50 BV C S : 8 + 1 4 . 5 0 BV C E : 2 9 1 . 1 3 EV C S : 9 + 0 0 . 0 0 EV C E : 2 9 7 . 3 2 250 260 270 280 290 300 310 320 330 340 350 360 370 380 390 400 10+00 10+50 1.50% 12.00% 1.50%1.50% PV I S T A = 6 + 3 2 . 4 4 EL E V = 2 8 0 . 5 2 PVI STA = 9+00.00 ELEV = 297.32 PV I S T A = 9 + 3 9 . 0 0 EL E V = 2 9 7 . 9 1 PV I S T A = 9 + 4 9 . 0 0 EL E V = 2 9 8 . 0 6 PVI STA: 7+39.50 PVI ELEV: 282.13 K: 14.00 LVC: 147.00 BV C S : 6 + 6 6 . 0 0 BV C E : 2 8 1 . 0 2 EV C S : 8 + 1 3 . 0 0 EV C E : 2 9 0 . 9 5 2.68% FUTURE GRADE EXISTING GRADE PROPOSED GRADE PROPOSED TOP SLOPE A ST R E E T 310 320 302 304 306 308 312 314 316 318 322 324 326 328 300 292 29 2 292 294 296 298 302 30 4 30 6 330 328 332 320 322 6+3 2 7+00 8+00 9+00 10+00 11+0 0 12+ 0 0 13+ 0 0 14+ 0 0 WOO D H U E S T R E E T 1+0 0 19 + 0 0 20 + 0 0 21 + 0 0 22 + 0 0 23+ 0 0 28 0 290 28 2 284 286 288 292 294 29 2 29 4 29 6 29 8 29 8 290 300 292 294 296 29 8 1+0 0 2+00 3+00 4+0 0 4+44 1+ 0 0 2+ 0 0 29 0 282 28 4 28 6 28 8 292 294 296 SEE FUTURE TRAIL SECTION, THIS SHEET FUTURE WOODHUE ST FUTURE TRAIL 275 280 285 290 295 300 275 280 285 290 295 300 1+00 1+10 1+20 1+30 1+40 1+50 1+60 1+70 1+80 1+90 2+00 FUTURE 12' TRAIL FUTURE WOODHUE FINISHED GRADE SIDEWALK AND PLANTER STRIP WALL FOR RESOURCE CROSSING CULVERT WALL FOR RESOURCE CROSSING CULVERT EXISTING GRADE 270 280 290 300 310 320 270 280 290 300 310 320 1+00 2+00 3+00 4+00 4+44 1.04% 4.04% 11.00% PVI STA = 1+00.16 ELEV = 280.52 PVI STA = 4+44.13 ELEV = 298.00 PVI STA: 3+00.00 PVI ELEV: 296.50 K: 8.58 LVC: 85.50 BV C S : 2 + 5 7 . 2 5 BV C E : 2 9 1 . 8 0 EV C S : 3 + 4 2 . 7 5 EV C E : 2 9 6 . 9 4 PVI STA: 1+86.39 PVI ELEV: 284.00 K: 20.09 LVC: 140.00 BV C S : 1 + 1 6 . 3 9 BV C E : 2 8 1 . 1 8 EV C S : 2 + 5 6 . 3 9 EV C E : 2 9 1 . 7 0 FUTURE WOODHUE FINISHED GRADE FUTURE TRAIL FINISHED GRADE EXISTING GRADE INTERIM FINISHED GRADE SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 8 ) F S T R E E T S . d w g - S H E E T : 18 . 2 De c . 1 6 , 2 4 - 4: 4 5 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 FUTURE STREET GRADE PLAN 18.2 EX 2-FT CONTOUR EX 10-FT CONTOUR LEGEND 324 320 FUTURE WOODHUE AVE PLAN HORIZ SCALE: 1" = 50' FUTURE WOODHUE AVE PROFILE HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25' FG 2-FT CONTOUR FG 10-FT CONTOUR 324 320 PROJECT BOUNDARY KEYMAP SW A P R I L L A N E SW B E E F B E N D R D WOODHUE STREET FUTURE TRAIL SECTION HORIZ SCALE: 1" = 10', VERT SCALE: 1" = 5' FUTURE TRAIL PROFILE HORIZ SCALE: 1" = 20', VERT SCALE: 1" = 10' 280 290 300 310 320 330 340 350 360 370 380 390 400 410 420 430 440 450 460 20+6021+0022+0023+0024+0025+0026+0027+0028+0029+0030+0031+0032+0033+00 280 290 300 310 320 330 340 350 360 370 380 390 400 410 420 430 440 450 460 20+0020+60 8.00% 4.50% 5.50%14.00% 5.50% 5.44%-2.50% -1.50% -1.50% -1.50% PVI STA = 32+40.63 ELEV = 351.57 PVI STA = 32+30.63 ELEV = 351.12 PV I S T A = 2 1 + 1 9 . 7 8 EL E V = 2 9 8 . 5 1 PV I S T A = 2 1 + 0 9 . 7 8 EL E V = 2 9 8 . 6 6 PVI STA: 32+70.10 PVI ELEV: 353.19 K: 14.00 LVC: 56.00 BV C S : 3 2 + 4 2 . 1 0 BV C E : 3 5 1 . 6 5 EV C S : 3 2 + 9 8 . 1 0 EV C E : 3 5 5 . 8 5 PVI STA: 21+84.56 PVI ELEV: 297.54 K: 14.00 LVC: 97.10 BV C S : 2 1 + 3 6 . 0 0 BV C E : 2 9 8 . 2 7 EV C S : 2 2 + 3 3 . 1 1 EV C E : 3 0 0 . 1 8 LOW PT. STA: 21+57.00 LOW PT ELEV: 298.11 PVI STA: 30+23.56 PVI ELEV: 326.97 K: 14.00 LVC: 84.00 BV C S : 2 9 + 8 1 . 5 6 BV C E : 3 2 3 . 6 1 EV C S : 3 0 + 6 5 . 5 6 EV C E : 3 3 2 . 8 5 PVI STA: 26+48.56 PVI ELEV: 296.97 K: 14.00 LVC: 147.00 BV C S : 2 5 + 7 5 . 0 6 BV C E : 2 9 8 . 8 1 EV C S : 2 7 + 2 2 . 0 6 EV C E : 3 0 2 . 8 5 LOW PT. STA: 26+10.06 LOW PT ELEV: 298.37 PVI STA: 31+73.63 PVI ELEV: 347.98 K: 12.09 LVC: 102.75 BV C S : 3 1 + 2 2 . 2 5 BV C E : 3 4 0 . 7 9 EV C S : 3 2 + 2 5 . 0 0 EV C E : 3 5 0 . 8 1 PVI STA: 23+23.56 PVI ELEV: 305.10 K: 12.00 LVC: 95.23 BV C S : 2 2 + 7 5 . 9 4 BV C E : 3 0 2 . 5 1 EV C S : 2 3 + 7 1 . 1 7 EV C E : 3 0 3 . 9 1 HIGH PT. STA: 23+41.17 HIGH PT ELEV: 304.28 FUTURE GRADE EXISTING GRADE PROPOSED GRADE 310 302 304 306 308 312 314 316 318 20 + 0 0 21+ 0 0 22+ 0 0 23+00 24+00 25+0 0 26+ 0 0 27+00 28+00 29+00 30+00 31+00 32+00 33+00 28 0 28 2 28 4 28 6 28 8 292 294 296 29 8 29 8 300 294 29 6 298 290 284 286 288 29 2 29 4 29 6 SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 8 ) F S T R E E T S . d w g - S H E E T : 18 . 3 De c . 1 6 , 2 4 - 4: 4 5 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 FUTURE STREET GRADE PLAN 18.3 FUTURE 161ST AVE PLAN HORIZ SCALE: 1" = 50' FUTURE 161ST AVE PROFILE HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25' KEYMAP SW A P R I L L A N E SW B E E F B E N D R D 161ST AVENUE EX 2-FT CONTOUR EX 10-FT CONTOUR LEGEND 324 320 FG 2-FT CONTOUR FG 10-FT CONTOUR 324 320 PROJECT BOUNDARY 320 330 340 350 360 370 380 390 400 410 420 430 440 450 0+902+002+30 320 330 340 350 360 370 380 390 400 410 420 430 440 450 2+303+004+005+006+006+25 FUTURE GRADE EXISTING GRADE PROPOSED GRADE -2.50% -1.50% -0.50% PV I S T A = 1 + 0 0 . 0 0 EL E V = 3 3 3 . 0 9 PV I S T A = 1 + 3 6 . 5 8 EL E V = 3 3 2 . 1 8 PV I S T A = 1 + 4 4 . 5 8 EL E V = 3 3 2 . 0 6 PVI STA: 2+20.00 PVI ELEV: 331.68 K: 8.94 LVC: 139.50 BV C S : 1 + 5 0 . 2 5 BV C E : 3 3 2 . 0 3 EV C S : 2 + 8 9 . 7 5 EV C E : 3 4 2 . 2 1 LOW PT. STA: 1+54.72 LOW PT ELEV: 332.02 15.10% -4.93% PVI STA = 6+12.14 ELEV = 363.96 PVI STA: 2+20.00 PVI ELEV: 331.68 K: 8.94 LVC: 139.50 EV C S : 2 + 8 9 . 7 5 EV C E : 3 4 2 . 2 1 PVI STA: 4+77.68 PVI ELEV: 370.60 K: 11.98 LVC: 240.00 BV C S : 3 + 5 7 . 6 8 BV C E : 3 5 2 . 4 7 EV C S : 5 + 9 7 . 6 8 EV C E : 3 6 4 . 6 8 HIGH PT. STA: 5+38.58 HIGH PT ELEV: 366.13 310 320 306 308 312 314 316 318 322 324 326 328 306 330 328 332 334 320 322 34 0 33 8 34 2 34 4 34 6 34 8 B STREET 12 + 0 0 13 + 0 0 14 + 0 0 15 + 0 0 WO O D H U E S T R E E T 1+002+00 3+0 0 4+005+00 6+00 6+12 SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 8 ) F S T R E E T S . d w g - S H E E T : 18 . 4 De c . 1 6 , 2 4 - 4: 4 5 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 FUTURE STREET GRADE PLAN 18.4 FUTURE STREET B PLAN HORIZ SCALE: 1" = 50' FUTURE STREET B PROFILE HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25' EX 2-FT CONTOUR EX 10-FT CONTOUR LEGEND 324 320 FG 2-FT CONTOUR FG 10-FT CONTOUR 324 320 PROJECT BOUNDARY KEYMAP SW A P R I L L A N E SW B E E F B E N D R D STREET B 240 250 260 270 280 290 300 310 320 330 340 350 360 370 380 390 400 410 420 430 1+502+003+004+005+006+007+008+009+0010+00 240 250 260 270 280 290 300 310 320 330 340 350 360 370 380 390 400 410 420 430 10+0011+0012+0013+0014+00 13.00%4.50% 4.50% 15.00% 5.50% 4.50% 12.00% PV I S T A = 8 + 5 0 . 2 3 EL E V = 3 1 1 . 5 7 PVI STA = 9+00.23 ELEV = 313.82 PVI STA = 5+69.32 ELEV = 284.11 PVI STA = 6+40.34 ELEV = 287.31 PV I S T A = 2 + 4 9 . 6 2 EL E V = 2 5 4 . 8 2 PVI STA = 3+02.93 ELEV = 257.22 PVI STA: 3+58.18 PVI ELEV: 260.26 K: 17.00 LVC: 110.50 BV C S : 3 + 0 2 . 9 3 BV C E : 2 5 7 . 2 2 EV C S : 4 + 1 3 . 4 3 EV C E : 2 6 6 . 8 9 PVI STA: 9+33.98 PVI ELEV: 315.68 K: 9.00 LVC: 67.50 BV C S : 9 + 0 0 . 2 3 BV C E : 3 1 3 . 8 2 EV C S : 9 + 6 7 . 7 3 EV C E : 3 2 0 . 0 7 PVI STA: 6+83.09 PVI ELEV: 289.66 K: 9.00 LVC: 85.50 BV C S : 6 + 4 0 . 3 4 BV C E : 2 8 7 . 3 1 EV C S : 7 + 2 5 . 8 4 EV C E : 2 9 6 . 0 7 PVI STA: 9+97.69 PVI ELEV: 323.96 K: 7.00 LVC: 52.50 BV C S : 9 + 7 1 . 4 4 BV C E : 3 2 0 . 5 5 EVCS: 10+2 3 . 9 4 EVCE: 325.4 1 PVI STA: 5+46.57 PVI ELEV: 282.86 K: 7.00 LVC: 45.50 BV C S : 5 + 2 3 . 8 2 BV C E : 2 8 0 . 1 3 EV C S : 5 + 6 9 . 3 2 EV C E : 2 8 4 . 1 1 PVI STA: 8+16.98 PVI ELEV: 309.75 K: 7.00 LVC: 66.50 BV C S : 7 + 8 3 . 7 3 BV C E : 3 0 4 . 7 6 EV C S : 8 + 5 0 . 2 3 EV C E : 3 1 1 . 5 7 15.00% 4.50% 15.00% 4.50% 5.50% 5.50% PVI STA = 11+97.63 ELEV = 342.98 PVI STA = 12+05.63 ELEV = 343.34 PV I S T A = 1 0 + 3 5 . 9 7 EL E V = 3 2 5 . 9 5 PV I S T A = 1 0 + 7 8 . 7 2 EL E V = 3 2 8 . 3 0 PVI STA = 10+23.94 ELEV = 325.41 PVI STA: 12+48.38 PVI ELEV: 345.69 K: 9.00 LVC: 85.50 BV C S : 1 2 + 0 5 . 6 3 BV C E : 3 4 3 . 3 4 EV C S : 1 2 + 9 1 . 1 3 EV C E : 3 5 2 . 1 0 PVI STA: 11+64.38 PVI ELEV: 341.15 K: 7.00 LVC: 66.50 BV C S : 1 1 + 3 1 . 1 3 BV C E : 3 3 6 . 1 6 EV C S : 1 1 + 9 7 . 6 3 EV C E : 3 4 2 . 9 8 PVI STA: 9+97.69 PVI ELEV: 323.96 K: 7.00 LVC: 52.50 EV C S : 1 0 + 2 3 . 9 4 EV C E : 3 2 5 . 4 1 FUTURE GRADE EXISTING GRADE PROPOSED GRADE 32 0 330 340 350 36 0 31 4 31 6 31 8 32 232 4 32 6328 332 334 336 338 342 344 346 348 352 354 356 35 8 36 236 4 C 2+00 3+00 4+0 0 5+0 0 6+00 7+008+00 9+00 10+00 11+ 0 0 12+ 0 0 13+0 0 14+00 SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 8 ) F S T R E E T S . d w g - S H E E T : 18 . 5 De c . 1 6 , 2 4 - 4: 4 5 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 FUTURE STREET GRADE PLAN 18.5 FUTURE STREET C PLAN HORIZ SCALE: 1" = 50' FUTURE STREET C PROFILE HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25' STREET C EX 2-FT CONTOUR EX 10-FT CONTOUR LEGEND 324 320 FG 2-FT CONTOUR FG 10-FT CONTOUR 324 320 PROJECT BOUNDARY KEYMAP SW A P R I L L A N E SW B E E F B E N D R D 360 370 380 390 400 410 420 430 440 450 460 470 480 14+0015+0016+0017+00 2.50% 1.50% -2.50% -1.50% PVI STA = 16+05.28 ELEV = 388.16 PVI STA = 15+61.25 ELEV = 387.15 PV I S T A = 1 5 + 7 0 . 3 5 EL E V = 3 8 7 . 2 9 PVI STA = 16+43.61 ELEV = 387.20 PVI STA = 16+51.70 ELEV = 387.08 PVI STA: 16+89.95 PVI ELEV: 386.89 K: 9.00 LVC: 76.50 BVCS: 16+51.70 BVCE: 387.08 EVCS: 17+28.20 EVCE: 389.95 LOW PT. STA: 16+56.20 LOW PT ELEV: 387.07 HIGH PT. STA: ??? HIGH PT ELEV: ??? PVI STA: 15+17.50 PVI ELEV: 386.06 K: 7.00 LVC: 87.50 BV C S : 1 4 + 7 3 . 7 5 BV C E : 3 7 9 . 4 9 EV C S : 1 5 + 6 1 . 2 5 EV C E : 3 8 7 . 1 5 2.50% -2.50% 1.50% 8.00% PV I S T A = 1 8 + 3 0 . 1 0 EL E V = 3 9 5 . 5 8 PV I S T A = 1 8 + 4 6 . 1 0 EL E V = 3 9 5 . 1 8 PVI STA = 18+14.10 ELEV = 395.18 PVI STA = 18+05.10 ELEV = 395.04 PVI STA: 16+89.95 PVI ELEV: 386.89 K: 9.00 LVC: 76.50 EV C S : 1 7 + 2 8 . 2 0 EV C E : 3 8 9 . 9 5 PVI STA: 17+85.85 PVI ELEV: 394.56 K: 7.00 LVC: 38.50 BV C S : 1 7 + 6 6 . 6 0 BV C E : 3 9 3 . 0 2 EV C S : 1 8 + 0 5 . 1 0 EV C E : 3 9 5 . 0 4 360 370 380 390 400 410 420 430 440 450 460 470 480 17+0018+0019+00 EXISTING GRADE PROPOSED GRADE FUTURE GRADE 36 0 37 0 38 0 39 0 35 8 36 2 36 4 36 6 36 8 37 2 37 4 37 6 37 8 38 2 38 4 38 638 839 2 39 4 18 + 0 0 19 + 0 0 20+ 0 0 13+00 14+0015+00 16+00 17+00 18+0019+00 SCALE 1 INCH = 50 FEET 50 25 5000 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 8 ) F S T R E E T S . d w g - S H E E T : 18 . 6 De c . 1 6 , 2 4 - 4: 4 5 P M br i a n REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 JMH PLANNING 148-011 11/12/20242ND SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE 09/06/20241ST SUBMITTAL: 12/16/20243RD SUBMITTAL: SCALE 1 INCH = 50 FEET 50 25 5000 FUTURE STREET GRADE PLAN 18.6 FUTURE STREET C PLAN HORIZ SCALE: 1" = 50' FUTURE STREET C PROFILE HORIZ SCALE: 1" = 50', VERT SCALE: 1" = 25' EX 2-FT CONTOUR EX 10-FT CONTOUR LEGEND 324 320 FG 2-FT CONTOUR FG 10-FT CONTOUR 324 320 PROJECT BOUNDARY KEYMAP SW A P R I L L A N E SW B E E F B E N D R D STREET C W W SD SD SD SD SD SD SD SD SD W W W W W W W W W W W W W W W W W WWWWWWWWW SD SD SD SDSDSDSDSDSDSD SSSSSSSSSSSS SD SD SD SD SD SS SD SS W W W W W W W W W W W W W SS SS SS SD SD SS SD SS SS SSSSSSSSSSSSSSSS SS SS SS SS SS SD SD SD SD SD SD SD SS SS SDW W SS SS SS SS SS SS SS SS SS SS 95'A 766'B 1,302'C 2,414'D 581'E 1001 1002 1003 1004 1006 1007 1008 1009 1010 1011 1012 1013 1014 1015 1016 1017 1018 1020 1021 1023 1024 1027 1028 102910301031103210331034103510361038 1058 10591060106110621063106410651066 1074 1075 1076 1077 10781079 1080 1081 1082 1083 1084 1085 1086 1087 1088 1089 1090 1091 1092 1093 1094 1095 109610971098109911001101110211031104 1105 1106 11071108 1109 1110 1171 1173 1174 1025 1026 STAND B-1 AREA: 26,799 SF CANOPY: 53,598 SF PROPERTY LINE PROPERTY LINE SW WOODHUE STREET STREET A ST R E E T B ST R E E T C 77 5,497 SF TRACT V 1,609 SF TRACT C 21,860 SF 56 5,317 SF 58 5,317 SF 47 5,318 SF 51 6,292 SF 48 5,318 SF 49 5,318 SF 57 5,317 SF 60 5,317 SF 45 5,318 SF 53 4,566 SF 55 5,397 SF 52 4,565 SF 54 5,955 SF 50 5,340 SF TRACT S 3,191 SF 46 5,318 SF 61 5,317 SF 44 5,318 SF 59 5,317 SF 10 5,000 SF 17 4,950 SF TRACT A 4,772 SF TRACT D 6,152 SF 14 5,472 SF 16 4,950 SF 75 5,485 SF 76 5,491 SF 80 5,432 SF 78 5,503 SF 79 5,509 SF 81 5,715 SF 2 4,872 SF 9 5,000 SF 8 5,000 SF 7 5,942 SF 6 6,062 SF 5 5,377 SF 4 4,995 SF 11 5,929 SF 3 5,781 SF 1 6,029 SF 15 4,500 SF TRACT B 35,151 SF 62 5,317 SF 43 5,318 SF TRACT I 1,500 SF TRACT G 7,751 SF TRACT F 1,155 SF TRACT E 459 SF 13 8,484 SF 12 6,430 SF 18 5,042 SF 19 4,998 SF 20 5,000 SF 21 5,003 SF 5,853 SF 74 6,179 SF SYMBOL BOTANICAL / COMMON NAME STREET TREES CORNUS CONTROVERSA / GIANT DOGWOOD KOELREUTERIA PANICULATA / GOLDEN RAIN TREE OXYDENDRUM ARBOREUM / SOURWOOD TREE ULMUS PARVIFOLIA / LACEBARK ELM STREET TREE PLANT SCHEDULE INDICATES STREET TREES THAT REQUIRE ROOT PATH TO BE INSTALLED UNDER ADJACENT SIDEWALK PER CITY OF TIGARD URBAN FORESTRY SOIL VOLUMES DETAIL 1 SHEET L1.04 STREET TREES BY STREET FRONTAGES FRONTAGE LENGTH / 40 = # REQUIRED STREET TREES TOTAL = 6,324'/40 =159 REQUIRED STREET FRONTAGE TREES 190' K STREET FRONTAGE IDENTIFIER FRONTAGE LENGTH 95' 766' 1,302' 2,414' 581' 1,166' D C E F B A KEYMAP SW A P R I L L A N E SW B E E F B E N D R D N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 1 ) S T R E E T T R E E . d w g - S H E E T : L1 . 0 1 De c . 1 6 , 2 4 - 4: 2 9 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE MA T C H L I N E S E E S H E E T L 1 . 0 2 1 L1.01 TREE CANOPY SITE PLAN SCALE 1 INCH = 40 FEET 40 20 4000 ORIGINAL SHEET SIZE 22 x 34 1 PROPOSED AND PRESERVED TREE STANDS TRACT B TOTAL AREA TREE CANOPY AREA PRESERVED 26,799 SF 53,598 SF W SS SS SS SS SS SS SS W W W W W W W W W W W W W WWWWW SD SS SD SD SD SD SD SD SD SD SS SSSSSSSSSSSS SD SD SD SD SD SD SS SS SS SS SS SS SD SD SD SD SD SD SD W W W W SD SD W W SS SS SD SS SS SD SSSD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS 1,166'F 2,414'D 1037 103810391040 1042 1043 1044 104510461047104810491050105110521053 1054 1055 1056 1057 1108 1109 1110 11111112111311141115 1116 1117 1118 1119 1120 1121 1122 1123 1124 1125 1126 1127 1128 1129 1130 1131 1132 1133 1134 1135 1136 1137 1138 1139 1140 114111421143 1144 1145 11461147114811491150115111521153 1154 1155 1156 1157 1158 1159 1160 1161 1162 1163 1164 1165 1166 1167 1168 1169 1170 1172 1173 1174 STAND K-1 AREA: 11,824 SF CANOPY: 14,780 SF PROPERTY LINE SOUTHERN APRIL LANE ROW IMPROVEMENTS TO BE COMPLETED AT A FUTURE DATE SW WOODHUE STREET SW A P R I L L N STREET A 38 4,571 SF 67 4,643 SF 41 5,232 SF 42 5,317 SF 66 4,856 SF 39 4,802 SF 65 5,069 SF 40 5,147 SF 64 5,317 SF STAND T-2 AREA: 1,591 SF CANOPY: 3,182 SF STAND T-1 AREA: 3,411 SF CANOPY: 6,822 SF 35 2,130 SF 36 1,375 SF 37 2,082 SF 63 5,317 SF 5,317 SF 5,318 SF TRACT Q 1,056 SF 25 2,080 SF PROPERTY LINE WATER QUALITY FACILITY, SEE SHEET L2.04 FOR MORE INFORMATION 26 1,294 SF 30 2,089 SF 33 1,239 SF 32 1,164 SF 29 1,277 SF28 2,255 SF 34 2,336 SF 27 1,871 SF TRACT P 2,726 SF TRACT K 42,504 SF TRACT L 1,512 SF TRACT J 1,553 SF TRACT H 20,917 SF TRACT U 1,325 SF TRACT T 12,547 SF TRACT M 4,460 SF TRACT N 2,731 SF TRACT O 7,025 SF TRACT R 3,180 SF 21 5,003 SF 22 5,007 SF 23 5,102 SF 24 5,426 SF 68 5,719 SF 69 5,226 SF 70 5,305 SF 71 5,343 SF 72 5,380 SF 73 5,853 SF 31 2,067 SF STREET TREES BY STREET FRONTAGES FRONTAGE LENGTH / 40 = # REQUIRED STREET TREES TOTAL = 6,324'/40 =159 REQUIRED STREET FRONTAGE TREES 190' K STREET FRONTAGE IDENTIFIER FRONTAGE LENGTH 95' 766' 1,302' 2,414' 581' 1,166' D C E F B A NOTES: 1.PLANTED AREAS UNDER STREET TREES UNLESS OTHERWISE NOTED ARE TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN). 2.A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL LAWN AREAS UNDERNEATH STREET TREES. 3.ALL STREET TREES ARE TO BE PLANTED PER CITY OF TIGARD SPACING DETAIL 3 SHEET L1.03, KEEPING ALL STREET TREES AT LEAST 15' FROM AN INTERSECTION. 4.ALL STREET TREES ARE TO BE INSTALLED WITH A GEO TEXTILE ROOT CONTROL SYSTEM PER CITY OF TIGARD DETAIL 2 SHEET L1.04 & DETAILS 1 & 2 SHEET L1.03. 5.STREET TREES MUST BE INSTALLED TO MEET THE FOLLOWING HEIGHT CLEARANCE STANDARDS: 8 FEET OF CLEARANCE ABOVE PUBLIC SIDEWALKS; 13 FEET OF CLEARANCE ABOVE PUBLIC LOCAL AND NEIGHBORHOOD STREETS;15 FEET OF CLEARANCE ABOVE PUBLIC COLLECTOR STREETS; AND 18 FEET OF CLEARANCE ABOVE PUBLIC ARTERIAL STREETS. SYMBOL QTY BOTANICAL / COMMON NAME SIZE CONTAINER STREET TREES 56 CORNUS CONTROVERSA / GIANT DOGWOOD 1.5" CAL.B&B 35 KOELREUTERIA PANICULATA / GOLDEN RAIN TREE 1.5" CAL.B&B 23 OXYDENDRUM ARBOREUM / SOURWOOD TREE 1.5" CAL.B&B 49 ULMUS PARVIFOLIA / LACEBARK ELM 1.5" CAL.B&B 163 SUBTOTAL: STREET TREE PLANT SCHEDULE STATEMENT: I, MICHELLE L. HUNDLEY, ATTEST THAT THE TREE CANOPY SITE PLAN MEETS ALL OF THE REQUIREMENTS IN SECTION 10, PART 2 OF THE TIGARD URBAN FORESTRY MANUAL. MICHELLE L. HUNDLEY REGISTERED LANDSCAPE ARCHITECT #1085 ----------------------------------------------------------- TIGARD DEVELOPMENT CODE §18.520.060 FLEXIBLE STANDARDS E. RESIDENTIAL DEVELOPMENT HAS BEEN MET, DUE TO ATLEAST 50% OF SIGNIFICANT TREE GROVE A'S ON SITE CANOPY BEING PRESERVED. MEETING THIS PROVISION STATES THAT THE 15% EFFECTIVE TREE CANOPY COVER PER LOT OR TRACT IN RES-C IS NOT REQUIRED. INDICATES STREET TREES THAT REQUIRE ROOT PATH TO BE INSTALLED UNDER ADJACENT SIDEWALK PER CITY OF TIGARD URBAN FORESTRY SOIL VOLUMES DETAIL 1 SHEET L1.04 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 1 ) S T R E E T T R E E . d w g - S H E E T : L1 . 0 2 De c . 1 6 , 2 4 - 4: 2 9 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE MA T C H L I N E S E E S H E E T L 1 . 0 1 1 PROPOSED AND PRESERVED TREE STANDS TRACT K TOTAL AREA TREE CANOPY AREA PROPOSED 11,824 SF 14,780 SF TRACT T TOTAL AREA TREE CANOPY AREA PRESERVED 5,002 SF 10,004 SF L1.02 TREE CANOPY SITE PLAN 1 KEYMAP SW A P R I L L A N E SW B E E F B E N D R D SCALE 1 INCH = 40 FEET 40 20 4000 ORIGINAL SHEET SIZE 22 x 34 CURB GUTTER STREET PL A N T E R S T R I P WI D T H V A R I E S CL 6' 12' SIDEWALK MULCH TREE TRUNK TREE TIE STAKES DEEPROOT TREE ROOT BARRIER; UB24-2; INSTALL 2" BELOW CURB GRADE (BOTH SIDES) 12 LINEAR FEET MIN. 2' SCALE: DECIDUOUS TREE1 SCALE: TREE PLANTER & BARRIER FOR TREES IN RIGHT OF WAY2 DYH MIN. 15' STREET RIGHT WAY CORNER MIN. 4' MIN. 4'MIN. 4' MIN 2' NOT CLOSER THAN 20' MIN 2 1/2' FROM A HARD SURFACE WATER METER STREET LIGHT STANDARD FIRE HYDRANT, UTILITY BOX OR UTILITY POLE CATCH BASIN SIDEWALK DRIVEWAY SIDEWALK PLANTER STRIP PUE NO TREES HOUSE PORCH MIN. 10' ANY DIRECTION PROPERTY LINE LATERAL OR ANY UNDERGROUND UTILITY PLANTER STRIP SCALE: CITY OF TIGARD STREET TREE SPACING3 1' M I N . RO O T B A L L DE P T H - 2 " DIAMETER OF ROOTBALL + 12" TREE TIE (2) TO BE 3' UNDER FIRST LIMBS OR 5' HIGH. WHICH EVER IS LOWEST. GALV. STEEL WIRE; LOOSEN TO ALLOW 4" OF MOVEMENT IN ALL DIRECTIONS FINISH GRADE CUT AND REMOVE TWINE BURLAP, AND WIRE BASKET FROM TOP AND SIDES OF ROOTBALL. 2"X2"X8' WOOD STAKES SET OUTSIDE ROOTBALL ON WINDWARD AXIS (REMOVE AFTER ONE YEAR) MULCH AS SPECIFIED. KEEP MULCH CLEAR OF TRUNK BASE. NOTE: 1.TIE BRIGHTLY COLORED P.V.C. RIBBON ON WIRE GUYS. (MIN. 1 PER GUY.) 2.IN LAWN AREAS CUT TREE CIRCLE AT 4' RADIUS FROM TRUNK. BACKFILL SOIL 30 " M I N . GENERAL NOTES: LANDSCAPE PLAN 1.THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION. 2.THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING. 3.CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR. 4.ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE.USE MEDIUM AGED DARK FIR MULCH. APPLY A UNIFORM 3-4 INCH LAYER OF BARK MULCH AROUND TREES AND SHRUBS IN GENERAL LANDSCAPE, AND 2-3 INCH LAYER IN STORMWATER FACILITIES. KEEP MULCH AT LEAST 6 INCHES AWAY FROM THE TRUNKS OF TREES. PLACE AFTER SOIL BLEND AND VEGETATION INSTALLATION. 5.BED EDGE TO BE NO LESS THAN 11.5" AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, PLANT TO LIMITS OF AREA AS SHOWN. 6.CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS. 7.CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OF IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS. 8.QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN, THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN 9.COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS. 10.WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION WITHOUT THE EXPRESS WRITTEN CONSENT OF THE ODR. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR. 11.WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY ODR TO ADJUST TREE LOCATIONS. 12.LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO THE ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS LONGER. 13.REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE. 14.BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE MEAL PER MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION. 15.GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED. 16.CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE LANDSCAPE ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS. 17.ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT. 18.ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB-STANDARD RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS. 19.STORMWATER FACILITY BLENDED SOIL PER CITY OF PORTLAND SECTION 01040.14. 20.SOIL PREPARATION SHOULD COMPLY WITH MASTERSPEC SPECIFICATION SECTION 329113. 21.ALL MATERIALS ARE SUBJECT TO THE APPROVAL OF THE LANDSCAPE ARCHITECT AND LAND OWNER AT ANY TIME. LANDSCAPE ARCHITECT TO INSPECT ALL PLANT LOCATIONS AND PLANT BED CONDITIONS PRIOR TO INSTALLATION. ON-SITE ADJUSTMENTS MAY BE REQUIRED. 22.CONTRACTOR TO VERIFY BED MEASUREMENTS AND INSTALL APPROPRIATE QUANTITIES AS GOVERNED BY PLANT SPACING PER SCHEDULE. PLANT MATERIAL QUANTITIES SHOWN ON PLAN ARE MINIMUM QUANTITIES. ADDITIONAL MATERIAL MAY BE NEEDED TO MEET SPACING REQUIREMENTS AND FIELD CONDITIONS. 23.ANY PLANT MATERIAL INSTALLED IN AN INCORRECT LOCATION, BY THE JUDGEMENT OF THE LANDSCAPE ARCHITECT, SHALL BE REINSTALLED AT THE CONTRACTOR'S EXPENSE. 24.LANDSCAPE CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF UNDERGROUND AND ABOVEGROUND UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR THE SAME BEFORE CONSTRUCTION BEGINS. 25.NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS GRANTED BY THE LANDSCAPE ARCHITECT TO THE LANDSCAPE CONTRACTOR. 26.CONTRACTOR TO GIVE THE LANDSCAPE ARCHITECT A MINIMUM OF 48 HOURS NOTICE FOR REQUIRED OR REQUESTED JOB SITE VISIT. NOTES: PLANTED AREAS UNDER STREET TREES TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN). LAWN (SEEDED) PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD. RATE: 8 LBS/1000 SQUARE FEET. 1.A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL STREET TREES & LAWN AREAS. 2.ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S SPECIFICATIONS WHEN A TREE IS PLANTED WITHIN 5 FEET OF ANY HARD SURFACE PAVING OR UTILITY BOX. FOR LOCAL STREET SEE DETAIL 1 & 2 THIS SHEET . 3. IF SOIL COMPACTION OCCURS BACKHOE TURNING SHOULD BE USED TO LOOSEN THE SOIL. ·BACKHOE TURNING: REMOVE ANY LAYERS OF GOOD TOPSOIL. SPREAD 3-4" OF ORGANICS (HIGH-LIGNIN COMPOST) OR ESCS (EXPANDED SHALE/CALCINE CLAY) AMENDMENT OVER THE AREA, PRIOR TO TURNING THE SOIL. MAINTAIN A SAFE DISTANCE FROM PAVING, SIDEWALKS, AND STRUCTURES, USE BACKHOE TO TURN SOIL TO 36' DEPTH. BREAK SOIL INTO LARGE PEDS AND LOOSELY INCORPORATE THE SOIL AMENDMENT. MAINTAIN A SLOPE OF COMPACTED SOIL AT THE EDGE OF PAVING SO AS NOT TO UNDERMINE THE PAVING SUB-BASE. HAND TURNING MAY BE NECESSARY ALONG THE EDGE OF PAVING AND AT WALLS, DO NOT TILL TO A DEPTH GREATER THAN THE BOTTOM OF FOOTING. AFTER TURNING RE-SPREAD TOPSOIL AND 3-5" OF YARD WASTE ORGANIC AMENDMENT OVER THE SURFACE AND LIGHTLY TILL TO BREAK THE SOIL TEXTURE SUITABLE TO FINE GRADE. N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 1 ) S T R E E T T R E E . d w g - S H E E T : L1 . 0 3 De c . 1 6 , 2 4 - 4: 2 9 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L1.03 TREE CANOPY DETAILS & NOTES REMOVAL, STORING AND AMENDED SOILS FOR PLANTED AREAS: CONTRACTOR SHALL REMOVE ALL DEBRIS FROM PLANTER AREAS AND EXCAVATE TO A DEPTH OF 36 INCHES. SLOPE SLIDES OF EXCAVATIONS AT 1:1 SLOPE OR SHORE EDGES TO PREVENT UNDERMINING OF VEHICLE LOAD AREAS, AND TO PROVIDE A SLOPED PROFILE TRANSITION BETWEEN SOIL TYPES AND STRUCTURAL FILL. DISPOSE OF DEBRIS AND SUBSOIL. STOCKPILE EXCAVATED TOPSOIL IN APPROVED AREA OFF SITE. EXISTING AND IMPORTED TOPSOIL AMENDMENTS SHALL BE DETERMINED BY THE LANDSCAPE ARCHITECT AND APPROVED BY THE CITY ARBORIST. SOIL MIXING SHALL BE DONE IN DESIGNATED AREAS OR IN THE SUPPLIERS YARD. MIX AMENDMENTS WITH TOPSOIL WHEN SOIL IS IN A FRIABLE CONDITION ONLY (DAMP, NOT MUDDY, WITH ADEQUATE MOISTURE TO BREAK INTO CLODS WHEN TURNED. SOIL WILL NOT LEAVE A MUD STAIN ON HANDS. SUBMIT THE PERCENT OF SOIL MIXES WITH ALL AMENDED SOIL TO THE CITY PRIOR TO INSTALLATION.) BLENDED SOIL PLACEMENT AND COMPACTION: SOIL SHALL BE FRIABLE WHEN PLACED AND COMPACTED. PLACE SOIL IN LAYERS OF NOT MORE THAN 12" IN DEPTH. PROVIDE 3 PASSES WITH A 2" COMPACT PLATE VIBRATING COMPACTOR. COMPACT TO 80-85% MAXIMUM DRY DENSITY AS MEASURED BY THE PROCTOR TEST OR AS APPROVED FOR SPECIFIC BLENDED SOIL MIXES. 1.PART 1. COVERED SOIL MATERIALS A. COVERED SOIL SHALL CONSIST OF THE FOLLOWING MIXTURE OF GRAVEL, SOIL AND ADMIXTURES: 1. CRUSHED ROCK, GRADATION OF 100% PASSING 1.25 INCH, MAX. 30% PASSING 0.75 INCH 2. LOAM/ORGANIC TOPSOIL 3. SOIL BINDER SUCH AS “STABILIZER” 4. WATER PART 2. PROPORTIONS OF COVERED SOIL MATERIALS A. THE PROPORTIONS OF COVERED SOIL MATERIALS SHALL BE AS FOLLOWS: B. THE TARGET MOISTURE CONTENT IS 20% BY WEIGHT OF THE TOPSOIL WEIGHT. THE ABOVE WATER CONTENTS ASSUME THE TOP IS DRY. THE AMOUNT OF WATER THAT WILL NEED TO BE ADDED WILL BE DEPENDENT ON THE MOISTURE CONTENT OF THE RAW MATERIALS. ACTUAL AMOUNTS OF WATER USED SHALL BE DETERMINED DURING MIXING. PART 3. COVERED SOIL MIXING PROCEDURES A. MIX COVERED SOIL IN BATCHES OF AN APPROPRIATE SIZE FOR THE EQUIPMENT BEING USED. THE END RESULT IS TO BE A MATERIAL THAT IS UNIFORMLY BLENDED TOGETHER. DO NOT BATCH IN QUANTITIES THAT WILL NOT ALLOW THE EQUIPMENT TO COMPLETELY MIX THE MATERIAL. DETERMINE BATCH SIZE AND QUANTITIES OF EACH MATERIAL NEEDED FOR THE BATCH. B. START WITH HALF OF THE CRUSHED ROCK MATERIAL. C. ADD ALL OF THE TOPSOIL MATERIAL. D. ADD THE SOIL BINDER. E. ADD HALF OF THE ESTIMATED WATER. F. ADD THE OTHER HALF OF THE CRUSHED ROCK MATERIAL. G. MIX THE MATERIAL TOGETHER. H. SLOWLY ADD WATER TO THE MIXTURE AND CONTINUE TO MIX. THE FINAL AMOUNT OF WATER WILL VARY WITH MOISTURE CONTENT OF THE CRUSHED ROCK AND TOPSOIL. ADD WATER IN INCREMENTAL AMOUNTS AND MIX THE MATERIAL BETWEEN THE ADDITIONS OF WATER. I. STOP ADDING WATER AND MIXING WHEN THERE IS A MINUTE AMOUNT OF FREE TOPSOIL REMAINING. THE TOPSOIL WILL COAT THE CRUSHED ROCK AND NOT FALL OUT OF THE MATERIAL. ALL OF THE CRUSHED ROCK SHALL BE UNIFORMLY COATED WITH TOPSOIL. THERE SHALL BE NO CLUMPS OF TOPSOIL OR UNCOVERED CRUSHED ROCK IN THE MIXTURE. J. IF TOO MUCH WATER IS ADDED TO THE MIXTURE, WATER WILL DRAIN OUT OF THE MATERIAL AND THE TOPSOIL WILL WASH OFF OF THE CRUSHED ROCK. IF THIS OCCURS THE BATCH OF MATERIAL SHALL BE DISCARDED AND SHALL NOT BE INCORPORATED INTO THE COMPLETED WORK. PART 4. PLACEMENT OF COVERED SOIL A. PROTECT SOILS AND MIXES FROM ABSORBING EXCESS WATER AND FROM EROSION AT ALL TIMES. DO NOT STORE MATERIALS UNPROTECTED FROM RAINFALL EVENTS. DO NOT ALLOW EXCESS WATER TO ENTER SITE PRIOR TO COMPACTION. IF WATER IS INTRODUCED INTO THE MATERIAL AFTER GRADING, ALLOW MATERIAL TO DRAIN OR AERATE TO OPTIMUM COMPACTION MOISTURE CONTENT. B. ALL AREAS TO RECEIVE COVERED SOIL MIXTURE SHALL BE INSPECTED BY THE PROJECT LANDSCAPE ARCHITECT AND/OR PROJECT ENGINEER BEFORE STARTING PLACEMENT OF MIXTURE. ALL DEFECTS SUCH AS INCORRECT GRADING, COMPACTION AND INADEQUATE DRAINAGE, ETC., SHALL BE CORRECTED PRIOR TO BEGINNING PLACEMENT OF COVERED SOIL. C. CONFIRM THAT THE SUB-GRADE IS AT THE PROPER ELEVATION AND COMPACTED AS REQUIRED. SUB-GRADE ELEVATIONS SHALL SLOPE PARALLEL TO THE FINISHED GRADE. CLEAR THE EXCAVATION OF ALL CONSTRUCTION DEBRIS, TRASH, RUBBLE AND FOREIGN MATERIAL. FILL ANY OVER EXCAVATION WITH APPROVED FILL AND COMPACT TO THE REQUIRED SUB-GRADE COMPACTION. D. INSTALL COVERED SOIL IN 6-INCH LIFTS AND SPREAD UNIFORMLY OVER THE AREA. COMPACT EACH LIFT TO THE REQUIRED PERCENT OF MAXIMUM DENSITY. DELAY PLACEMENT 24 HOURS IF MOISTURE CONTENT EXCEEDS MAXIMUM ALLOWABLE, PROTECT COVERED SOIL WITH PLASTIC OR PLYWOOD DURING DELAY. TAKE PARTICULAR CARE NOT TO DAMAGE UTILITIES WHEN INSTALLING COVERED SOIL. COVERED SOIL THAT WILL BE THE BEDDING FOR UTILITY LINES SHALL BE COMPACTED TO CONFORM TO THE REQUIRED GRADE OF THE UTILITY LINE. DO NOT COMPACT THE IMMEDIATE VICINITY ABOVE A UTILITY LINE UNTIL A FILL DEPTH OF AT LEAST 12-INCHES ABOVE THE UTILITY LINE IS REACHED. E.BRING COVERED SOILS TO FINISHED GRADES AS SHOWN IN THE APPROVED DRAWINGS. IMMEDIATELY PROTECT THE COVERED SOIL MATERIAL FROM CONTAMINATION BY WATER BY COVERING WITH PLASTIC OR PLYWOOD. MATERIAL AMOUNT FOR 1 CY OF COVERED SOIL CRUSHED ROCK TOPSOIL SOIL BINDER WATER AMOUNT FOR 4.6 CY OF COVERED SOIL 23.2 CUBIC FEET 5.9 CUBIC FEET 13.7 CUBIC FEET 1.6 GALLON 4 CUBIC YARDS 1 CUBIC YARD 4 POUNDS 46 GALLONS STANDARD COVERED SOIL VOLUME SPECIFICATIONS SCALE: STREET TREE WITH ROOT PATH1 SCALE: STREET TREE WITH OPEN SOIL2 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 1 ) S T R E E T T R E E . d w g - S H E E T : L1 . 0 4 De c . 1 6 , 2 4 - 4: 3 0 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L1.04 TREE CANOPY DETAILS & NOTES PROPERTY LINE EXISTING RIVER TERRACE CROSSING PARK S T R E E T C STR E E T A S T R E E T C BENCH PET WASTE STATION EXISTING CONIFER TREE TO REMAIN (TYP) EXISTING WOODCHIP TRAIL EXISTING DECIDUOUS TREE TO REMAIN (TYP) EXTENSION OF RIVER TERRACE TRAIL, SEE CIVIL SHEETS CONNECT TO EXISTING RIVER TERRACE TRAIL PRESERVED TREE GROVE CANOPY STREET TREE, SEE SHEET L1.01 (TYP) L4.02 1 L4.02 2TRACT D TRACT B TRACT C TRACT E TRACT F CONCRETE PAVINGL4.02 3 SCORE JOINTL4.02 4 LARGE DECIDUOUS TREE FAGUS GRANDIFOLIA / AMERICAN BEECH QUERCUS GARRYANA / OREGON WHITE OAK ULMUS PARVIFOLIA / LACEBARK ELM SMALL DECIDUOUS TREE ACER CIRCINATUM / VINE MAPLE AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' / AUTUMN BRILLIANCE APPLE SERVICEBERRY HAMAMELIS X INTERMEDIA 'DIANE' / DIANE WITCH HAZEL CONIFER TREE CALOCEDRUS DECURRENS / INCENSE CEDAR PINUS NIGRA 'OREGON GREEN' / OREGON GREEN AUSTRIAN PINE TAXODIUM DISTICHUM 'JFS-SGPN' / GREEN WHISPER® BALD CYPRESS TSUGA HETEROPHYLLA / WESTERN HEMLOCK COLUMNAR TREE POPULUS TREMULA 'ERECTA' / EUROPEAN COLUMNAR ASPEN ORNAMENTAL OPEN SPACE SHRUBS & PERENNIALS CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' / KARL FOERSTER FEATHER REED GRASS CHAMAECYPARIS OBTUSA 'BLUE FEATHERS' / BLUE FEATHERS HINOKI FALSE CYPRESS CISTUS CORBARIENSIS / WHITE ROCKROSE CISTUS LADANIFER / CRIMSON SPOT ROCKROSE COTINUS COGGYGRIA / SMOKE TREE FESTUCA GLAUCA / BLUE FESCUE HOSTA X 'BIG DADDY' / BIG DADDY HOSTA IBERIS SEMPERVIRENS 'SNOWSATION' / SNOWSATION EVERGREEN CANDYTUFT RUDBECKIA HIRTA / BLACK-EYED SUSAN SEDUM X 'PLUM DAZZLED' / SUNSPARKLER® PLUM DAZZLED SEDUM NATIVE OPEN SPACE SHRUBS & PERENNIALS ACHILLEA MILLEFOLIUM / COMMON YARROW AMELANCHIER ALNIFOLIA / SERVICEBERRY AQUILEGIA FORMOSA / WESTERN COLUMBINE CAMPANULA ROTUNDIFOLIA / HAREBELL CEANOTHUS THYRSIFLORUS / BLUEBLOSSOM MAHONIA AQUIFOLIUM / OREGON GRAPE SPIRAEA BETULIFOLIA / BIRCHLEAF SPIREA VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY NATIVE WILDFLOWER & GRASS SEED MIX SUNMARK SEED MIX OPEN SPACE PLANT SCHEDULE N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 2 ) O P E N S P A C E . d w g - S H E E T : L2 . 0 1 De c . 1 6 , 2 4 - 4: 3 1 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L2.01 OPEN SPACE LANDSCAPE PLAN SCALE 1 INCH = 20 FEET 20 10 2000 1 KEYMAP SW A P R I L L A N E SW B E E F B E N D R D 1 SW WOODHUE STREET SW A P R I L L N STREET A PROPERTY LINE EXISTING CONIFER TREE TO REMAIN (TYP) EXISTING DECIDUOUS TREE TO REMAIN (TYP) PRESERVED TREE GROVE CANOPY (TYP) STREET TREE, SEE SHEET L1.02 (TYP) STREET TREE PLANTING, STREET TREE, SEE SHEET L1.02 (TYP) EXISTING DRIVEWAY TO REMAIN CONCRETE WALK WITH STAIRS, SEE CIVIL SHEETS FOR ADDITIONAL INFORMATION EXISTING DRIVEWAY TO REMAIN CONCRETE WALK WITH STAIRS, SEE CIVIL SHEETS FOR ADDITIONAL INFORMATION EXTENSION OF RIVER TERRACE TRAIL, SEE CIVIL SHEETS TRACT Q TRACT P TRACT R TRACT O TRACT N TRACT M TRACT T TRACT U LARGE DECIDUOUS TREE FAGUS GRANDIFOLIA / AMERICAN BEECH QUERCUS GARRYANA / OREGON WHITE OAK ULMUS PARVIFOLIA / LACEBARK ELM SMALL DECIDUOUS TREE ACER CIRCINATUM / VINE MAPLE AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' / AUTUMN BRILLIANCE APPLE SERVICEBERRY HAMAMELIS X INTERMEDIA 'DIANE' / DIANE WITCH HAZEL CONIFER TREE CALOCEDRUS DECURRENS / INCENSE CEDAR PINUS NIGRA 'OREGON GREEN' / OREGON GREEN AUSTRIAN PINE TAXODIUM DISTICHUM 'JFS-SGPN' / GREEN WHISPER® BALD CYPRESS TSUGA HETEROPHYLLA / WESTERN HEMLOCK COLUMNAR TREE POPULUS TREMULA 'ERECTA' / EUROPEAN COLUMNAR ASPEN ORNAMENTAL OPEN SPACE SHRUBS & PERENNIALS CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' / KARL FOERSTER FEATHER REED GRASS CHAMAECYPARIS OBTUSA 'BLUE FEATHERS' / BLUE FEATHERS HINOKI FALSE CYPRESS CISTUS CORBARIENSIS / WHITE ROCKROSE CISTUS LADANIFER / CRIMSON SPOT ROCKROSE COTINUS COGGYGRIA / SMOKE TREE FESTUCA GLAUCA / BLUE FESCUE HOSTA X 'BIG DADDY' / BIG DADDY HOSTA IBERIS SEMPERVIRENS 'SNOWSATION' / SNOWSATION EVERGREEN CANDYTUFT RUDBECKIA HIRTA / BLACK-EYED SUSAN SEDUM X 'PLUM DAZZLED' / SUNSPARKLER® PLUM DAZZLED SEDUM NATIVE OPEN SPACE SHRUBS & PERENNIALS ACHILLEA MILLEFOLIUM / COMMON YARROW AMELANCHIER ALNIFOLIA / SERVICEBERRY AQUILEGIA FORMOSA / WESTERN COLUMBINE CAMPANULA ROTUNDIFOLIA / HAREBELL CEANOTHUS THYRSIFLORUS / BLUEBLOSSOM MAHONIA AQUIFOLIUM / OREGON GRAPE SPIRAEA BETULIFOLIA / BIRCHLEAF SPIREA VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY NATIVE WILDFLOWER & GRASS SEED MIX SUNMARK SEED MIX OPEN SPACE PLANT SCHEDULE N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 2 ) O P E N S P A C E . d w g - S H E E T : L2 . 0 2 De c . 1 6 , 2 4 - 4: 3 2 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L2.02 OPEN SPACE LANDSCAPE PLAN KEYMAP SW A P R I L L A N E SW B E E F B E N D R D SCALE 1 INCH = 20 FEET 20 10 2000 1 1 STREET A S T R E E T C STREET TREE PLANTING, SEE SHEET L1.01 (TYP) EXTENSION OF RIVER TERRACE TRAIL, SEE CIVIL SHEETSTRACT G TRACT H TRACT I SW WOODHUE STREET STREET A STREET TREE PLANTING, SEE SHEET L1.01 (TYP) CONCRETE WALK WITH STAIRS, SEE CIVIL SHEETS FOR ADDITIONAL INFORMATION TRACT S SW W O O D H U E S T R E E T ST R E E T C STREET TREE, SEE SHEET L1.01 (TYP) TRACT A TRACT V LARGE DECIDUOUS TREE FAGUS GRANDIFOLIA / AMERICAN BEECH QUERCUS GARRYANA / OREGON WHITE OAK ULMUS PARVIFOLIA / LACEBARK ELM SMALL DECIDUOUS TREE ACER CIRCINATUM / VINE MAPLE AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' / AUTUMN BRILLIANCE APPLE SERVICEBERRY HAMAMELIS X INTERMEDIA 'DIANE' / DIANE WITCH HAZEL CONIFER TREE CALOCEDRUS DECURRENS / INCENSE CEDAR PINUS NIGRA 'OREGON GREEN' / OREGON GREEN AUSTRIAN PINE TAXODIUM DISTICHUM 'JFS-SGPN' / GREEN WHISPER® BALD CYPRESS TSUGA HETEROPHYLLA / WESTERN HEMLOCK COLUMNAR TREE POPULUS TREMULA 'ERECTA' / EUROPEAN COLUMNAR ASPEN ORNAMENTAL OPEN SPACE SHRUBS & PERENNIALS CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' / KARL FOERSTER FEATHER REED GRASS CHAMAECYPARIS OBTUSA 'BLUE FEATHERS' / BLUE FEATHERS HINOKI FALSE CYPRESS CISTUS CORBARIENSIS / WHITE ROCKROSE CISTUS LADANIFER / CRIMSON SPOT ROCKROSE COTINUS COGGYGRIA / SMOKE TREE FESTUCA GLAUCA / BLUE FESCUE HOSTA X 'BIG DADDY' / BIG DADDY HOSTA IBERIS SEMPERVIRENS 'SNOWSATION' / SNOWSATION EVERGREEN CANDYTUFT RUDBECKIA HIRTA / BLACK-EYED SUSAN SEDUM X 'PLUM DAZZLED' / SUNSPARKLER® PLUM DAZZLED SEDUM NATIVE OPEN SPACE SHRUBS & PERENNIALS ACHILLEA MILLEFOLIUM / COMMON YARROW AMELANCHIER ALNIFOLIA / SERVICEBERRY AQUILEGIA FORMOSA / WESTERN COLUMBINE CAMPANULA ROTUNDIFOLIA / HAREBELL CEANOTHUS THYRSIFLORUS / BLUEBLOSSOM MAHONIA AQUIFOLIUM / OREGON GRAPE SPIRAEA BETULIFOLIA / BIRCHLEAF SPIREA VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY NATIVE WILDFLOWER & GRASS SEED MIX SUNMARK SEED MIX OPEN SPACE PLANT SCHEDULE N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 2 ) O P E N S P A C E . d w g - S H E E T : L2 . 0 3 De c . 1 6 , 2 4 - 4: 3 2 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L2.03 OPEN SPACE LANDSCAPE PLAN SCALE 1 INCH = 20 FEET 20 10 2000 KEYMAP SW A P R I L L A N E SW B E E F B E N D R D 1 2 3 2 1 3 MA T C H L I N E S E E S H E E T L 2 . 0 4 - 1 W W SS SS SS SS SS SS SS SS W W W W W WWWWWWWWWWW W SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SD SD SS SD SD B D C G K I J L M A H M I SW A P R I L L N STREET A PROPERTY LINE STREET TREE PLANTING, SEE SHEET L1.02 (TYP) APPROX. 119 STORMWATER TREES PLANTED ON POND SIDESLOPES E F TRACT K TRACT L TRACT J N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 2 ) O P E N S P A C E . d w g - S H E E T : L2 . 0 4 De c . 1 6 , 2 4 - 4: 3 2 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L2.04 OPEN SPACE & COMMUNITY AMENITY PLAN SCALE 1 INCH = 20 FEET 20 10 2000 1 LEGEND WATER QUALITY FACILITY COMPONENT DETAIL A WATER QUALITY SWALE B OVERLOOK C BENCH 1/L4.02 D BOULDER/ROCKERY E BIRD OR BAT HOUSE F SNAG G DOWN WOODY DEBRIS H MAINTENANCE ACCESS DRIVE I NATIVE OPEN SPACE PLANTING SEE LEGEND L2.03 J STORMWATER PLANTING PER CWS STANDARDS K GABION WALL L PET WASTE STATION M EXTENSION OF RIVER TERRACE TRAIL SNAG WITH BIRD OR BAT HOUSE EXTENSION OF RIVER TERRACE TRAIL OVERLOOK MA T C H L I N E S E E S H E E T L 2 . 0 3 - 1 GABION WALL KEYMAP SW A P R I L L A N E SW B E E F B E N D R D 267 268 269 270 271 272 273 1 266 E D S SW WOODHUE STREET SW A P R I L L N STREET A ST R E E T C STORMWATER QUALITY FACILITY SEE SHEET L2.04 ROUNDABOUT SEE SHEET L2.02 12' WIDE RIVER TERRACE TRAIL EXTENSION SEE CIVIL SHEETS FOR ADDITIONAL INFORMATION ST R E E T B ST R E E T C SW W O O D H U E S T R E E T N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 3 ) F E N C I N G . d w g - S H E E T : L3 . 0 1 De c . 1 6 , 2 4 - 4: 3 3 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L3.01 FENCING PLAN KEYMAP SW A P R I L L A N E SW B E E F B E N D R D SCALE 1 INCH = 50 FEET 50 25 5000 1 1 LEGEND 4' BLACK ALUMINUM RAILING 6' BLACK ALUMINUM RAILING CHAIN LINK FENCING WOODEN PRIVACY FENCING L4.03 3 L4.03 1 L4.03 2 L4.03 3 DIAMETER OF ROOT BALL + 12" DE P T H RO O T B A L L NOTE: TILL SOIL SO THAT THERE ARE NO CLODS OR CLUMPS LARGER THAN 1 1/2" DIA. THOROUGHLY MIX TO A DEPTH OF 6" SCARIFY EDGES AND BOTTOM OF HOLE FINISH GRADE BACKFILL SOIL MULCH AS SPECIFIED, KEEP MULCH CLEAR OF SHRUB STEM BASE GROUNDCOVER PLANT MULCH FINISH GRADE 6" SPECIFIED BACKFILL SOIL 12" THOROUGHLY TILLED SUBSOIL SCALE: CONIFER TREE 2 SCALE: DECIDUOUS TREE1 SCALE: GROUNDCOVER / SHRUB PLANTING4 SCALE: SHRUB PLANTING3 1' M I N . RO O T B A L L DE P T H - 2 " DIAMETER OF ROOTBALL + 12" TREE TIE (2) TO BE 3' UNDER FIRST LIMBS OR 5' HIGH. WHICH EVER IS LOWEST. GALV. STEEL WIRE; LOOSEN TO ALLOW 4" OF MOVEMENT IN ALL DIRECTIONS FINISH GRADE CUT AND REMOVE TWINE BURLAP, AND WIRE BASKET FROM TOP AND SIDES OF ROOTBALL. 2"X2"X8' WOOD STAKES SET OUTSIDE ROOTBALL ON WINDWARD AXIS (REMOVE AFTER ONE YEAR) MULCH AS SPECIFIED. KEEP MULCH CLEAR OF TRUNK BASE. NOTE: 1.TIE BRIGHTLY COLORED P.V.C. RIBBON ON WIRE GUYS. (MIN. 1 PER GUY.) 2.IN LAWN AREAS CUT TREE CIRCLE AT 4' RADIUS FROM TRUNK. BACKFILL SOIL 30 " M I N . GENERAL NOTES: LANDSCAPE PLAN 1.THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION. 2.THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING. 3.CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO OWNER'S DESIGNATED REPRESENTATIVE. 4.ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE.USE MEDIUM AGED DARK FIR MULCH. APPLY A UNIFORM 3-4 INCH LAYER OF BARK MULCH AROUND TREES AND SHRUBS IN GENERAL LANDSCAPE, AND 2-3 INCH LAYER IN STORMWATER FACILITIES. KEEP MULCH AT LEAST 6 INCHES AWAY FROM THE TRUNKS OF TREES. PLACE AFTER SOIL BLEND AND VEGETATION INSTALLATION. 5.BED EDGE TO BE NO LESS THAN 11.5" AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, PLANT TO LIMITS OF AREA AS SHOWN. 6.CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS. 7.CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OF IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS. 8.QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN, THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN 9.COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS. 10.WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION WITHOUT THE EXPRESS WRITTEN CONSENT OF THE OWNER'S DESIGNATED REPRESENTATIVE. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE OWNER'S DESIGNATED REPRESENTATIVE. 11.WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY OWNER'S DESIGNATED REPRESENTATIVE TO ADJUST TREE LOCATIONS. 12.LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO THE ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS LONGER. 13.REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE. 14.BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE MEAL PER MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION. 15.GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED. 16.CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE LANDSCAPE ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS. 17.ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT. 18.ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB-STANDARD RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS. 19.STORMWATER FACILITY BLENDED SOIL PER CITY OF PORTLAND SECTION 01040.14. 20.SOIL PREPARATION SHOULD COMPLY WITH MASTERSPEC SPECIFICATION SECTION 329113. 21.ALL MATERIALS ARE SUBJECT TO THE APPROVAL OF THE LANDSCAPE ARCHITECT AND LAND OWNER AT ANY TIME. LANDSCAPE ARCHITECT TO INSPECT ALL PLANT LOCATIONS AND PLANT BED CONDITIONS PRIOR TO INSTALLATION. ON-SITE ADJUSTMENTS MAY BE REQUIRED. 22.CONTRACTOR TO VERIFY BED MEASUREMENTS AND INSTALL APPROPRIATE QUANTITIES AS GOVERNED BY PLANT SPACING PER SCHEDULE. PLANT MATERIAL QUANTITIES SHOWN ON PLAN ARE MINIMUM QUANTITIES. ADDITIONAL MATERIAL MAY BE NEEDED TO MEET SPACING REQUIREMENTS AND FIELD CONDITIONS. 23.ANY PLANT MATERIAL INSTALLED IN AN INCORRECT LOCATION, BY THE JUDGEMENT OF THE LANDSCAPE ARCHITECT, SHALL BE REINSTALLED AT THE CONTRACTOR'S EXPENSE. 24.LANDSCAPE CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF UNDERGROUND AND ABOVEGROUND UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR THE SAME BEFORE CONSTRUCTION BEGINS. 25.NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS GRANTED BY THE LANDSCAPE ARCHITECT TO THE LANDSCAPE CONTRACTOR. 26.CONTRACTOR TO GIVE THE LANDSCAPE ARCHITECT A MINIMUM OF 48 HOURS NOTICE FOR REQUIRED OR REQUESTED JOB SITE VISIT. 2 X DIAMETER OF ROOT BALL 1 1 / 2 X R O O T BA L L D E P T H NOTE: 1.TIE BRIGHTLY COLORED P.V.C. RIBBON ON WIRE GUYS. (MIN. 1 PER GUY.) 2.IN LAWN AREAS CUT TREE CIRCLE AT 4' RADIUS FROM TRUNK. 3.STAKE ALL EVERGREEN TREES LESS THAN 4" CALIPER. "CHAIN LOCK" TREE TIES OR BLACK FLEX GARDEN HOSE COVERING TWIST STRANDS AROUND EACH OTHER MIN. 3 GUYS @ 120° APART SET ROOT CROWN NO MORE THAN 4" ABOVE FINISH GRADE MULCH AS SPECIFIED KEEP MULCH CLEAR OF TRUNK BASE CUT AND REMOVE TWINE AND BURLAP FROM TOP AND SIDES OF ROOTBALL. (REMOVE ALL WIRE BASKET) 2"X2" WOOD STAKES OR METAL TREE ANCHORS AS APPROVED. AMENDED NATIVE SOIL/BACKFILL PLANTING MIX PER SPECIFICATIONS TILLED, AMENDED, AND MOUNDED NATIVE SUBSOIL TURNBUCKLE KEEP MULCH CLEAR OF TRUNK BASE PLANT PER PLAN EQ. O.C. EQ . O . C . PL A N T S P A C I N G PE R P L A N O . C . 60° SCALE: TRIANGULAR PLANTING PATTERN5 KEEP MULCH CLEAR OF TRUNK BASE CLUMP & SCATTER PLANTS SO THAT AVERAGE PLANTING DENSITY IS EQUIVALENT TO GRID SPACING TYPICAL O.C. (ON CENTER) PLANTING GRID RANDOMLY MIX PLANT SPECIES AND HEIGHTS OFFSET PLANTS TO AVOID STRAIGHT ROWS PLACE ROOT COLLAR ABOVE GRADE EXISTING SUBGRADE LOOSEN SOIL PRIOR TO PLANTING. FIRMLY PACK SOIL WITH FOOT. DO NOT BEND OR BREAK ROOTS. NO "J" OR "L" ROOTS. REMOVE BURLAP OR CONTAINER PLANTING PITS TO BE 12" GREATER THAN THE ROOTBALL MOUND FOR TEMPORARY WATER BASIN 2-3" 2" BARK MULCH AT 18" DIA. CIRCLE 12 " M I N . 6" 6" SCALE: RANDOM PLANTING PATTERN7SCALE: STORMWATER PLANTING6 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 5 ) D E T A I L S . d w g - S H E E T : L4 . 0 1 De c . 1 6 , 2 4 - 4: 3 3 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L4.01 LANDSCAPE PLANTING DETAILS AND NOTES BENCH MANUFACTURER: VICTOR STANLEY MODEL: THE GREENSITES SERIES CM-324 FINISH: RECYCLED PLASTIC SLATS- COLOR: WHEAT METAL: TITANIUM POWDERCOATED SIZE: 72" LENGTH SCALE: BENCH1 VICTOR STANLEY P.O. BOX 330 - DUNKIRK, MD 20754 TEL: (301) 855-8300 WEBSITE:WWW.VICTORSTANLEY.COM 4" 6" 4 3 4" MINUS COMPACTED ROCK BASE SET CONCRETE 1/4" ABOVE FINISHED GRADE COMPACTED SUBGRADE SCORE JOINT PLANTING AREA VARIES SEE PLANTING PLAN AND LAYOUT PLANS VEHICULAR CONCRETE FINISHED GRADE SPECIFIED BACKFILL PLANTING MIX SCALE: CONCRETE PAVING3 4" NOTES: 1.NO SHINER BANDS ON TOOLED JOINTS. 2.PLACE SCORE JOINTS AT MAXIMUM 10' ON CENTER. FOR PAVING SCORING PATTERN SEE LAYOUT PLAN 1 4D 1 4" RADIUS TOOLED EDGES CONCRETE PAVING1 4" D 3 SCALE: SCORE JOINT4 SCALE: PET WASTE STATION2 MINI DISPENSER STATION MANUFACTURER: MUTT MITT POST MODEL: COLOR: GREEN MUTT MITT ADDRESS:12316 WORLD TRADE DRIVE, STE 102 SAN DIEGO, CA 92128 PHONE: 800-697-6084 WEBSITE: MUTTMITT.COM MUTT MITT PET WASTE STATION SKU: 1004 COLOR: GREEN N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 5 ) D E T A I L S . d w g - S H E E T : L4 . 0 2 De c . 1 6 , 2 4 - 4: 3 3 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L4.02 DETAILS MIDRAIL STYLE WITH WIDE SLATS AND A CONTEMPORARY SQUARE TOP RAIL MATERIAL: EXTRUDED ALUMINUM FINISH: HIGH PERFORMANCE COATING COLOR: BLACK HEIGHT: 4' - 6'. SEE FENCING PLAN OR APPROVED EQUAL ALL RAILINGS TO CONFORM TO 2015 IRC AND IBC. NOTE: INSTALL PER MANUFACTURER'S INSTRUCTIONS RAILPRO ADDRESS: 14110 NW 3RD CT VANCOUVER, WA 98685 PHONE: 503.517.0968 WEBSITE: RAILPRO.US/CONTACT-US/ SCALE: ALUMINUM RAILING3 8' OC 6' SCALE: WOODEN PRIVACY FENCE - 6 FT.2 FINISH GRADE CONCRETE FOOTING SLOPE AWAY FROM POST FOR POSITIVE DRAINAGE (TYP) 1" X 6" CEDAR SIDING SLATS 1" X 6" CEDAR FACE BOARD FACE TOWARD PUBLIC VIEW 2" X 4" PT FIR CAP 2" X 4" PT FIR RAIL 2" X 4" PT FIR RAIL 2" X 4" PT FIR RAIL 4" X 4 " P T F I R P O S T 4" X 4 " P T F I R P O S T 2"-3" CLEAR SPACE (TYP) 4" X 4" PT FIR POST 2" X 4" PT FIR CAP2" X 4" PT FIR RAIL 1" X 6" CEDAR SIDING SLAT ON BOTH PUBLIC AND PRIVATE FACES FENCE DETAILS 4- 5 F T . H E I G H T PE R C W S D E T A I L DR A W I N G N O . 1 0 0 5 1. MATERIALS AND WORKMANSHIP NOT SHOWN ON THIS DRAWING SHALL CONFORM TO THE MANUFACTURER'S SPECIFICATIONS. 2. ALL POSTS SHALL BE INSTALLED VERTICALLY. WHERE POSTS ARE INSTALLED ON AN INCLINED SURFACE, THE ANGLE OF THE POST SHALL BE ADJUSTED SO THAT THE POST WILL BE VERTICAL. 3. THE POSTS AND RAILS TO BE BLACK VINYL COATED. FENCING SHALL BE #9 GAGE FENCE FABRIC, STANDARD 2-INCH CHAIN LINK DIAMOND MESH WITH BLACK VINYL COATING KNUCKLE SELVAGE CHAIN LINK FENCE AS SUPPLIED BY; PACIFIC FENCE AND WIRE CO. 13779 SE AMBLER ROAD CLACKMAS, OR 97015 T: 503.659.6881 WWW.PACIFICFENCE.COM EMAIL: WHOLESALE@PACIFICFENCE.COM TERMINAL POST STRETCHER BAR HOOK BOLTS SCALE: CHAINLINK FENCE1 42 " M I N . 6" 8' TYP. 10' MAX. 36 " M I N . 6" 10" MIN. DIAM. 12" BOTTOM RAIL TOP RAIL TIE WIRES @ 24" CENTERS POST TIE WIRES @ 15" OC TOP RAIL LINE POST CHAINLINK FABRIC BLACK VINYL COATING CONCRETE FOOTING N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 5 ) D E T A I L S . d w g - S H E E T : L4 . 0 3 De c . 1 6 , 2 4 - 4: 3 3 P M za c h REVIEWED BY: PROJECT NO.: DATE REVISIONS DESCRIPTION 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MLH PLANNING 148-011 12/16/20243RD SUBMITTAL: NO. TYPE: OVERLOOK AT RIVER TERRACE L4.03 DETAILS LIGHTING NOTES E0.1 LIGHTING SITE PLAN E1.0 LIGHTING SITE PLAN (2) E1.1 Overlook at River Terrace Residential Development Tigard, Oregon The New Home Company LIST OF DRAWINGS A-1 Cover Sheet A-2 Development Standards - Compliance Matrix SF-1 Single Family Floor Plans - Plan 4003 SF-2 Single Family Elevations - Plan 4003 SF-3 Single Family Elevations - Plan 4003 SF-4 Single Family Floor Plans - Plan 4004 SF-5 Single Family Elevations - Plan 4004 SF-6 Single Family Elevations - Plan 4004 RH-1 Row House Floor Plans - Alley Load (Units E16/F22) Rh-2 Row House Elevations - Alley Load (Units E16/F22) RH-3 Row House Elevations - Alley Load (Units E16/F22) RH-4 Row House Floor Plans - Alley Load Tuckunder (Units E16-TU/F22-TU) RH-5 Row House Elevations - Alley Load Tuckunder (Units E16-TU/F22-TU) RH-6 Row House Elevations - Alley Load Tuckunder (Units E16-TU/F22-TU) 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM A-1Cover Sheet JDP 9-4-24 Plan Type Elements (minimum 5 req'd)Garage Setback (need 1) Ga r a g e d o e s n o t ex t e n d b e y o n d fr o n t p o r c h Ga r a g e d o o r m e a s u r e s 12 f e e t w i d e Ga r a g e h a s w i n d o w a t 2n d s t o r y a b o v e w h i c h is m i n . 1 2 s q . f t . Ga r a g e s e t b a c k i s n o t le s s t h a n l o n g e s t st r e e t - f a c i n g w a l l Garage Door Width (need 1) Ga r a g e d o o r d o e s n o t ex c e e d 4 0 % s t r e e t e l e v . Ga r a g e d o o r d o e s n o t ex c e e d 5 0 % s t r e e t e l e v . in c l u d e s 7 d e s i g n e l e m . F22A/E16A - 4-PLEX 3-Story Attached Single Family Style: Modern Farmhouse Detailed Design 18.640.070.E.4 Garages and Carports 18.640.070.E.5 NA (alley-load) River Terrace Plan District Development Standards Compliance Matrix Articulation 18.640.070.E.1 Elements (min. 1 req. for 60' of frontage; 1 req. every 30' for >60' of frontage) F22B/E16B - 4-PLEX 3-Story Attached Single Family Style: Contemporary French F22D/E16D - 4-PLEX 3-Story Attached Single Family Style: Contemporary Tudor i. P o r c h m i n . 5 f e e t d e e p ii . B a l c o n y m i n . 2 f e e t de e p a n d a c c e s s i b l e f r o m in t e r i o r ii i . B a y w i n d o w m i n . 2 fe e t d e e p a n d 5 f e e t w i d e iv . V e r t i c a l w a l l o f f s e t m i n . 2 f e e t f r o m f a c a d e a n d mi n . 6 f e e t w i d e v. G a b l e d d o r m e r 1 required a. E n t r a n c e s h a l l n o t b e se t b a c k > 8 f e e t f r o m wi d e s t s t r e e t f a c i n g w a l l b. E n t r a n c e s h a l l b e n o mo r e t h a n 4 5 ° a n g l e re l a t i v e t o s t r e e t b. E n t r a n c e o p e n to a p o r c h ii . O n e s t r e e t fa c i n g e n t r y i. M i n . 2 5 s q . f t . a n d 5 f e e t d e e p ii i . 1 2 f t . m a x . r o o f he i g h t a b o v e p o r c h iv . 3 0 % m i n . Po r c h r o o f c o v e r a g e ALL required Required Entrances 18.640.070.E.3 Entrances (When open to a Porch) a. C o v e r e d p o r c h mi n . 5 ' w i d e x 5 ' d e e p b. R e c e s s e d e n t r y a r e a mi n . 5 ' w i d e x 2 ' d e e p c. W a l l o f f s e t mi n . 1 6 i n c h e s d. D o r m e r mi n . 4 f e e t w i d e e. R o o f e a v e mi n . 1 2 " p r o j e c t i o n f. R o o f o f f s e t mi n . 2 f e e t g. R o o f s h i n g l e s ti l e o r w o o d ( c e d a r ) h. G a b l e , h i p o r g a m b r e l ro o f d e s i g n i. R o o f p i t c h o r i e n t e d to w a r d s o u t h j. H o r i z o n t a l l a p s i d i n g 3 t o 7 i n c h e s k. A c c e n t s i d i n g m a t e r i a l mi n . 4 0 % s t r e e t f a c a d e l. W i n d o w s u r r o u n d t r i m mi n . 5 8" d e e p x 2 12" w i d e m. W i n d o w r e c e s s mi n . 3 i n c h e s n. b a y w i n d o w m i n . 5 f e e t wi d e x 2 f e e t d e e p o. B a l c o n y m i n . 5 ' w i d e x 3' d e e p w / i n s i d e a c c e s s p. G a r a g e w h o s e w i d t h is < 3 5 % s t r e e t f a c a d e LEGEND FRONT ELEVATION SIDE ELEVATION 20.9% 14.0% F22A E16A 12.1% N/A 21.2% 17.5% F22B E16B 12.0% N/A 13.7% 12.1% F22D E16D 12.0% N/A NA (alley-load) NA (alley-load) At least 12% of the street- facing facade must include windows or entrance doors (windows in garage doors count for 12) Eyes on th Street 18.640.070.E.2 Front Elevation Side Elevation at ASE cond. Sm a l l F o r m R e s i d e n t i a l - 1 8 . 6 4 0 . 0 7 0 Ro w h o u s e s - 1 8 . 6 4 0 . 0 7 0 Plan 4003A 40' Wide, 4 BR+Den/2.5 BA Style: Modern Farmhouse Plan 4003B 40' Wide, 4 BR+Den/2.5 BA Style: Contemporary French Plan 4003D 40' Wide, 4 BR+Den/2.5 BA Style: Contemporary Tudor Plan 4004A 40' Wide, 3 BR+Bonus+Den/2.5 BA Style: Modern Farmhouse Plan 4004B 40' Wide, 3 BR+Bonus+Den/2.5 BA Style: Contemporary French Plan 4004D 40' Wide, 3 BR+Bonus+Den/2.5 BA Style: Contemporary Tudor F22A-TU/E16A-TU - 4-PLEX 3-Story Attached Single Family Style: Modern Farmhouse NA (alley-load) F22B-TU/E16B-TU - 4-PLEX 3-Story Attached Single Family Style: Contemporary French F22D-TU/E16D-TU - 4-PLEX 3-Story Attached Single Family Style: Contemporary Tudor 23.3% 17.8% F22A-TU E16A-TU 12.9% N/A 21.6% 20.6% F22B-TU E16B-TU 12.9% N/A 16.6% 16.4% F22D-TU E16D-TU 12.9% N/A NA (alley-load) NA (alley-load) **Note: The River Terrace Plan District design standards do not apply to this project; however, compliance with those requirements is shown for reference.** 12.7%13.5% 14.0%15.2% 14.3%13.2% 12.6%13.9% 14.1%15.4% 12.7%13.3% 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM A-2Development Standards Compliance Matrix JDP/RDG 9-4-24 Porch Entry Plan 4003 MAIN LEVEL PLAN 1/4"=1'-0" Dining Kitchen Entry Den 2-Car Garage Plan 4003 MAIN LEVEL PLAN 1/4"=1'-0" 4' - 0 " 37 ' - 3 " 21'-1"12'-9" Patio 7' - 1 0 " 53 ' - 9 " 19'-3"18'-2"2'-7" Great Room 6'-2" 41 ' - 3 " 4' - 8 " Pantry Pwdr. MIN. 7' HEAD CLEARANCE UP 18 R 4' - 8 " 20'-9" x 19'-11" 18'-5" x 7'-11" 11'-9" x 10'-6" 11'-8" x 15'-10" 10'-6" x 15'-10" 16'-5" x 15'-10" 19'-5" x 4'-11" 40'-0" DW WH OVEN Bedroom 3 12'-3" x 11'-0" Plan 4003 UPPER LEVEL PLAN 1/4" = 1'-0" 21'-9"5'-6"12'-9" LOW ROOF M. Bedroom Bedroom 2 Plan 4003 UPPER LEVEL PLAN 1/4" = 1'-0" 40'-0" 5'-6"12'-9" 1' - 0 " 40 ' - 3 " FURN. 41 ' - 3 " Linen 13'-21 2"8'-61 2" DN 18 R Loft Bedroom 4 W.I.C. Bath Open to Below M. Bath W.I.C. Laundry W.I.C. Linen DRYERWASHER 10'-4" x 11'-7" 16'-11" x 16'-0" 11'-9" x 10'-6" 15'-0" x 6'-1" 6" 2' - 6 " AREA SUMMARY Heated SF Inside Face* First Floor 997 Second Floor 1526 Total SF 2523 * Side of exterior walls to which area was measured 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM SF-1Plan 4003 Floor Plans JDP 9-4-24 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM SF-2Plan 4003 Elevations JDP 9-4-24 Plan 4003A FRONT ELEVATION 1/4" = 1'-0"MODERN FARMHOUSE STYLE FIBER CEMENT BOARD & BATTEN SIDING FIBER CEMENT HORIZONTAL LAP SIDING DARK FRAME VINYL WINDOWS WITH TRIM SURROUND COMPOSITION ROOF SHINGLES DECORATIVE BRACES DECORATIVE OUTRIGGERS WOOD RAILING Plan 4003A SIDE ELEVATION 1/4" = 1'-0"MODERN FARMHOUSE STYLE Plan 4003B FRONT ELEVATION 1/4" = 1'-0"CONTEMPORARY FRENCH STYLE FIBER CEMENT PANEL SIDING DARK FRAME VINYL WINDOWS WITH TRIM SURROUND COMPOSITION ROOF SHINGLES SIMULATED STONE VENEER STONE CAP Plan 4003B SIDE ELEVATION 1/4" = 1'-0"CONTEMPORARY FRENCH STYLE 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM SF-3Plan 4003 Elevations JDP 9-4-24 Plan 4003D FRONT ELEVATION 1/4" = 1'-0"CONTEMPORARY TUDOR STYLE DARK FRAME VINYL WINDOWS WITH TRIM SURROUND FIBER CEMENT PANEL SIDING BRICK VENEER TWO-PIECE TRIM DECORATIVE CORBELS FIBER CEMENT HORIZONTAL LAP SIDING Plan 4003D SIDE ELEVATION 1/4" = 1'-0"CONTEMPORARY TUDOR STYLE COMPOSITION ROOF SHINGLES Porch 4' - 0 " 4' - 0 " 4' - 0 " 21'-01 2"6'-81 2"12'-3" WOOD RAILING Plan 4004 MAIN LEVEL PLAN 1/4" = 1'-0" 46 ' - 0 " Den Pwdr. Entry UP 18 R Porch FLOOR ABOVE FLOOR ABOVE Great Room Sto. Patio 40'-0" 12'-61 2"14'-11"12'-61 2" Pantry Dining Kitchen WH DW OVEN 42 ' - 0 " 15'-5" x 8'-3" 18'-0" x 17'-2" 20'-0" x 9'-7" 20'-0" x 11'-9" 2-Car Garage 20'-6" x 19'-1" 11'-3" x 12'-9" 19'-9" x 4'-4" 8' - 0 " Plan 4004 UPPER LEVEL PLAN 1/4" = 1'-0" LOW ROOF3' - 8 " 9'-11 2"6'-81 2"12'-3" 2' - 0 " LOW ROOF 40'-0" 40 ' - 0 " 46 ' - 0 " 46 ' - 0 " M. Bedroom M. Bath W.I.C. Bedroom 2 Bedroom 3 Bonus Laundry W.I.C. Lin. FURN. LOW ROOF DN 18 R Bath W.I.C. 16" BENCH DRYER WASHER 9'-5"2'-6" 10'-3" x 12'-10"10'-0" x 10'-6" 18'-0" x 12'-7" 17'-11" x 17'-3" 4" AREA SUMMARY Heated SF Inside Face* First Floor 1175 Second Floor 1622 Total SF 2797 * Side of exterior walls to which area was measured 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM SF-4Plan 4004 Floor Plans JDP 9-4-24 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM SF-5Plan 4004 Elevations JDP 9-4-24 Plan 4004A FRONT ELEVATION 1/4" = 1'-0"MODERN FARMHOUSE STYLE FIBER CEMENT BOARD & BATTEN SIDING DECORATIVE BRACES FIBER CEMENT HORIZONTAL LAP SIDING STANDING SEAM METAL ROOF DARK FRAME VINYL WINDOWS WITH TRIM SURROUND COMPOSITION ROOF SHINGLES SIMULATED STONE VENEER TWO-PIECE TRIM WOOD RAILING Plan 4004A SIDE ELEVATION 1/4" = 1'-0"MODERN FARMHOUSE STYLE Plan 4004B FRONT ELEVATION 1/4" = 1'-0"CONTEMPORARY FRENCH STYLE FIBER CEMENT PANEL SIDING DARK FRAME VINYL WINDOWS WITH TRIM SURROUND COMPOSITION ROOF SHINGLES SIMULATED STONE VENEER STONE CAP Plan 4004B SIDE ELEVATION 1/4" = 1'-0"CONTEMPORARY FRENCH STYLE 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM SF-6Plan 4004 Elevations JDP 9-4-24 Plan 4004D FRONT ELEVATION 1/4" = 1'-0"CONTEMPORARY TUDOR STYLE DARK FRAME VINYL WINDOWS WITH TRIM SURROUND BRICK VENEER FIBER CEMENT PANEL SIDING TWO-PIECE TRIM FIBER CEMENT PANEL SIDING WRAPPED COLUMN COMPOSITION ROOF SHINGLESDECORATIVE CORBELS Plan 4004D SIDE ELEVATION 1/4" = 1'-0"CONTEMPORARY TUDOR STYLE WH WH 72'-0" 20'-0"16'-0"16'-0"20'-0" 37 ' - 0 " Typical Alley Load Row House LOWER LEVEL FLOOR PLAN 1/8" = 1'-0" E16 E16 F22 F22 4' - 1 " 5' - 9 1 2" 5' - 9 1 2" WH WH 74'-2" 21'-1"16'-0"16'-0"21'-1" 38 ' - 0 " 5' - 9 1 2" 5' - 9 1 2" Typical Alley Load Row House MIDDLE LEVEL FLOOR PLAN 1/8" = 1'-0" E16 E16 F22 F22 DWDW 1' - 0 " 3' - 6 3 4" 4' - 9 " 2' - 1 1 1 4" 14 ' - 6 " 11 ' - 3 " 2' - 0 " 2' - 0 " DW DW W/D W/D 74'-0" 21'-0"16'-0"16'-0"21'-0" 39 ' - 0 " 1' - 0 " 1' - 0 " Typical Alley Load Row House UPPER LEVEL FLOOR PLAN 1/8" = 1'-0" E16 E16F22 F22 W/D 1' - 0 " 11 ' - 3 " 14 ' - 6 " 11 ' - 3 " 1' - 0 " 2' - 0 " 2' - 0 " W/D AREA SUMMARY Heated SF Inside Face* First Floor 136 Second Floor 725 Third Floor 731 Total SF 1592 * Side of exterior walls to which area was measured AREA SUMMARY Heated SF Inside Face* First Floor 64 Second Floor 583 Third Floor 593 Total SF 1240 * Side of exterior walls to which area was measured 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM RH-1Alley Load Row House Building Plans LSB/CY 9-4-24 UNIT E16 UNIT F22 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM RH-2Alley Load Row House Elevations LSB/CY 9-4-24 Alley Load Row House FRONT ELEVATION MODERN FARMHOUSE STYLE FIBER CEMENT BOARD & BATTEN SIDING SIMULATED STONE VENEER STONE CAP DECORATIVE OUTRIGGERS COMPOSITION ROOF SHINGLES FIBER CEMENT HORIZONTAL LAP SIDING DARK FRAME VINYL WINDOWS WITH TRIM SURROUND STANDING SEAM METAL ROOF DECORATIVE BRACES Alley Load Row House SIDE ELEVATION MODERN FARMHOUSE STYLE Alley Load Row House FRONT ELEVATION CONTEMPORARY FRENCH STYLE FIBER CEMENT PANEL SIDING SIMULATED STONE VENEER DECORATIVE CORBELS COMPOSITION ROOF SHINGLES FIBER CEMENT HORIZONTAL LAP SIDING DARK FRAME VINYL WINDOWS WITH TRIM SURROUND JULIET BALCONY WITH METAL RAILING Alley Load Row House SIDE ELEVATION CONTEMPORARY FRENCH STYLE 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM RH-3Alley Load Row House Elevations LSB/CY 9-4-24 Alley Load Row House FRONT ELEVATION CONTEMPORARY TUDOR STYLE FIBER CEMENT PANEL SIDING BRICK VENEER DECORATIVE CORBELS COMPOSITION ROOF SHINGLES DARK FRAME VINYL WINDOWS WITH TRIM SURROUND Alley Load Row House SIDE ELEVATION CONTEMPORARY TUDOR STYLE E16-TU F22-TU Typical Alley Load TU Row House BASEMENT LEVEL FLOOR PLAN 1/8" = 1'-0" WH WH WH WH E16-TU F22-TU 20'-0"16'-0"16'-0"20'-0" 37 ' - 0 " 4' - 1 " 5' - 9 1 2" 5' - 9 1 2" Typical Alley Load TU Row House MAIN LEVEL FLOOR PLAN 1/8" = 1'-0" E16-TU F22-TU DWDW E16-TUF22-TU 74'-2" 21'-1"16'-0"16'-0"21'-1" 37 ' - 0 " 5' - 9 1 2" 5' - 9 1 2" 3' - 6 3 4" 4' - 9 " 2' - 1 1 1 4" 14 ' - 6 " 11 ' - 3 " Typical Alley Load TU Row House UPPER LEVEL FLOOR PLAN 1/8" = 1'-0" E16-TU F22-TUE16-TUF22-TU 74'-0" 21'-0"16'-0"16'-0"21'-0" 39 ' - 0 " 1' - 0 " 1' - 0 " 1' - 0 " 11 ' - 3 " 14 ' - 6 " 11 ' - 3 " 1' - 0 " 2' - 0 " 2' - 0 " AREA SUMMARY Heated SF Inside Face* First Floor 128 Second Floor 723 Third Floor 731 Total SF 1582 * Side of exterior walls to which area was measured AREA SUMMARY Heated SF Inside Face* First Floor 62 Second Floor 577 Third Floor 593 Total SF 1232 * Side of exterior walls to which area was measured 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM RH-4Alley Load Tuckunder Row House Building Plans JDP 9-4-24 UNIT F22-TUUNIT E16-TU 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM RH-5Alley Load Tuckunder Row House Elevations JDP/RDG 9-4-24 Alley Load Tuckunder Row House FRONT ELEVATION 3/16" = 1'-0"MODERN FARMHOUSE STYLE Alley Load Tuckunder Row House SIDE ELEVATION 3/16" = 1'-0"MODERN FARMHOUSE STYLE Alley Load Tuckunder Row House FRONT ELEVATION 3/16" = 1'-0"CONTEMPORARY FRENCH Alley Load Tuckunder Row House SIDE ELEVATION 3/16" = 1'-0"CONTEMPORARY FRENCH FIBER CEMENT BOARD & BATTEN SIDING SIMULATED STONE VENEER STONE CAP DECORATIVE OUTRIGGERS COMPOSITION ROOF SHINGLES FIBER CEMENT HORIZONTAL LAP SIDING DARK FRAME VINYL WINDOWS WITH TRIM SURROUND STANDING SEAM METAL ROOF FIBER CEMENT PANEL SIDING SIMULATED STONE VENEER DECORATIVE CORBELS COMPOSITION ROOF SHINGLES FIBER CEMENT HORIZONTAL LAP SIDING DARK FRAME VINYL WINDOWS WITH TRIM SURROUND 2443 Drawn By: Date: Job No.:Sheet No.: Overlook at River Terrace Tigard, Oregon The New Home Company 25 Central Way, Suite 210 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM RH-6Alley Load Tuckunder Row House Elevations JDP/RDG 9-4-24 Alley Load Tuckunder Row House FRONT ELEVATION CONTEMPORARY TUDOR Alley Load Tuckunder Row House SIDE ELEVATION CONTEMPORARY TUDOR FIBER CEMENT PANEL SIDING BRICK VENEER DECORATIVE CORBELS COMPOSITION ROOF SHINGLES DARK FRAME VINYL WINDOWS WITH TRIM SURROUND CWS File Number Page 1 of 6 Service Provider Letter This form and the attached conditions will serve as your Service Provider Letter in accordance with Clean Water Services Design and Construction Standards (R&O 19-5, as amended by R&O 19-22). Jurisdiction: City of Tigard Review Type: Tier 2 Analysis Site Address 15540 SW April Lane SPL Issue Date: August 26, 2024 / Location: Sherwood, OR 97140 SPL Expiration Date: August 26, 2026 Applicant Information: Owner Information: Name PAM VERDADERO Name MCCLESKEY FAMILY JOINT TRUST Company THE NEW HOME COMPANY LLC Company Address 15455 NW GREENBRIER PARKWAY STE 240 Address 15590 SW APRIL LN BEAVERTON, OR 97006 TIGARD, OR 97224 Phone/Fax (503) 313-7795 Phone/Fax E-mail: pverdadero@newhomeco.com E-mail: Tax lot ID Development Activity 2S108CD00200 & 400 Overlook at River Terrace 2S1170000201 Pre-Development Site Conditions: Post Development Site Conditions: Sensitive Area Present: On-Site Off-Site Sensitive Area Present: On-Site Off-Site Vegetated Corridor Width: 25 Vegetated Corridor Width: 0 Vegetated Corridor Condition: Degraded Enhancement of Remaining egetated Corridor Required: Square Footage to be enhanced: 0 Encroachments into Pre-Development Vegetated Corridor: Type and location of Encroachment: Square Footage: Stormwater management approach (Permanent encroachment; Mitigation required) 8,692 Mitigation Requirements: Type/Location Sq. Ft./Ratio/Cost Per R&O 13-12 Mitigation Requirement met for VC encroachments associated with Wetland Mitigation Credit Purchase 8,692 Conditions Attached Development Figures Attached ( 4 ) Planting Plan Attached Geotech Report Required This Service Provider Letter does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. 24-001688 X X X X X CWS File Number Page 2 of 6 24-001688 In order to comply with Clean Water Services water quality protection requirements the project must comply with the following conditions: 1.No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the sensitive area or Vegetated Corridor which may negatively impact water quality, except those allowed in R&O 19-5, Chapter 3, as amended by R&O 19-22. 2.Prior to any site clearing, grading or construction the Vegetated Corridor and water quality sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan. During construction the Vegetated Corridor shall remain fenced and undisturbed except as allowed by R&O 19-5, Section 3.06.1, as amended by R&O 19-22 and per approved plans. 3.Prior to any activity within the sensitive area, the applicant shall gain authorization for the project from the Oregon Department of State Lands (DSL) and US Army Corps of Engineers (USACE). The applicant shall provide Clean Water Services or its designee (appropriate city) with copies of all DSL and USACE project authorization permits including receipt of wetland mitigation bank credits. 4.An approved Oregon Department of Forestry Notification is required for one or more trees harvested for sale, trade, or barter, on any non-federal lands within the State of Oregon. 5.Prior to any ground disturbing activities, an erosion control permit is required. Appropriate Best Management Practices (BMP's) for Erosion Control, in accordance with Clean Water Services' Erosion Prevention and Sediment Control Planning and Design Manual, shall be used prior to, during, and following earth disturbing activities. 6.Prior to construction, a Stormwater Connection Permit from Clean Water Services or its designee is required pursuant to Ordinance 27, Section 4.B. 7.Activities located within the 100-year floodplain shall comply with R&O 19-5, Section 5.10, as amended by R&O 19-22. 8.Removal of native, woody vegetation shall be limited to the greatest extent practicable. 9.The water quality swale and detention pond shall be planted with Clean Water Services approved native species, and designed to blend into the natural surroundings. 10.Should final development plans differ significantly from those submitted for review by Clean Water Services, the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider Letter. This Service Provider Letter is not valid unless CWS-approved site plan is attached. Please call (503) 681-3653 with any questions. Lindsey Obermiller Environmental Plan Review Attachments ( 4 ) .,,,_ ·,:: Q) E 0,-.... ..,. 0 N C ::, -, 0 ..; tci w I V) ' I ,-.: V) x w .:..a..v;> 3 u EI 9 � / ·g Q) ·o ,t / a; u � u !!! 0 .i::: V) / :tl" / c5 V) -::; Q) -�"8 .c u C ::, .0 / . ../ -------------- ---------------------� ----------,...-------'(/.r _,---------------_, -I • ,,, ----- ./ ,., --- --------- LEGEND SQ. FEET ACRES 2,440 0.06 8,692 0.20 Q SCALE i T T 1 INCH -200 FEET /.__ _______________________________________________________________________________ ___, 12564 SW Main Street TI11ard. OR 97223 (T] 503-941-9484 DATE: 6/211202◄ REVISIONS NO. DATE DESCRIPTION OVERLOOK AT RIVER TERRACE CWS-SPL EXISTING CONDITIONS BUFFERS PROJECT NO.: 148•011 TYPE: PLANNING REVIEWED 8V: PRE 3 • 0 24-001688 08/26/202441 2 C C C C SC X X C C C D D S WETLAND B TO BE FILLED 2,440 SF (0.06 AC) TAX MAP 2S1W08CD TAX LOT 200 TAX MAP 2S1W08CD TAX LOT 400 TAX MAP 2S1W08CC TAX LOT 200 TAX MAP 2S1W17 TAX LOT 300 TA X M A P 2 S 1 W 1 7 TA X L O T 3 0 1 TAX MAP 2S1W17 TAX LOT 302 SHEET 4.1 TAX MAP 2S1W17 TAX LOT 201 TAX MAP 2S1W17 TAX LOT 202 STUDY AREA BOUNDARY N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ E x h i b i t s - W e t l a n d \ C W S - S P L \ 1 4 8 0 1 1 . ( 4 ) C W S - S P L - I M P A C T S . d w g - S H E E T : 4 . 0 J u n 2 1 , 2 0 2 4 - 3 : 4 9 p m p r e NO. DATE: DATE REVISIONS DESCRIPTION 6/21/2024 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 REVIEWED BY: TYPE: PROJECT NO.: PRE PLANNING 148-011 TERRACE AT RIVER OVERLOOK 4.0 WETLAND AND BUFFER IMPACT MAP 1 INCH = 200 FEET 0 100 200 SCALE CWS-SPL LEGEND EXISTING WETLANDS TO BE FILLED DEGRADED BUFFER ENCROACHMENT SQ. FEET ACRES 2,440 0.06 8,692 0.20 MITIGATION TO BE PROVIDED BY THE PURCHASE OF OFFSITE WETLAND MITIGATION BANK CREDITS 3 WETLAND B TO BE FILLED 2,440 SF (0.06 AC) DEGRADED CONDITION BUFFER ENCROACHMENT - TIER 2 IMPACT 8,692 SF PROPOSED STORMWATER MANAGEMENT FACILITY STUDY AREA BOUNDARY PROPOSED NEIGHBORHOOD ROUTE N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ E x h i b i t s - W e t l a n d \ C W S - S P L \ 1 4 8 0 1 1 . ( 4 ) C W S - S P L - I M P A C T S . d w g - S H E E T : 4 . 1 J u n 2 1 , 2 0 2 4 - 3 : 4 9 p m p r e NO. DATE: DATE REVISIONS DESCRIPTION 6/21/2024 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 REVIEWED BY: TYPE: PROJECT NO.: PRE PLANNING 148-011 TERRACE AT RIVER OVERLOOK 4.1 WETLAND AND BUFFER IMPACT MAP 1 INCH = 60 FEET 0 30 60 SCALE CWS-SPL 4 Urban Forestry Plan Supplemental Report December 9, 2024 Overlook at River Terrace 15540 & 15590 SW April Lane Tigard, Oregon Tax Lots 2S108CD00400 and 2S108CD00200 Prepared By: Morgan Holen & Associates, LLC 3 Monroe Parkway, Suite P 220 Lake Oswego, OR 97035 971.409.9354 In Association With: Pacific Community Design 12564 SW Main Street Tigard, OR 97223 503.941.9484 Table of Contents – Purpose ............................................................................................................................... 1 Scope of Work and Limitations ................................................................................... 1 Site Description ............................................................................................................... 2 Effective Tree Canopy Cover ....................................................................................... 3 Specifications ................................................................................................................... 4 A. Tree Protection Specifications ...................................................................................... 4 B. Soil Characteristics and Specifications for Improvement ............................................. 5 C. Tree Planting Specifications ......................................................................................... 5 Signature of Approval .................................................................................................... 5 Enclosures – Attachment A: Existing Tree Inventory Data Attachment B: Existing Stand Inventory Data Attachment C: Planted Tree Inventory and Street Tree Soil Volume Calculations Attachment D: Effective Tree Canopy Cover Summary for RES-C Zoning District Attachment E: Tree Preservation and Removal Site Plan Attachment F: Tree Canopy Site Plan Attachment G: Plant Specifications Not Applicable – Tree Canopy Fee Calculation 9 7 1 . 4 0 9 . 9 3 5 4 3 Monroe Parkway, Suite P 220 Lake Oswego, Oregon 97035 morgan@mholen.comConsulting Arborists and Urban Forest Management Urban Forestry Plan – Supplemental Report Overlook at River Terrace, Tigard, Oregon December 9, 2024 MHA24015 Purpose This Urban Forestry Plan for the Overlook at River Terrace project located in the RES-C zoning district in Tigard, Oregon, is provided pursuant to City of Tigard Code Sections 18.420.060, 18.520, and the Tigard Urban Forestry Manual. This report describes the existing trees located on the project site, proposed tree removal, retention, protection, and planting, and describes the effective tree canopy cover needed to meet City requirements. This report was prepared on behalf of The New Home Company by International Society of Arboriculture (ISA) Board Certified Master Arborist and Qualified Tree Risk Assessor Morgan Holen (PN-6145B) of Morgan Holen & Associates, LLC, in association with Registered Landscape Architect Michelle Hundley (#1085) of Pacific Community Design (PCD). The client may choose to accept or disregard the recommendations contained herein or seek additional advice. Neither this author nor Morgan Holen & Associates, LLC, or PCD, have assumed any responsibility for liability associated with the trees on or adjacent to this site. Scope of Work and Limitations Morgan Holen & Associates, LLC was contracted by The New Home Company to collect tree inventory data and develop an Urban Forestry Plan for the project in collaboration with PCD. An existing conditions survey illustrating the location of existing trees by survey point number was provided to us prior to conducting the fieldwork. Consulting Arborist Morgan Holen visited the site on May 17, 2024 to visually assess existing trees six inches and larger in diameter located on and directly adjacent to the project site and collect tree inventory data. Open grown trees and stand grown trees were evaluated in terms of species, diameter, crown radius, general condition and suitability for preservation with site development in accordance with Tigard Urban Forestry Manual Section 10, Part 3, Items D and E. Visual assessment was limited at off-site trees to observations made from the project site or public rights-of-way except where right of entry was authorized to assess surveyed trees in the wetland and stream corridor on tax lot 2S108CD00300. Following the tree inventory fieldwork, we coordinated with the PCD to review the proposed site plan in terms of existing trees, discuss recommendations for tree protection, and assist with preparation of the Urban Forestry Plan drawings. We recommended an on-site meeting with the neighboring property owner north of the site, near the northeast corner of the project, to review and discuss proposed tree removal for the street extension. Clearing of on-site trees is likely to have a negative impact on the protection of adjacent off-site trees. No site meeting was arranged and the current Tree Preservation and Removal Site Plan includes a note in this area that “Some trees here will likely need to be removed. Coordinate with Arborist and Property Owner during construction.” 9 7 1 . 4 0 9 . 9 3 5 4 3 Monroe Parkway, Suite P 220 Lake Oswego, Oregon 97035 morgan@mholen.comConsulting Arborists and Urban Forest Management Urban Forest Plan – Supplemental Report Overlook at River Terrace, Tigard, Oregon December 9, 2024 Page 2 Site Description The project site is located at 15540 SW April Lane and 15590 SW April Lane (Tax Lots 2S108CD00400 and 2S108CD00200) in Tigard, Oregon. The existing site includes two single family residential homes and a vineyard that are planned for demolition with site development. The project proposes to develop 81 building lots, including 68 lots for single-family residential homes and 13 lots for townhomes, as well as a storm water facility, new streets and sidewalks, and open space tracts. The site includes areas mapped as Goal 5 Significant Habitat Areas and Tigard Significant Tree Grove. Flexible standards to incentive the preservation of Significant Tree Groves as provided in Tigard Code Chapter 18.520 are requested as part of the proposed project. In all, 303 individual trees and three groves of stand grown trees were inventoried. A complete description of the existing individual trees, as prepared by Morgan Holen & Associate, LLC, is included in the enclosed existing tree inventory data (attachment A). Additionally, each stand of trees is described in the enclosed existing stand inventory data (attachment B). Of the 303 individual trees, 148 are located off-site, including: 126 stand grown trees that are unaffected by the proposed project in the wetland and stream corridor on tax lot 2S108CD00300; two trees are tax lot 2S108CD00100 planned for protection with tree protection fencing installed along the north boundary of the project site adjacent to these trees; 19 stand grown trees also located on tax lot 2S108CD00100 that are recommended for removal or reassessment at the time of construction because they will be negatively impacted by exposure from the adjacent removal of on-site trees to extend SW Woodhue Street from the east; and, one tree located in the northeast corner of tax lot 2S1170000201 recommended for removal because adequate protection is not possible based on the proposed site plan. Removal of off-site trees requires prior written consent of the property owners. No canopy credit is accounted for off-site trees planned for protection. Of the 155 individual trees located on-site, 120 are planned for removal for the purposes of site development, 34 trees located along SW April Lane are planned for retention, and one tree, #70958, which is actually part of Stand 1, is classified as “likely to retain”. The 34 individual trees to be retained along SW April Lane are mostly declining Lombardy poplars (Populus nigra) but there are no improvements proposed to this private street as part of this project. Proposed work is limited to the installation of sanitary sewer and storm drain pipes within the existing paved area. Tree protection fencing is specified to prevent stockpiling or equipment access near these trees during the utility installation. No effective tree canopy credit is provided by retaining these 34 trees. Tree #70958 is a 32-inch diameter Douglas-fir (Pseudotsuga menziesii) in good condition that may be negatively impacted by exposure from adjacent tree removal. It is planned for protection and should be reassessed at the time of site clearing, but no canopy credit is accounted for preserving this tree and, by classifying it as “likely to retain”, it may be removed without delay if and when the project arborist determines that the tree is not suitable for retention based on health, stability, and exposure from site clearing. At that point, the arborist would document the conditions that led to a removal recommendation and submit that documentation to the City, while contractors are able to proceed with tree removal without delay. Removal of this tree will not modify the effective tree canopy calculation. Urban Forest Plan – Supplemental Report Overlook at River Terrace, Tigard, Oregon December 9, 2024 Page 3 A total of 74 stand grown trees are proposed for preservation on the project site, including 57% of Stand 1 providing 26,799 square feet of canopy cover in Tract A, and all 15 existing trees in the smaller Stands 2 and 3, providing 5,002 square feet of canopy cover in Tract P. All three stands received condition and preservation ratings greater than 1 and provide double canopy credit. (Note that tree #70868 in Stand 3 did receive a condition rating of 1, but it is below the dominant canopy of trees that rated higher and there is no need to remove it; it can be retained for habitat value and only the canopy of trees rating higher than 1 was accounted for in the canopy calculation.) Effective Tree Canopy Cover The required effective tree canopy cover is achieved by the preservation of stand grown trees and proposed new tree planting, including 163 individual trees and a planted stand in tract K. The planted tree inventory and street tree soil volume calculations, as prepared by Pacific Community Design, are enclosed as Attachment C. Attachment D provides a summary of the effective tree canopy cover for the RES-C zoning district. The required number of street trees is based on the lineal street frontage divided by 40. The total street frontage is 6,324-lineal feet. Therefore, a minimum of 159 street trees are required. The proposed planted tree inventory includes 163 1.5-inch caliper street trees. Tree species and locations were determined by a Registered Landscape Architect from Pacific Community Design to provide the closest and best spacing possible. Each tree has at least 500-cubic-feet of soil volume, the minimum required based on a right-of-way width of over 10 and up to 12-feet. Where planter strips are too small to accommodate a minimum of 500-cubic-feet of soil volume, covered root paths are specified in the planted tree inventory and shown on the Tree Canopy Site Plan; this is applicable for 68 street trees. The proposed street trees comply with the street tree planting standards in Section 2 of the Urban Forestry Manual and with the soil volume standards in Section 12. In the RES-C zoning district, effective tree canopy cover is required to be calculated on a lot basis and for the overall development site. The standard percentage of effective tree canopy cover for each lot shall be at least 15%, with a minimum standard of 40% for the overall development site. However, the project requests use of flexible standards contained in Tigard Code Section 18.520. Since the site contains more than 10,000 square feet of tree canopy within a mapped significant grove that is not located within any sensitive lands and the project proposes to preserve at least 50% of the significant tree grove’s canopy within the development site, the requirement for 15% effective tree canopy cover per lot or tract in the RES-C zone is not required as long as the standard percent effective tree canopy cover for the overall development site is met. Eleven of 81 lots and 11 of 22 tracts have less than 15% effective tree canopy cover. The overall development site is 573,215 square feet and the overall effective tree canopy cover is 234,690 square feet, or 40.9%; therefore, the effective tree canopy cover requirement for the overall development site is met. The Tree Preservation and Removal Site Plan and Tree Canopy Site Plan are enclosed as attachments E and F as required by Section 10 of the Urban Forestry Manual, which illustrate how the Urban Forestry Plan requirements are met. Please refer to the existing conditions, grading, and utilities site plans for complete information. B, T Urban Forest Plan – Supplemental Report Overlook at River Terrace, Tigard, Oregon December 9, 2024 Page 4 Specifications A. Tree Protection Specifications 1. Preconstruction Conference. The project arborist shall be on site to discuss methods of tree removal and tree protection prior to any construction. 2. Tree Protection Zone. The tree protection zone (TPZ) is defined as the dripline of protected trees as a minimum. Work that is necessary beneath the dripline of protected trees shall be monitored and documented by the project arborist. The contractor shall be responsible for coordinating with the project arborist in a timely manner. 3. Protection Fencing. All trees to be retained shall be protected by minimum 5-foot-tall metal fencing unless otherwise approved by the city manager or designee. Protection fencing shall be secured to steel posts placed no further than 8-feet apart and shall be installed at the edge of the TPZ or as otherwise depicted on the site plan. Trees located farther than 30-feet from construction activity do not require tree protection fencing. 4. Tree Protection Zone Maintenance. The protection fencing shall not be moved, removed, or entered by equipment except under direction of the project arborist. The contractor shall not store materials or equipment within the TPZ. 5. Erosion Control. Beneath the dripline of protected trees, erosion control fencing shall not be trenched in per manufacturer’s specifications to avoid root impacts. Instead, alternative means of erosion control are required, such as wrapping the base of silt fencing around a straw wattle and staking the wattle into the ground or using compost socks or straw wattles staked into the ground in lieu of silt fencing. 6. Tree Removal. Trees identified for removal that are located on property boundaries and off-site immediately adjacent to the project site shall not be removed without the adjacent property owner’s prior written authorization. Coordinate with neighboring properties owners to review and discuss proposed tree removal and potential impacts to the protection of off-site trees. Protection fencing may be temporarily opened for tree removal, but no tracked machinery is allowed within tree protection zones; directionally fell trees using chainsaws (no tracked machinery) with caution to avoid damage to protected trees. Stumps of removed trees located within 30-feet of protected trees shall remain in the ground, or else be removed by stump grinding or extracted from the ground under the on-site supervision of the project arborist. Logs and woody debris shall be removed from the protection zone and the tree protection fencing shall be closed once tree felling is complete. 7. Post Clearing Evaluation. The project arborist shall visit the site at the time of clearing to re-assess tree #70958 in terms of general condition and potential risk. This tree shall continue to be protected until if and when the project arborist determines that it is not suitable for preservation and provides written documentation of a recommendation for removal to the City. 8. Crown Pruning. The project arborist can help identify where pruning is necessary to provide construction clearance and remove dead and defective branches for safety once trees planned for removal have been removed and the site is staked and prepared for construction. Pruning shall be performed by a Qualified Tree Service and conducted in accordance with ANSI A300 pruning standards and ISA Best Management Practices for pruning. Urban Forest Plan – Supplemental Report Overlook at River Terrace, Tigard, Oregon December 9, 2024 Page 5 9. Excavation. Excavation beneath protected tree driplines shall be avoided if alternatives are available. If excavation is unavoidable, the project arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees. Root pruning shall be directed and documented by the project arborist. 10. Landscaping. Following construction and where landscaping is desired, apply approximately 3-inches of mulch beneath the dripline of protected trees, but not directly against tree trunks. If irrigation is used, use drip irrigation installed at native grade only (no trenching) beneath the driplines of protected trees. 11. Tree Protection Inspections. The project arborist shall inspect and verify the location of tree protection measures prior to construction, monitor tree protection measures regularly, and provide semi-monthly written reports to the City during periods of active construction. 12. Final Report. After the project has been completed, the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees and verify the installation of new trees in accordance with the Tree Canopy Site Plan. B. Soil Characteristics and Specifications for Improvement Based on our review of the online NRCS Web Soil Survey, native soils at the project site include: relatively shallow but moderately well drained Cornelius and Kinton silt loams (~59%), deep and moderately well drained Helvetia silt loams (~17%) and Quatama loam (~11%), relatively shallow and somewhat poorly drained Cascade silt loam (~11%), and deep and somewhat poorly drained Aloha silt loam (~2%). Soil improvements are proposed as described in the plant specifications provided as Attachment H, as prepared by Pacific Community Design. If soil compaction occurs during construction, the project arborist or landscape architect shall provide additional recommendations as needed. C. Tree Planting Specifications New trees that are planted to meet the effective canopy requirements shall conform to the applicable standards in the Tigard Urban Forestry Manual. They shall be planted in accordance with the American National Standards Institute (ANSI) standards for tree planting (A300, Part 6) and additional standards adopted by the Oregon Landscape Contractors Board. Nursery stock shall meet the requirements of the American Association of Nurserymen for nursery stock (ANSI Z60.1) for Grade No.1 or better. Double stake trees if needed for stability. Signature of Approval We hereby attest that, to the best of our knowledge: The attached Tree Preservation and Removal site plan meets all of the requirements in Section 10, Part 1 of the Urban Forestry Manual; The attached Tree Canopy site plan meets all of the requirements in Section 10, Part 2 of the Urban Forestry Manual; and This Supplemental Report meets all of the requirements in Section 10, Part 3 of the Urban Forestry Manual. Urban Forest Plan – Supplemental Report Overlook at River Terrace, Tigard, Oregon December 9, 2024 Page 6 Thank you for choosing Morgan Holen & Associates, LLC, and Pacific Community Design to provide consulting arborist and landscape architect services for the Overlook at River Terrace project in Tigard. Please contact us if you have questions or need any additional information. Thank you, In Association With: Morgan Holen & Associates, LLC: Pacific Community Design Morgan E. Holen, Member Michelle L. Hundley ISA Board Certified Master Arborist (PN-6145B) Registered Landscape Architect #1085 ISA Tree Risk Assessment Qualified SAF Certified Urban and Community Forester #62193 Enclosures: Attachment A: Existing Tree Inventory Data Attachment B: Existing Stand Inventory Data Attachment C: Planted Tree Inventory and Street Tree Soil Volume Calculations Attachment D: Effective Tree Canopy Cover Summary for RES-C Zoning District Attachment E: Tree Preservation and Removal Site Plan Attachment F: Tree Canopy Site Plan Attachment G: Plant Specifications Attachment A: Existing Tree Inventory Data MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 08-28-2024.xlsx Page 1 of 10 No. Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 70804 shore pine Pinus contorta 16 13 - O N 2 2 Tag 70829, sequoia pitch moth Remove 70805 shore pine Pinus contorta 11 13 - O N 2 2 Tag 70830, sequoia pitch moth Remove 70806 fig Ficus spp. 12 10 - O N 2 2 Tag 70831 Remove 70807 mulberry Morus spp. 11 4 - O N 1 1 Tag 70832 Remove 70808 fig Ficus spp. 10 9 - O N 2 2 Tag 70833 Remove 70809 Chinese pistache Pistacia chinensis 7 9 - O N 1 1 Tag 70834, trunk decay Remove 70810 fig Ficus spp. 5,2x8,9 12 - O N 2 2 Tag 70835 Remove 70811 apple Malus spp. 7 6 - O N 2 2 Tag 70836 Remove 70812 apple Malus spp. 9 7 - O N 2 2 Tag 70837 Remove 70813 Douglas-fir Pseudotsuga menziesii 22 23 - S N 3 2 Tag 70838, codominant leaders with included bark Remove 70814 Douglas-fir Pseudotsuga menziesi 14 14 - S N 3 3 Tag 70839 Remove 70815 Douglas-fir Pseudotsuga menziesi 17 18 - S N 3 2 Tag 70840, off-center leader Remove 70816 Douglas-fir Pseudotsuga menziesi 20 22 - O N 3 3 Tag 70841 Remove 70817 deodar cedar Cedrus deodara 12 12 - O N 3 2 Tag 70842, multiple leaders Remove 70818 cherry Prunus spp. 8 10 - O N 2 2 Tag 70843 Remove 70819 cherry Prunus spp. 8 9 - O N 2 2 Tag 70844 Remove 70820 weeping willow Salix babylonica 18 15 - O N 1 1 Tag 70845 Remove 70821 cherry Prunus spp. 12 9 - O N 2 2 Tag 70846 Remove 70822 cherry Prunus spp. 13 13 - O N 2 2 Tag 70847 Remove 70823 mulberry Morus spp. 7,8 16 - O N 2 2 Remove 70824 black cottonwood Populus trichocarpa 14 17 - O N 3 3 Tag 70849 Remove 70825 curly willow Salix matsudana 13 9 - O N 1 1 Tag 70850 Remove 70826 apple Malus spp. 8 8 - O N 1 1 Tag 70851, trunk decay Remove 70827 black cottonwood Populus trichocarpa 24 17 - O N 2 2 Tag 70852, codominant leaders Remove 70828 Oregon white oak Quercus garryana 42 42 - O N 3 3 Tag 70853, excellent condition Remove 70860 bigleaf maple Acer macrophyllum 7 11 - S N 2 2 Remove 70861 Douglas-fir Pseudotsuga menziesi 28 20 - O N 2 2 Remove 70862 bigleaf maple Acer macrophyllum 8 14 - S N 1 1 Suppressed Remove 70863 bigleaf maple Acer macrophyllum 8,9 15 - S N 2 2 Remove 70866 bigleaf maple Acer macrophyllum 21 26 - O N 2 2 Unaffected 70870 Oregon white oak Quercus garryana 11,13 20 - O N 2 2 Unaffected 70875 Oregon ash Fraxinus latifolia 12 22 - S N 2 2 Unaffected 70876 Oregon ash Fraxinus latifolia 15 20 - S N 2 2 Unaffected 70883 red alder Alnus rubra 16 16 - S N 2 2 Unaffected 70884 red alder Alnus rubra 7 7 - S N 2 2 Unaffected Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment A: Existing Tree Inventory Data MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 08-28-2024.xlsx Page 2 of 10 No. Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 70885 Douglas-fir Pseudotsuga menziesi 14 12 - S N 2 2 Unaffected 70886 Douglas-fir Pseudotsuga menziesi 14 11 - S N 2 2 Unaffected 70887 Douglas-fir Pseudotsuga menziesi 7 12 - S N 1 1 Unaffected 70888 Scouler's willow Salix scouleriana 3x8,2x10 10 - S N 1 1 Unaffected 70889 bigleaf maple Acer macrophyllum 8 6 - S 1 1 Extensive ivy infestation Unaffected 70890 ponderosa pine Pinus ponderosa 48 24 - O N 3 2 Multiple leaders Unaffected 70891 Port-Orford-cedar Chamaecyparis lawsoniana 7 0 - S N 0 1 Unaffected 70892 Port-Orford-cedar Chamaecyparis lawsoniana 8 0 - S N 0 1 Unaffected 70893 Port-Orford-cedar Chamaecyparis lawsoniana 7 0 - S N 0 1 Unaffected 70894 Scouler's willow Salix scouleriana 21 18 - S N 2 2 Multiple stems Unaffected 70895 Scouler's willow Salix scouleriana 18 14 - S N 1 1 Advanced decay Unaffected 70896 Douglas-fir Pseudotsuga menziesi 10 12 - S N 2 2 Unaffected 70897 deodar cedar Cedrus deodara 13 10 - S N 2 2 Unaffected 70898 red alder Alnus rubra 8 9 - S N 2 2 Extensive ivy Unaffected 70899 Oregon ash Fraxinus latifolia 14,20 20 - S N 1 1 Extensive ivy infestation Unaffected 70900 linden Tilia spp. 16 20 - O N 3 3 Remove 70901 cherry Prunus spp. 16 19 - O N 2 2 Remove 70902 Douglas-fir Pseudotsuga menziesi 19 18 - O N 3 3 Remove 70903 Douglas-fir Pseudotsuga menziesi 15 18 - S N 2 2 Protect 70904 madrone Arbutus menziesi 6 10 - S N 2 2 Protect 70905 Douglas-fir Pseudotsuga menziesii 21 18 - S N 2 2 Coordinate with neighbor about likely need to remove 70906 Douglas-fir Pseudotsuga menziesii 17 10 - S N 2 2 Coordinate with neighbor about likely need to remove 70907 Douglas-fir Pseudotsuga menziesii 17 10 - S N 2 2 Coordinate with neighbor about likely need to remove 70908 Douglas-fir Pseudotsuga menziesii 23 12 - S N 2 2 Coordinate with neighbor about likely need to remove 70909 Douglas-fir Pseudotsuga menziesii 19 10 - S N 2 2 High live crown, asymmetry Coordinate with neighbor about likely need to remove 70910 Douglas-fir Pseudotsuga menziesii 8 0 - S N 0 0 Coordinate with neighbor about likely need to remove 70911 Douglas-fir Pseudotsuga menziesii 9 7 - S N 1 1 Coordinate with neighbor about likely need to remove 70912 Douglas-fir Pseudotsuga menziesii 8 7 - S N 1 1 Coordinate with neighbor about likely need to remove Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment A: Existing Tree Inventory Data MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 08-28-2024.xlsx Page 3 of 10 No. Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 70913 Douglas-fir Pseudotsuga menziesii 11 8 - S N 1 1 Coordinate with neighbor about likely need to remove 70914 Douglas-fir Pseudotsuga menziesii 12 8 - S N 1 1 Coordinate with neighbor about likely need to remove 70915 Douglas-fir Pseudotsuga menziesii 9 7 - S N 1 1 Coordinate with neighbor about likely need to remove 70916 Douglas-fir Pseudotsuga menziesii 11 8 - S N 2 2 Coordinate with neighbor about likely need to remove 70917 Douglas-fir Pseudotsuga menziesii 11 8 - S N 1 1 Coordinate with neighbor about likely need to remove 70918 Douglas-fir Pseudotsuga menziesii 14 9 - S N 2 2 Coordinate with neighbor about likely need to remove 70919 Douglas-fir Pseudotsuga menziesii 9 7 - S N 1 1 Coordinate with neighbor about likely need to remove 70920 Douglas-fir Pseudotsuga menziesii 12 8 - S N 1 1 Coordinate with neighbor about likely need to remove 70921 Douglas-fir Pseudotsuga menziesii 19 11 - S N 2 2 Coordinate with neighbor about likely need to remove 70922 Douglas-fir Pseudotsuga menziesii 9 7 - S N 0 0 Coordinate with neighbor about likely need to remove 70923 Douglas-fir Pseudotsuga menziesii 22 12 - S N 2 2 Coordinate with neighbor about likely need to remove 70958 Douglas-fir Pseudotsuga menziesi 32 24 - S N 3 2 Likely to Retain 70972 cherry Prunus spp. 28 26 - O N 3 2 Remove 70986 sweet cherry Prunus avium 2x8 14 - S N 2 1 Nuisance species Unaffected 70987 bigleaf maple Acer macrophyllum 21 17 - S N 3 2 Codominant stems Unaffected 70988 bigleaf maple Acer macrophyllum 6 11 - S N 2 2 Unaffected 70989 black cottonwood Populus trichocarpa 11 12 - S N 2 2 Small and high live crown Unaffected 70990 black cottonwood Populus trichocarpa 24 26 - S N 2 2 Unaffected 70991 black cottonwood Populus trichocarpa 8 12 - S N 1 0 Hollow with trunk decay, leans over roadway Unaffected 70992 Oregon ash Fraxinus latifolia 8 11 - S N 2 2 Unaffected 70993 Oregon ash Fraxinus latifolia 15 20 - S N 2 2 Unaffected 70994 bigleaf maple Acer macrophyllum 8 0 - S N 0 1 Unaffected 70995 Oregon ash Fraxinus latifolia 7 14 - S N 2 2 Unaffected 70996 Oregon ash Fraxinus latifolia 6 8 - S N 2 2 Unaffected Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment A: Existing Tree Inventory Data MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 08-28-2024.xlsx Page 4 of 10 No. Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 70997 Oregon ash Fraxinus latifolia 10 16 - S N 2 2 Unaffected 70998 sweet cherry Prunus avium 11 10 - S N 1 1 Nuisance species, dead top Unaffected 70999 sweet cherry Prunus avium 7 8 - S N 1 1 Nuisance species, dead top Unaffected 71000 sweet cherry Prunus avium 8 8 - S N 1 1 Nuisance species, dead top Unaffected 71001 Douglas-fir Pseudotsuga menziesi 21 14 - S N 2 2 Minor pistolbutt Unaffected 71002 bigleaf maple Acer macrophyllum 2x12 18 - S N 2 2 Unaffected 71003 bigleaf maple Acer macrophyllum 12 14 - S N 2 2 Codominant leaders Unaffected 71004 bigleaf maple Acer macrophyllum 8 10 - S N 1 1 Unaffected 71005 bigleaf maple Acer macrophyllum 8 10 - S N 2 2 Unaffected 71006 sweet cherry Prunus avium 7 7 - S N 1 1 Nuisance species, dead top Unaffected 71007 sweet cherry Prunus avium 6 6 - S N 1 1 Nuisance species, dead top Unaffected 71008 sweet cherry Prunus avium 7 0 - S N 0 1 Nuisance species, dead Unaffected 71009 sweet cherry Prunus avium 8 7 - S N 1 1 Nuisance species, dead top Unaffected 71010 Douglas-fir Pseudotsuga menziesi 27 15 - S N 2 2 Minor pistolbutt Unaffected 71011 bigleaf maple Acer macrophyllum 10 16 - S N 2 2 Unaffected 71012 Scouler's willow Salix scouleriana 9 10 - S N 1 1 Unaffected 71013 red alder Alnus rubra 8 10 - S N 2 2 Unaffected 71014 Oregon ash Fraxinus latifolia 14 16 - S N 2 2 Unaffected 71015 bigleaf maple Acer macrophyllum 13 16 - S N 2 2 Unaffected 71016 Scouler's willow Salix scouleriana 24 24 - S N 2 2 Unaffected 71017 Douglas-fir Pseudotsuga menziesi 30 15 - S N 2 2 Unaffected 71018 apple Malus spp. 6 12 - S N 1 1 Unaffected 71019 sweet cherry Prunus avium 8,12 0 - S N 0 1 Nuisance species, dead Unaffected 71021 sweet cherry Prunus avium 7 7 - S N 1 1 Nuisance species, excessive lean Unaffected 71022 sweet cherry Prunus avium 8 6 - S N 0 1 Nuisance species, dead top Unaffected 71023 sweet cherry Prunus avium 7 3 - S N 0 1 Nuisance species, dead top Unaffected 71024 sweet cherry Prunus avium 6 6 - S N 0 1 Nuisance species, dead top Unaffected 71025 sweet cherry Prunus avium 2x9 6 - S N 0 1 Nuisance species, dead top Unaffected 71027 red alder Alnus rubra 6 6 - S N 0 1 Unaffected 71028 bigleaf maple Acer macrophyllum 12 10 - S N 1 1 Unaffected 71029 bigleaf maple Acer macrophyllum 8 8 - S N 1 1 Unaffected 71030 bigleaf maple Acer macrophyllum 16 16 - S N 2 2 Unaffected 71031 Oregon ash Fraxinus latifolia 13 10 - S N 2 2 Codominant leaders, crooked trunk Unaffected 71032 bigleaf maple Acer macrophyllum 17 18 - S N 2 2 Codominant stems Unaffected 71033 bigleaf maple Acer macrophyllum 20 22 - S N 2 2 Crook in upper trunk Unaffected 71034 bigleaf maple Acer macrophyllum 8 12 - S N 2 2 Unaffected Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment A: Existing Tree Inventory Data MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 08-28-2024.xlsx Page 5 of 10 No. Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 71035 deciduous unknown 7 0 - S N 0 1 Unaffected 71036 Douglas-fir Pseudotsuga menziesi 17 17 - S N 2 2 Unaffected 71037 Douglas-fir Pseudotsuga menziesi 27 15 - S N 2 2 Unaffected 71038 Oregon ash Fraxinus latifolia 7,10 12 - S N 2 2 Unaffected 71039 Douglas-fir Pseudotsuga menziesii 26 19 - S N 2 2 Crook in lower trunk, old wound mid trunk, top is self-correcting Unaffected 71040 Douglas-fir Pseudotsuga menziesi 24 20 - S N 2 2 Unaffected 71041 Douglas-fir Pseudotsuga menziesi 32 24 - S N 2 2 Unaffected 71042 red alder Alnus rubra 10 12 - O N 1 1 Unaffected 71044 bigleaf maple Acer macrophyllum 8,12 25 - S N 2 2 Unaffected 71045 bigleaf maple Acer macrophyllum 20 26 - S N 2 2 Unaffected 71046 Douglas-fir Pseudotsuga menziesi 21 18 - S N 2 2 Unaffected 71047 Douglas-fir Pseudotsuga menziesi 19 19 - S N 1 1 Self-correcting lean, off-center leader Unaffected 71048 sweet cherry Prunus avium 12 10 - S N 1 1 Nuisance species Unaffected 71049 sweet cherry Prunus avium 6 7 - S N 1 1 Nuisance species Unaffected 71050 sweet cherry Prunus avium 7 12 - S N 1 1 Nuisance species Unaffected 71051 bigleaf maple Acer macrophyllum 9 13 - S N 2 2 Unaffected 71052 Douglas-fir Pseudotsuga menziesi 28 19 - S N 3 2 Unaffected 71053 red alder Alnus rubra 11 14 - S N 2 2 Unaffected 71054 Douglas-fir Pseudotsuga menziesi 8 10 - S N 2 2 Unaffected 71055 Scouler's willow Salix scouleriana 10,2x14 13 - S N 2 2 Unaffected 71056 Scouler's willow Salix scouleriana 2x9 14 - S N 1 1 Unaffected 71057 Scouler's willow Salix scouleriana 10 4 - S N 0 1 Mostly dead Unaffected 71058 Scouler's willow Salix scouleriana 10 14 - S N 1 1 Unaffected 71059 black cottonwood Populus trichocarpa 20 18 - S N 2 2 Unaffected 71060 Scouler's willow Salix scouleriana 9 12 - S N 2 2 Unaffected 71061 black cottonwood Populus trichocarpa 7 10 - S N 2 2 Unaffected 71062 Scouler's willow Salix scouleriana 8 15 - S N 2 2 Unaffected 71063 Scouler's willow Salix scouleriana 6 8 - S N 2 2 Unaffected 71064 Scouler's willow Salix scouleriana 10 10 - S N 2 2 Unaffected 71065 Scouler's willow Salix scouleriana 7 4 - S N 1 1 Dead top Unaffected 71066 Scouler's willow Salix scouleriana 6,10 8 - S N 1 1 10" stem broke at ~8'Unaffected 71067 Scouler's willow Salix scouleriana 7 14 - S N 2 2 Unaffected 71068 Scouler's willow Salix scouleriana 12 11 - S N 2 2 Trunk damage Unaffected 71069 Scouler's willow Salix scouleriana 6 0 - S N 0 1 Unaffected 71070 Scouler's willow Salix scouleriana 6 8 - S N 2 2 Unaffected Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment A: Existing Tree Inventory Data MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 08-28-2024.xlsx Page 6 of 10 No. Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 71071 Scouler's willow Salix scouleriana 7,8 7 - S N 2 2 Unaffected 71072 sweet cherry Prunus avium 7 6 - S N 1 1 Nuisance species Unaffected 71073 Scouler's willow Salix scouleriana 10 9 - S N 1 1 Unaffected 71074 Scouler's willow Salix scouleriana 10 14 - S N 2 2 Unaffected 71075 black cottonwood Populus trichocarpa 6 6 - S N 1 1 Unaffected 71076 Scouler's willow Salix scouleriana 8 8 - S N 2 2 Unaffected 71077 Scouler's willow Salix scouleriana 10 0 - S N 0 1 Unaffected 71078 Scouler's willow Salix scouleriana 9 6 - S N 2 2 Unaffected 71079 black cottonwood Populus trichocarpa 7 20 - S N 2 1 Poor structure Unaffected 71080 Scouler's willow Salix scouleriana 10 12 - S N 2 2 Unaffected 71081 Oregon ash Fraxinus latifolia 8 10 - S N 2 2 Unaffected 71082 Scouler's willow Salix scouleriana 6 6 - S N 1 1 Unaffected 71083 Scouler's willow Salix scouleriana 7 0 - S N 0 1 Unaffected 71084 black hawthorn Crataegus douglasi 6 8 - S N 1 1 Unaffected 71085 Scouler's willow Salix scouleriana 8 8 - S N 2 2 Multiple leaders Unaffected 71086 red alder Alnus rubra 6 8 - S N 1 1 Unaffected 71087 red alder Alnus rubra 6 6 - S N 2 2 Top dieback Unaffected 71088 red alder Alnus rubra 6 6 - S N 2 2 Unaffected 71089 red alder Alnus rubra 6 0 - S N 0 1 Unaffected 71090 conifer unknown 3x7 8 - O N Not assessed Unaffected 71091 ponderosa pine Pinus ponderosa 43 28 - S N 3 2 Multiple leaders Unaffected 71092 deciduous unknown 8 10 - O N Not assessed Unaffected 71093 curly willow Salix matsudana 8 8 - O N 1 1 Remove 71094 curly willow Salix matsudana 6 4 - O N 0 1 Mostly dead Remove 71095 weeping willow Salix babylonica 6 6 - O N 1 1 Remove 71096 Douglas-fir Pseudotsuga menziesi 7 8 - O N 1 1 Small needles, heavy cone crop Remove 71097 curly willow Salix matsudana 12 9 - O N 1 1 Remove 71098 weeping willow Salix babylonica 7 8 - O N 1 1 Remove 71099 weeping willow Salix babylonica 7 7 - O N 1 1 Remove 71100 curly willow Salix matsudana 10 7 - O N 1 1 Remove 71101 curly willow Salix matsudana 9 8 - O N 1 1 Remove 71102 curly willow Salix matsudana 16 12 - O N 1 1 Remove 71103 curly willow Salix matsudana 11 14 - O N 1 1 Remove 71104 Lombardy poplar Populus nigra 24 6 - O N 1 1 Remove 71105 Lombardy poplar Populus nigra 20 8 - O N 0 1 Remove 71106 Lombardy poplar Populus nigra 12,13 8 - O N 0 1 Remove Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment A: Existing Tree Inventory Data MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 08-28-2024.xlsx Page 7 of 10 No. Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 71107 Lombardy poplar Populus nigra 2x12 10 - O N 0 1 Remove 71108 Lombardy poplar Populus nigra 3x4,17 8 - O N 0 1 Remove 71109 Lombardy poplar Populus nigra 3x4,14 6 - O N 0 1 Remove 71110 Lombardy poplar Populus nigra 7,12 0 - O N 0 1 Remove 71111 Lombardy poplar Populus nigra 9 3 - O N 0 1 Remove 71112 Lombardy poplar Populus nigra 9 4 - O N 0 1 Remove 71113 Lombardy poplar Populus nigra 20 4 - O N 0 1 Remove 71114 Douglas-fir Pseudotsuga menziesi 16 11 - O N 2 2 Remove 71115 bigleaf maple Acer macrophyllum 10,12 14 - O N 1 1 Sunscald, trunk decay Remove 71116 Douglas-fir Pseudotsuga menziesi 16 16 - S N 2 2 Remove 71117 Douglas-fir Pseudotsuga menziesi 15 15 - S N 2 2 Remove 71118 black cottonwood Populus trichocarpa 26 14 - S N 3 2 Remove 71119 Douglas-fir Pseudotsuga menziesi 21 24 - S N 3 2 Leans east Remove 71120 Norway maple Acer platanoides 9 12 - O N 3 2 Nuisance species, codominant leaders Remove 71121 weeping willow Salix babylonica 20 16 - O N 1 1 Decline Remove 71122 chestnut Castanea spp. 14 14 - O N 3 2 Remove 71123 curly willow Salix matsudana 17 18 - O N 1 1 Remove 71124 curly willow Salix matsudana 19 16 - O N 1 1 Remove 71125 red maple Acer rubrum 13 18 - O N 2 2 Remove 71126 apple Malus spp. 9 7 - O N 2 2 Remove 71127 Douglas-fir Pseudotsuga menziesi 21 15 - O N 2 2 Multiple leaders Remove 71128 pear Pyrus spp. 8 7 - O N 3 2 Remove 71129 fig Ficus spp. 10 9 - O N 2 2 Remove 71130 weeping willow Salix babylonica 8 8 - O N 1 1 Decline Remove 71131 Norway maple Acer platanoides 14 17 - O N 3 2 Nuisance species, codominant leaders with included bark Remove 71132 red maple Acer rubrum 10 8 - O N 2 2 Multiple upright leaders, trunk damage Remove 71133 sycamore Platanus occidentalis 14 16 - O N 3 3 Remove 71134 apple Malus spp. 7 9 - O N 2 2 Trunk decay Remove 71135 Douglas-fir Pseudotsuga menziesi 22 17 - O N 2 2 Off-center leader Remove 71136 Lombardy poplar Populus nigra 36 4 - O N 0 1 Remove 71137 green ash Fraxinus pennsylvanica 12 15 - O N 2 2 Remove 71138 Lombardy poplar Populus nigra 26 8 - O N 0 1 Retain 71139 Lombardy poplar Populus nigra 26 9 - O N 0 1 Retain 71140 sweet cherry Prunus avium 11 16 - O N 2 2 Nuisance species Retain 71141 Lombardy poplar Populus nigra 8x3,9 5 - O N 0 1 Retain Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment A: Existing Tree Inventory Data MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 08-28-2024.xlsx Page 8 of 10 No. Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 71142 cherry Prunus spp. 6 9 - O N 2 2 Retain 71143 cherry Prunus spp. 10 11 - O N 2 2 Retain 71144 Lombardy poplar Populus nigra 5x4,6 4 - O N 0 1 Retain 71145 cherry Prunus spp. 8 10 - O N 2 2 Retain 71146 Lombardy poplar Populus nigra 7x4 4 - O N 0 1 Retain 71147 cherry Prunus spp. 9 10 - O N 2 2 Retain 71148 Oregon ash Fraxinus latifolia 8 9 - O N 2 2 Retain 71149 Oregon ash Fraxinus latifolia 7 8 - O N 2 2 Retain 71150 bigleaf maple Acer macrophyllum 7,8 11 - O N 2 2 Retain 71151 Lombardy poplar Populus nigra 28 8 - O N 0 1 Retain 71152 Lombardy poplar Populus nigra 22 8 - O N 0 1 Retain 71153 Lombardy poplar Populus nigra 34 8 - O N 0 1 Retain 71154 Lombardy poplar Populus nigra 30 8 - O N 0 1 Retain 71155 Lombardy poplar Populus nigra 6x4 8 - O N 0 1 Retain 71156 cherry Prunus spp. 14 10 - O N 2 2 Retain 71157 Lombardy poplar Populus nigra 24 8 - O N 0 1 Retain 71158 Lombardy poplar Populus nigra 30 10 - O N 1 1 Retain 71159 Lombardy poplar Populus nigra 24 10 - O N 0 1 Retain 71160 Lombardy poplar Populus nigra 24 4 - O N 0 1 Retain 71161 Lombardy poplar Populus nigra 40 12 - O N 1 1 Retain 71162 Lombardy poplar Populus nigra 24 12 - O N 1 1 Retain 71163 Lombardy poplar Populus nigra 2x8,12,1 6 11 - O N 1 1 Retain 71164 Lombardy poplar Populus nigra 3x12 6 - O N 0 1 Retain 71165 Lombardy poplar Populus nigra 18 5 - O N 0 1 Retain 71166 Lombardy poplar Populus nigra 5x4 4 - O N 0 1 Retain 71167 Lombardy poplar Populus nigra 20 6 - O N 0 1 Retain 71168 Lombardy poplar Populus nigra 3x12 0 - O N 0 1 Retain 71169 plum Prunus spp. 9 7 - O N 2 2 Remove 71170 plum Prunus spp. 11 7 - O N 1 1 Decline Remove 71171 curly willow Salix matsudana 2x16 6 - O N 0 1 Mostly dead Remove 71172 cryptomeria Cryptomeria japonica 10 6 - O N 3 2 Remove 71173 cherry Prunus spp. 11 5 - O N 1 1 Decline Remove 71174 saucer magnolia Magnolia x soulangeana 8 5 - O N 2 2 Remove 71175 persimmon Diospyros virginiana 7 6 - O N 3 2 Remove 71176 Japanese maple Acer palmatum 8 6 - O N 3 2 Remove Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment A: Existing Tree Inventory Data MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 08-28-2024.xlsx Page 9 of 10 No. Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 71177 plum Prunus spp. 12 8 - O N 2 2 Remove 71178 plum Prunus spp. 11 7 - O N 2 2 Remove 71179 mulberry Morus spp. 15 9 - O N 2 2 Remove 71180 Alaska cedar Cupressus nootkatensis 15 6 - O N 2 2 Multiple stems Remove 71181 European white birch Betula pendula 12 12 - O N 2 1 Nuisance species Remove 71182 European white birch Betula pendula 12 14 - O N 1 1 Nuisance species, dead top, decline Remove 71183 European white birch Betula pendula 11 19 - O N 2 1 Nuisance species, dieback, excessive lean Remove 71184 blue spruce Picea pungens 19 14 - O N 2 2 Multiple leaders Remove 71185 Alaska cedar Cupressus nootkatensis 20 14 - O N 2 2 Remove 71186 black walnut Juglans nigra 9 11 - O N 2 2 Remove 71187 hawthorn Crataegus spp. 9 15 - O N 2 2 Non-invasive, small hollow with decay Remove 71188 cherry Prunus spp. 18,21 22 - O N 2 2 Remove 71189 plum Prunus spp. 12 14 - O N 1 1 Advanced trunk decay with hollow, low vigor Remove 71190 black walnut Juglans nigra 23 27 - O N 2 2 Small dead branches, ivy Remove 71191 Oregon white oak Quercus garryana 33 30 - O N 2 1 Severe ivy infestation Remove 71192 sweet cherry Prunus avium 16 18 - O N 2 2 Nuisance species, growing into fence Coordinate with neighbor to remove 71193 Douglas-fir Pseudotsuga menziesi 33 26 - 0 N 2 1 Reduced vigor, broken top Remove 71194 Douglas-fir Pseudotsuga menziesi 19 16 - S N 1 1 Low vigor Remove 71195 Douglas-fir Pseudotsuga menziesi 20 18 - S N 1 1 Low vigor Remove 71196 Douglas-fir Pseudotsuga menziesi 13 8 - S N 0 1 Dying Remove 71204 English walnut Juglans regia 15 22 - O N 2 2 Small dead branches Remove 71205 Douglas-fir Pseudotsuga menziesi 36 27 - O N 3 2 Surface root damage Remove 73000 plum Prunus spp. 11 7 - O N 2 2 Remove 73001 persimmon Diospyros virginiana 9 9 - O N 2 2 Remove 73002 cherry Prunus spp. 14 9 - O N 2 2 Remove 73003 cherry Prunus spp. 11 5 - O N 2 2 Remove 73004 apple Malus spp. 8 6 - O N 2 2 Remove 73005 cherry Prunus spp. 9 11 - O N 2 2 Remove 73006 fig Ficus spp. 12 9 - O N 2 2 Remove 73007 weeping willow Salix babylonica 23 15 - O N 1 1 Decline Remove 73008 ginkgo Ginkgo biloba 7 7 - O N 2 2 Multiple stems Remove 73013 Japanese maple Acer palmatum 10 16 - O N 2 2 Multiple stems Remove 73014 sweet cherry Prunus avium 8 10 - S N 2 1 Nuisance species Unaffected Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment A: Existing Tree Inventory Data MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 08-28-2024.xlsx Page 10 of 10 No. Common Name Species Name DBH1 C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 73016 English hawthorn Crataegus monogyna 6 9 - O N 2 2 Nuisance species Retain 73017 English hawthorn Crataegus monogyna 13 10 - O N 2 2 Nuisance species Remove 73018 Lombardy poplar Populus nigra 28 0 - O N 0 1 Retain 73019 English hawthorn Crataegus monogyna 10 9 - O N 2 2 Nuisance species Retain 73020 black walnut Juglans nigra 18 20 - O N 2 2 Not accessible, estimated size Remove 73034 Douglas-fir Pseudotsuga menziesi 20 20 - O N 3 2 Not accessible, estimated size Remove 2C-Rad is the average crown radius measured in feet. 3Canopy is the average tree canopy area (in square feet) for on-site trees plan for retention with condition and preservation ratings >2, calculated as follows: Canopy = (Average Tree Canopy Spread / 2)2 x 4O/S identifies the trees as either Open Grown or Stand Grown. 5HT identifies whether or not the tree is a Heritage Tree (either Y for yes or N for no). 6Cond is the numerical condition rating (0-3) as defined in the Tigard Urban Forestry Manual: RATING VIGOR CANOPY DENSITY PESTS 0 dead to severe decline <30% Infested 1 declining 30-60% Infested 2 average 60-90% Minor 3 good to excellent 90-100% None 7Pres is the numerical suitability for preservation rating (0-3) as defined in the Tigard Urban Forestry Manual: RATING 0 1 2 3 The tree is a "hazard tree" as defined in chapter 18.120 of the Tigard Development Code and "hazard tree abatement" as defined in Chapter 18.120 in the Tigard Development Code cannot be completed in a manner that results in tree retention consistent with tree care industry standards. The tree is dead, in severe decline, or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a "hazard tree" or "hazard tree abatement" could be performed. The tree has average health and/or structural stability that could be alleviated with treatment; the tree will be less resilient to development impacts and will require more frequent management and monitoring after development than a tree rated as a "3". The tree has good to excellent health and structural stability; the tree will be more resilient to development impacts, and will require less frequent management and monitoring after development than a tree rated as a "2". major conks and cavities twig and branch dieback scaffold branches small twigs small branches little or none none one to a few conks; small cavities present only at pruning wounds absent to present only at pruning wounds CONSIDERATIONS DEADWOOD FAILURE HISTORY major scaffold branches >1 scaffold 1DBH is tree diameter measured at 4.5-feet above the ground level in inches; trees with multiple trunks splitting below DBH are measured separately and individual trunk measurements are separated by a comma, except multiple trunks of the same size are indicated as quantity x size. DECAY Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment B - Existing Stand Inventory Data MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 08-28-2024.xlsx Page 1 of 1 Stand No. Dominant Tree Species Tree Species Common of 2nd Tree Species Common of 3rd Avg DBH 1 Avg DBH 2 Avg DBH 3 Avg Cond 1 Avg Cond 2 Avg Cond 3 Overall Stand Preservation Rating Total Canopy (sq ft) Total Canopy Preserved (sq ft) Comments 1 Douglas-fir (Pseudotsuga menziesii ) 18 2 2 46,899 26,799 Stand 1 consists of 111 trees, but is predominately Douglas-fir with just a few bigleaf maples, two Oregon white oaks, several invasive sweet cherries, and some non-native species like black walnut and English walnut. Of all 111 trees in Stand 1, 52 are planned for removal and 59 are planned for preservation in Tract A (57%). Douglas-fir (Pseudotsuga menziesii ) 19 2 bigleaf maple (Acer macrophyllum ) 11 2 Scouler's willow (Salix scouleriana ) 10 2 Douglas-fir (Pseudotsuga menziesii ) 14 2 bigleaf maple (Acer macrophyllum ) 14 2 Oregon white oak (Quercus garryana ) 8 1 DBH is tree diameter measured at 4.5-feet above the ground level, in inches. Cond is the numerical condition rating (0-3) as defined in the Tigard Urban Forestry Manual: RATING VIGOR CANOPY DENSITY FAILURE HISTORY PESTS DECAY 0 dead to severe decline <30% >1 scaffold Infested major conks and cavities 1 declining 30-60% scaffold branch Infested one to a few conks; small cavities 2 average 60-90% small branches Minor present only at pruning wounds 3 good to excellent 90-100% none None absent to present only at pruning wounds Pres is the numerical suitability for preservation rating (0-3) as defined in the Tigard Urban Forestry Manual: RATING 0 1 2 3 Total Canopy is the delineated on-site tree canopy area (in square feet) calculated by Pacific Community Design. 2 2 3,411 3,411 Stand 2 consists of just 10 trees that are all planned for preservation in Tract P. The largest tree in the stand, #70877, will be reassessed during construction in terms of hazard risk potential due to severe structural defects. Nuisance trees are the dominant species in the stand and/or continued viability of the stand is unlikely due to pests, competition from nuisance tree or plant species, hydrologic changes or other factors. The stand requires a currently cost prohibitive level of investment and management of pests, diseases, nuisance tree or plant species, hydrology or other factors to become viable. The stand is viable but requires more frequent management and monitoring of pests, diseases, nuisance tree or plant species, hydrology or other factors for continued viability than a stand rated as a "3". The stand is viable but requires less frequent management and monitoring of pests, diseases, nuisance tree or plant species, hydrology or other factors for continued viability than a stand rated as a "2". DEADWOOD major scaffold branches twig and branch dieback small twigs little or none CONSIDERATIONS 3 2 1,591 1,591 Stand 3 consists of just five trees that are all planned for preservation in Tract P. Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 B T T Attachment C: Planted Tree Inventory and Street Tree Soil Volume Calculations MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 12-09-2024.xlsx Page 1 of 6 Tree No. Phase ZONE Lot/Tract No. Type Scientific Name / Common Name Caliper (Decid.) or Height (Evergreen) Canopy Spread (ft) Canopy Area (SF) Available Open Soil Volume (CF) Root Path Specified 1001 1 RES-C TRACT V Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1002 1 RES-C TRACT V Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1003 1 RES-C TRACT V Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1004 1 RES-C TRACT V Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1006 1 RES-C TRACT A Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1007 1 RES-C TRACT A Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1008 1 RES-C TRACT A Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1009 1 RES-C 2 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 240 YES 1010 1 RES-C 3 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1011 1 RES-C 4 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1012 1 RES-C 4 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 468 YES 1013 1 RES-C 5 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 468 YES 1014 1 RES-C 5 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 453 YES 1015 1 RES-C 6 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 423 YES 1016 1 RES-C 7 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 474 YES 1017 1 RES-C 8 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 474 YES 1018 1 RES-C 8 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 468 YES 1020 1 RES-C 9 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 366 YES 1021 1 RES-C 10 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 477 YES 1023 1 RES-C 11 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1024 1 RES-C 11 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1025 1 RES-C 12 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 384 YES 1026 1 RES-C 13 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 384 YES 1027 1 RES-C 14 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1028 1 RES-C 14 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1029 1 RES-C 14 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1030 1 RES-C 15 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 468 YES 1031 1 RES-C 16 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 465 YES 1032 1 RES-C 17 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 465 YES Pacific Community Design 12546 SW Main Street, Tigard, OR 97223 503.941.9484 Attachment C: Planted Tree Inventory and Street Tree Soil Volume Calculations MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 12-09-2024.xlsx Page 2 of 6 Tree No. Phase ZONE Lot/Tract No. Type Scientific Name / Common Name Caliper (Decid.) or Height (Evergreen) Canopy Spread (ft) Canopy Area (SF) Available Open Soil Volume (CF) Root Path Specified 1033 1 RES-C 17 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 465 YES 1034 1 RES-C 18 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 465 YES 1035 1 RES-C 19 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 468 YES 1036 1 RES-C 20 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 486 YES 1037 1 RES-C TRACT M Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1038 1 RES-C 21 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 471 YES 1039 1 RES-C 22 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 474 YES 1040 1 RES-C 23 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 456 YES 1042 1 RES-C 24 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1043 1 RES-C TRACT K Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1044 1 RES-C TRACT K Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1045 1 RES-C TRACT K Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1046 1 RES-C TRACT K Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1047 1 RES-C TRACT K Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1048 1 RES-C TRACT K Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1049 1 RES-C TRACT K Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1050 1 RES-C TRACT K Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1051 1 RES-C TRACT K Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1052 1 RES-C TRACT K Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1053 1 RES-C TRACT K Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1054 1 RES-C TRACT L Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1055 1 RES-C TRACT L Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1056 1 RES-C TRACT L Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1057 1 RES-C TRACT L Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1058 1 RES-C 51 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1059 1 RES-C 50 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 468 YES 1060 1 RES-C 44 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1061 1 RES-C 49 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 468 YES 1062 1 RES-C 48 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 468 YES Pacific Community Design 12546 SW Main Street, Tigard, OR 97223 503.941.9484 Attachment C: Planted Tree Inventory and Street Tree Soil Volume Calculations MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 12-09-2024.xlsx Page 3 of 6 Tree No. Phase ZONE Lot/Tract No. Type Scientific Name / Common Name Caliper (Decid.) or Height (Evergreen) Canopy Spread (ft) Canopy Area (SF) Available Open Soil Volume (CF) Root Path Specified 1063 1 RES-C 47 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 468 YES 1064 1 RES-C 46 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 465 YES 1065 1 RES-C 45 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 465 YES 1066 1 RES-C 45 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1074 1 RES-C 61 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 282 YES 1075 1 RES-C 60 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1076 1 RES-C 59 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1077 1 RES-C 59 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1078 1 RES-C 58 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1079 1 RES-C TRACT S Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 333 YES 1080 1 RES-C 57 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1081 1 RES-C 56 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1082 1 RES-C 56 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 475 YES 1083 1 RES-C 55 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 475 YES 1084 1 RES-C 54 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 500+ NO 1085 1 RES-C 54 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 500+ NO 1086 1 RES-C 54 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1087 1 RES-C 53 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 471 YES 1088 1 RES-C 52 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 471 YES 1089 1 RES-C 52 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 468 YES 1090 1 RES-C 51 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1091 1 RES-C 51 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1092 1 RES-C 51 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1093 1 RES-C 81 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1094 1 RES-C 81 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1095 1 RES-C 81 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 500+ NO 1096 1 RES-C 80 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 474 YES 1097 1 RES-C 79 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1098 1 RES-C 78 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES Pacific Community Design 12546 SW Main Street, Tigard, OR 97223 503.941.9484 Attachment C: Planted Tree Inventory and Street Tree Soil Volume Calculations MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 12-09-2024.xlsx Page 4 of 6 Tree No. Phase ZONE Lot/Tract No. Type Scientific Name / Common Name Caliper (Decid.) or Height (Evergreen) Canopy Spread (ft) Canopy Area (SF) Available Open Soil Volume (CF) Root Path Specified 1099 1 RES-C 77 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1100 1 RES-C 77 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1101 1 RES-C 76 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 471 YES 1102 1 RES-C 75 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 471 YES 1103 1 RES-C 75 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1104 1 RES-C 74 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1105 1 RES-C 74 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1106 1 RES-C 74 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1107 1 RES-C 74 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1108 1 RES-C 73 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1109 1 RES-C 73 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1110 1 RES-C 73 Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1111 1 RES-C 72 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 471 YES 1112 1 RES-C 71 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1113 1 RES-C 70 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1114 1 RES-C 69 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1115 1 RES-C 69 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 372 YES 1116 1 RES-C 68 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 500+ NO 1117 1 RES-C TRACT U Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1118 1 RES-C TRACT U Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1119 1 RES-C TRACT U Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1120 1 RES-C TRACT U Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1121 1 RES-C TRACT U Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1122 1 RES-C TRACT T Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1123 1 RES-C TRACT T Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1124 1 RES-C TRACT T Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1125 1 RES-C TRACT T Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1126 1 RES-C TRACT T Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1127 1 RES-C TRACT T Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO Pacific Community Design 12546 SW Main Street, Tigard, OR 97223 503.941.9484 Attachment C: Planted Tree Inventory and Street Tree Soil Volume Calculations MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 12-09-2024.xlsx Page 5 of 6 Tree No. Phase ZONE Lot/Tract No. Type Scientific Name / Common Name Caliper (Decid.) or Height (Evergreen) Canopy Spread (ft) Canopy Area (SF) Available Open Soil Volume (CF) Root Path Specified 1128 1 RES-C TRACT T Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1129 1 RES-C TRACT T Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1130 1 RES-C TRACT T Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1131 1 RES-C TRACT T Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1132 1 RES-C TRACT T Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1133 1 RES-C TRACT T Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1134 1 RES-C APRIL LN Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1135 1 RES-C APRIL LN Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1136 1 RES-C APRIL LN Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1137 1 RES-C APRIL LN Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1138 1 RES-C APRIL LN Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1139 1 RES-C APRIL LN Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1140 1 RES-C APRIL LN Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1141 1 RES-C 41 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 468 YES 1142 1 RES-C 41 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 474 YES 1143 1 RES-C 40 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 480 YES 1144 1 RES-C 39 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 480 YES 1145 1 RES-C 39 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 480 YES 1146 1 RES-C 38 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1147 1 RES-C TRACT P Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1148 1 RES-C TRACT Q Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1149 1 RES-C TRACT P Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1150 1 RES-C TRACT P Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1151 1 RES-C TRACT P Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1152 1 RES-C TRACT P Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1153 1 RES-C TRACT P Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 500+ NO 1154 1 RES-C TRACT M Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1155 1 RES-C TRACT M Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1156 1 RES-C TRACT M Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO Pacific Community Design 12546 SW Main Street, Tigard, OR 97223 503.941.9484 Attachment C: Planted Tree Inventory and Street Tree Soil Volume Calculations MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 12-09-2024.xlsx Page 6 of 6 Tree No. Phase ZONE Lot/Tract No. Type Scientific Name / Common Name Caliper (Decid.) or Height (Evergreen) Canopy Spread (ft) Canopy Area (SF) Available Open Soil Volume (CF) Root Path Specified 1157 1 RES-C TRACT M Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1158 1 RES-C TRACT M Street Cornus controversa / Giant Dogwood 1.5" Caliper 35 962 500+ NO 1159 1 RES-C 28 Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1160 1 RES-C 29 Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1161 1 RES-C 30 Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1162 1 RES-C 30 Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1163 1 RES-C 31 Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1164 1 RES-C 33 Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1165 1 RES-C TRACT R Street Oxydendrum arboreum / Sourwood Tree 1.5" Caliper 20 314 500+ NO 1166 1 RES-C 67 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 500+ NO 1167 1 RES-C 66 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 468 YES 1168 1 RES-C 66 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 465 YES 1169 1 RES-C 65 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 465 YES 1170 1 RES-C 64 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 471 YES 1171 1 RES-C 43 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 348 YES 1172 1 RES-C 42 Street Ulmus parvifolia / Lacebark Elm 1.5" Caliper 40 1256 468 YES 1173 1 RES-C 63 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 264 YES 1174 1 RES-C 62 Street Koelreuteria paniculata / Golden Rain Tree 1.5" Caliper 35 962 402 YES Pacific Community Design 12546 SW Main Street, Tigard, OR 97223 503.941.9484 Attachment D: Effective Tree Canopy Cover Summary MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 12-09-2024.xlsx Page 1 of 5 Lot No. Lot Area (sq. ft.) 2x Canopy Area (sq. ft.) of Preserved Trees (w/ condition and preservation rating > 2) 2x Canopy Area (sq. ft.) of Preserved Stands (w/ condition and preservation rating > 2) 1.25 x Mature Canopy Area (sq. ft.) of Native Planted Trees Mature Canopy Area (sq. ft.) of Non-Native Planted Trees 1.25x Mature Canopy Area (sq. ft.) of Planted Stands Tree Canopy Area (sq. ft.) per Lot Effective % Canopy (Canopy Area / Lot Area) 1 6,029 - - - - - 0 0.0% 2 4,872 - - - 962 - 962 19.7% 3 5,781 - - - 962 - 962 16.6% 4 4,995 - - - 1,924 - 1,924 38.5% 5 5,377 - - - 1,924 - 1,924 35.8% 6 6,062 - - - 962 - 962 15.9% 7 5,942 - - - 962 - 962 16.2% 8 5,000 - - - 1,924 - 1,924 38.5% 9 5,000 - - - 962 - 962 19.2% 10 5,000 - - - 962 - 962 19.2% 11 5,929 - - - 1,924 - 1,924 32.5% 12 6,430 - - - 1,256 - 1,256 19.5% 13 8,484 - - - 1,256 - 1,256 14.8% 14 5,472 - - - 3,180 - 3,180 58.1% 15 4,500 - - - 1,256 - 1,256 27.9% 16 4,950 - - - 1,256 - 1,256 25.4% 17 4,950 - - - 2,512 - 2,512 50.7% 18 5,042 - - - 1,256 - 1,256 24.9% 19 4,998 - - - 1,256 - 1,256 25.1% 20 5,000 - - - 1,256 - 1,256 25.1% 21 5,003 - - - 1,256 - 1,256 25.1% 22 5,007 - - - 1,256 - 1,256 25.1% RES-C Zoning District Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment D: Effective Tree Canopy Cover Summary MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 12-09-2024.xlsx Page 2 of 5 Lot No. Lot Area (sq. ft.) 2x Canopy Area (sq. ft.) of Preserved Trees (w/ condition and preservation rating > 2) 2x Canopy Area (sq. ft.) of Preserved Stands (w/ condition and preservation rating > 2) 1.25 x Mature Canopy Area (sq. ft.) of Native Planted Trees Mature Canopy Area (sq. ft.) of Non-Native Planted Trees 1.25x Mature Canopy Area (sq. ft.) of Planted Stands Tree Canopy Area (sq. ft.) per Lot Effective % Canopy (Canopy Area / Lot Area) RES-C Zoning District 23 5,102 - - - 1,256 - 1,256 24.6% 24 5,426 - - - 1,256 - 1,256 23.1% 25 2,080 - - - - - 0 0.0% 26 1,294 - - - - - 0 0.0% 27 1,871 - - - - - 0 0.0% 28 2,255 - - - 314 - 314 13.9% 29 1,277 - - - 314 - 314 24.6% 30 2,089 - - - 628 - 628 30.1% 31 2,067 - - - 314 - 314 15.2% 32 1,164 - - - - - 0 0.0% 33 1,239 - - - 314 - 314 25.3% 34 2,336 - - - - - 0 0.0% 35 2,130 - - - - - 0 0.0% 36 1,375 - - - - - 0 0.0% 37 2,082 - - - - - 0 0.0% 38 4,571 - - - 1,256 - 1,256 27.5% 39 4,802 - - - 2,512 - 2,512 52.3% 40 5,147 - - - 1,256 - 1,256 24.4% 41 5,232 - - - 2,512 - 2,512 48.0% 42 5,317 - - - 1,256 - 1,256 23.6% 43 5,318 - - - 1,256 - 1,256 23.6% 44 5,318 - - - 1,256 - 1,256 23.6% Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment D: Effective Tree Canopy Cover Summary MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 12-09-2024.xlsx Page 3 of 5 Lot No. Lot Area (sq. ft.) 2x Canopy Area (sq. ft.) of Preserved Trees (w/ condition and preservation rating > 2) 2x Canopy Area (sq. ft.) of Preserved Stands (w/ condition and preservation rating > 2) 1.25 x Mature Canopy Area (sq. ft.) of Native Planted Trees Mature Canopy Area (sq. ft.) of Non-Native Planted Trees 1.25x Mature Canopy Area (sq. ft.) of Planted Stands Tree Canopy Area (sq. ft.) per Lot Effective % Canopy (Canopy Area / Lot Area) RES-C Zoning District 45 5,318 - - - 2,512 - 2,512 47.2% 46 5,318 - - - 1,256 - 1,256 23.6% 47 5,318 - - - 1,256 - 1,256 23.6% 48 5,318 - - - 1,256 - 1,256 23.6% 49 5,318 - - - 1,256 - 1,256 23.6% 50 5,340 - - - 1,256 - 1,256 23.5% 51 6,292 - - - 4,142 - 4,142 65.8% 52 4,565 - - - 1,924 - 1,924 42.1% 53 4,566 - - - 962 - 962 21.1% 54 5,955 - - - 2,886 - 2,886 48.5% 55 5,397 - - - 962 - 962 17.8% 56 5,317 - - - 1,924 - 1,924 36.2% 57 5,317 - - - 962 - 962 18.1% 58 5,317 - - - 962 - 962 18.1% 59 5,317 - - - 1,924 - 1,924 36.2% 60 5,317 - - - 962 - 962 18.1% 61 5,317 - - - 962 - 962 18.1% 62 5,317 - - - 962 - 962 18.1% 63 5,317 - - - 962 - 962 18.1% 64 5,317 - - - 962 - 962 18.1% 65 5,069 - - - 962 - 962 19.0% 66 4,856 - - - 1,924 - 1,924 39.6% Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment D: Effective Tree Canopy Cover Summary MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 12-09-2024.xlsx Page 4 of 5 Lot No. Lot Area (sq. ft.) 2x Canopy Area (sq. ft.) of Preserved Trees (w/ condition and preservation rating > 2) 2x Canopy Area (sq. ft.) of Preserved Stands (w/ condition and preservation rating > 2) 1.25 x Mature Canopy Area (sq. ft.) of Native Planted Trees Mature Canopy Area (sq. ft.) of Non-Native Planted Trees 1.25x Mature Canopy Area (sq. ft.) of Planted Stands Tree Canopy Area (sq. ft.) per Lot Effective % Canopy (Canopy Area / Lot Area) RES-C Zoning District 67 4,643 - - - 962 - 962 20.7% 68 5,719 - - - 962 - 962 16.8% 69 5,226 - - - 1,924 - 1,924 36.8% 70 5,305 - - - 962 - 962 18.1% 71 5,343 - - - 962 - 962 18.0% 72 5,380 - - - 962 - 962 17.9% 73 5,853 - - - 2,886 - 2,886 49.3% 74 6,179 - - - 3,848 - 3,848 62.3% 75 5,485 - - - 1,924 - 1,924 35.1% 76 5,491 - - - 962 - 962 17.5% 77 5,497 - - - 1,924 - 1,924 35.0% 78 5,504 - - - 962 - 962 17.5% 79 5,509 - - - 962 - 962 17.5% 80 5,432 - - - 962 - 962 17.7% 81 5,715 - - - 2,886 - 2,886 50.5% TRACT A 4,772 - - - 942 - 942 19.7% TRACT B 35,151 - 53,598 - - - 53,598 152.5% TRACT C 21,860 - - - - - 0 0.0% TRACT D 6,152 - - - - - 0 0.0% TRACT E 459 - - - - - 0 0.0% TRACT F 1,155 - - - - - 0 0.0% TRACT G 7,751 - - - - - 0 0.0% Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment D: Effective Tree Canopy Cover Summary MHA24015 Overlook at River Terrace - Tree Data 05-17-2024 Rev. 12-09-2024.xlsx Page 5 of 5 Lot No. Lot Area (sq. ft.) 2x Canopy Area (sq. ft.) of Preserved Trees (w/ condition and preservation rating > 2) 2x Canopy Area (sq. ft.) of Preserved Stands (w/ condition and preservation rating > 2) 1.25 x Mature Canopy Area (sq. ft.) of Native Planted Trees Mature Canopy Area (sq. ft.) of Non-Native Planted Trees 1.25x Mature Canopy Area (sq. ft.) of Planted Stands Tree Canopy Area (sq. ft.) per Lot Effective % Canopy (Canopy Area / Lot Area) RES-C Zoning District TRACT H 20,917 - - - - - 0 0.0% TRACT I 1,500 - - - - - 0 0.0% TRACT J 1,553 - - - - - 0 0.0% TRACT K 42,504 - - - 13,816 14,780 28,596 67.3% TRACT L 1,512 - - - 3,848 - 3,848 254.5% TRACT M 4,460 - - - 5,772 - 5,772 129.4% TRACT N 2,731 - - - - - 0 0.0% TRACT O 7,025 - - - - - 0 0.0% TRACT P 2,726 - - - 7,536 - 7,536 276.4% TRACT Q 1,056 - - - 1,256 - 1,256 118.9% TRACT R 3,180 - - - 314 - 314 9.9% TRACT S 3,191 - - - 962 - 962 30.1% TRACT T 12,547 - 10,004 - 8,304 - 18,308 145.9% TRACT U 1,325 - - - 1,570 - 1,570 118.5% TRACT V 1,609 - - - 1,904 - 1,904 118.3% APRIL LN - - - 6,734 - 6,734 N/A Overall Development Site 573,215 0 63,602 0 156,308 14,780 234,690 40.9% Notes: Subdivisions and land partitions in the RES-C zoning district require a minimum 40 percent effective tree canopy cover for the overall development site, and 15 percent for each lot designated for single detached house development. However, the project requests use of flexible standards contained in Tigard Code Section 18.520 and the requirement for 15% effective tree canopy cover per lot or tract in the RES-C zone is not required as long as the standard percent effective tree canopy cover for the overall development site is met. Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan@mholen.com | 971.409.9354 Attachment E: Tree Preservation and Removal Site Plan M N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 1 7 . 1 D e c . 9 , 2 4 - 1 2 : 4 4 P M c h r i s 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 I, MORGAN HOLEN, ATTEST THAT THIS TREE PRESERVATION AND REMOVAL SITE PLAN MEETS THE REQUIREMENTS IN UFM SECTION 10, PART 1. MORGAN HOLEN, CONSULTING ARBORIST ISA BOARD CERTIFIED MASTER ARBORIST (PN-6145B) ISA TREE RISK ASSESSMENT QUALIFIED DATE: TREE PROTECTION SPECIFICATIONS ϭ͘WZ KE^dZhd/KEKE& Z E ͘d, WZK: dZKZ/^d^,>> KE^/d dK/^h^^D d,K^K&dZ Z DKs>EdZ WZKd d/KEWZ/KZdKEzKE^dZhd/KE͘ Ϯ͘ dZ WZKd d/KEKE ͘d, dZ WZKd d/KEKE ;dWͿ/^ &/E ^d, Z/W>/E K&WZKd d dZ ^^D/E/DhD͘ tKZ<d,d/^E ^^Zz E d,d, Z/W>/E K&WZKd d dZ ^^,>> DKE/dKZ EKhD Ed zd, WZK: dZKZ/^d͘d, KEdZdKZ^,>> Z ^WKE^/> &KZKKZ/Ed/E't/d,d, WZK: dZKZ/^d/Ed/D >z DEE Z͘ ϯ͘ WZKd d/KE& E/E'͘>>dZ ^dK Z d/E ^,>> WZKd d zD/E/DhDϱͲ&KKdͲd>>D d>& E/E'hE> ^^ Kd, Zt/^ WWZKs zd, /dzDE' ZKZ ^/'E ͘WZKd d/KE& E/E'^,>> ^ hZ dK^d >WK^d^W> EK&hZd, Zd,EϴͲ& dWZdE^,>> /E^d>> dd, ' K&d, dWKZ^Kd, Zt/^ W/d KEd, ^/d W>E͘dZ ^>Kd &Zd, Zd,EϯϬͲ& d&ZKDKE^dZhd/KEd/s/dzKEKdZ Yh/Z dZ WZKd d/KE& E/E'͘ ϰ͘ dZ WZKd d/KEKE D/Ed EE ͘d, WZKd d/KE& E/E'^,>>EKd DKs ͕Z DKs ͕KZ Ed Z z Yh/WD Ed y WdhE Z/Z d/KEK&d, WZK: dZKZ/^d͘d, KEdZdKZ^,>>EKd^dKZ Dd Z/>^KZ Yh/WD Edt/d,/Ed, dW͘ ϱ͘ ZK^/KEKEdZK>͘ E d,d, Z/W>/E K&WZKd d dZ ^͕ ZK^/KEKEdZK>& E/E'^,>>EKd dZ E, /EW Z DEh&dhZ ZΖ^^W /&/d/KE^dKsK/ZKKd/DWd^͘/E^d ͕>d ZEd/s D E^K& ZK^/KEKEdZK>Z Z Yh/Z ͕^h,^tZWW/E'd, ^ K&^/>d& E/E'ZKhE^dZttdd> E^d</E'd, tdd> /EdKd, 'ZKhEKZh^/E'KDWK^d^K<^KZ^dZttdd> ^^d< /EdKd, 'ZKhE/E>/ hK&^/>d& E/E'͘ ϲ͘ dZ Z DKs>͘dZ ^/ Ed/&/ &KZZ DKs>d,dZ >Kd KEWZKW ZdzKhEZ/ ^EK&&Ͳ^/d /DD /d >z : EddKd, WZK: d^/d ^,>>EKd Z DKs t/d,Khdd, : EdWZKW ZdzKtE ZΖ^WZ/KZtZ/dd E hd,KZ/d/KE͘KKZ/Ed t/d,E /',KZ/E'WZKW Zd/ ^KtE Z^dKZ s/ tE/^h^^WZKWK^ dZ Z DKs> EWKd Ed/>/DWd^dKd, WZKd d/KEK&K&&Ͳ^/d dZ ^͘WZKd d/KE& E/E'Dz d DWKZZ/>zKW E &KZdZ Z DKs>͕hdEKdZ< D,/E Zz/^>>Kt t/d,/EdZ WZKd d/KEKE ^͖/Z d/KE>>z& >>dZ ^h^/E' ,/E^t^;EKdZ< D,/E ZzͿt/d,hd/KEdKsK/D' dKWZKd d dZ ^͘^dhDW^K&Z DKs dZ ^ >Kd t/d,/EϯϬͲ& dK&WZKd d dZ ^^,>>Z D/E/Ed, 'ZKhE͕KZ >^ Z DKs z^dhDW'Z/E/E'KZ ydZd &ZKDd, 'ZKhEhE Zd, KEͲ^/d ^hW Zs/^/KEK&d, WZK: dZKZ/^d͘>K'^EtKKz Z/^^,>> Z DKs &ZKDd, WZKd d/KEKE Ed, dZ WZKd d/KE& E/E'^,>> >K^ KE dZ & >>/E'/^ KDW> d ͘ ϳ͘ WK^d> Z/E' s>hd/KE͘d, WZK: dZKZ/^d^,>>s/^/dd, ^/d dd, d/D K&> Z/E'dKZ Ͳ^^ ^^dZ ηϳϬϵϱϴ /Ed ZD^K&' E Z>KE/d/KEEWKd Ed/>Z/^<͘d,/^dZ ^,>>KEd/Eh dK WZKd d hEd/>/&Et, Ed, WZK: dZKZ/^d d ZD/E ^d,d/d/^EKd^h/d> &KZWZ ^ Zsd/KEEWZKs/ ^tZ/dd EKhD Edd/KEK& Z KDD Ed/KE&KZZ DKs>dKd, /dz͘ ϴ͘ ZKtEWZhE/E'͘d, WZK: dZKZ/^dE, >W/ Ed/&zt, Z WZhE/E'/^E ^^ZzdKWZKs/ KE^dZhd/KE > ZE EZ DKs E & d/s ZE, ^&KZ^& dzKE dZ ^W>EE &KZZ DKs>,s E Z DKs Ed, ^/d /^^d< EWZ WZ &KZKE^dZhd/KE͘WZhE/E'^,>> W Z&KZD zYh>/&/ dZ ^ Zs/ EKEhd /EKZE t/d,E^/ϯϬϬWZhE/E'^dEZ^E/^ ^dDE' D EdWZd/ ^&KZ WZhE/E'͘ ϵ͘ ysd/KE͘ ysd/KE E d,WZKd d dZ Z/W>/E ^^,>> sK/ /&>d ZEd/s ^Z s/>> ͘/& ysd/KE/^hEsK/> ͕d, WZK: dZKZ/^d^,>> s>hd d, WZKWK^ ysd/KEdK d ZD/E D d,K^ dKD/E/D/ /DWd^dKdZ ^͘ZKKdWZhE/E'^,>> /Z d EKhD Ed zd, WZK: dZKZ/^d͘ ϭϬ͘ >E^W/E'͘&K>>Kt/E'KE^dZhd/KEEt, Z >E^W/E'/^ ^/Z ͕WW>zWWZKy/Dd >zϯͲ/E, ^K&Dh>, E d,d, Z/W>/E K&WZKd d dZ ^͕hdEKd/Z d>z'/E^ddZ dZhE<^͘/&/ZZ/'d/KE/^h^ ͕h^ Z/W /ZZ/'d/KE/E^d>> dEd/s 'Z KE>z;EKdZ E,/E'Ϳ E d,d, Z/W>/E ^K&WZKd d dZ ^͘ ϭϭ͘ dZ WZKd d/KE/E^W d/KE^͘d, WZK: dZKZ/^d^,>>/E^W dEs Z/&zd, >Kd/KEK&dZ WZKd d/KE D ^hZ ^WZ/KZdKKE^dZhd/KE͕DKE/dKZdZ WZKd d/KED ^hZ ^Z 'h>Z>z͕EWZKs/ ^ D/ͲDKEd,>z tZ/dd EZ WKZd^dKd, /dzhZ/E'W Z/K^K&d/s KE^dZhd/KE͘ ϭϮ͘ &/E>Z WKZd͘&d Zd, WZK: d,^ EKDW> d ͕d, WZK: dZKZ/^d^,>>WZKs/ &/E>Z WKZdd,d ^Z/ ^d, D ^hZ ^E dKD/Ed/EEWZKd dd, Z D/E/E'dZ ^Es Z/&zd, /E^d>>d/KEK&E t dZ ^/EKZE t/d,d, dZ EKWz^/d W>E͘ DRIP LINE CRITICAL ROOT ZONE (NOT TO SCALE) TREE PROTECTION DETAIL 8' TYP TO BE PROTECTED FENCE SHALL IDEALLY BE LOCATED AT THE OUTER PERIMETER OF THE CRITICAL ROOT ZONE. SEE TREE PROTECTION PLAN THIS SHEET 5' CHAIN LINK FENCING. 2" MESH CHAIN LINK OR WELDED WIRE SECURED TO 1-1/2" DIA STEEL OR ALUMINUM POSTS TREE PRESERVATION AND REMOVAL PLAN - INDEX SHEET SW BEE F B E N D R D December 9, 2024 D S 80 5,432 SF 81 5,715 SF 2 4,872 SF 5 5,377 SF 4 4,995 SF 3 5,781 SF TRACT V 1,609 SF 1 6,029 SF TRACT A 4,772 SF TRACT B 35,151 SF TOTAL STAND 1: 46,899 SF REMOVED: 20.100 SF PRESERVED: 26,799 SF (57%) SIGNIFICANT TREE GROVE 71180 71181 71182 71183 71184 71185 71186 71187 71189 71190 71191 70900 70901 70902 70903 70904 70905 70906 70907 70908 70909 70910 70911 7091270913 70914 70915 70916 70917 70918 70919 70920 70921 7092270923 70924 70925 70926 70927 70928 70929 70930 7093170932 70933 70934 70935 70936 70937 70938 70939 70940 70941 70942 70943 70944 70945 70946 70947 70948 70949 70950 70951 70952 70953 70956 70957 70958 70959 70960 7096170962 70963 70964 70965 70966 70967 70968 70969 70972 70973 70974 70976 70977 70978 70979 70980 70981 70982 70983 70984 70985 73008 73009 73010 73011 73012 73013 70954 70975 71188 73057 73061 73062 70970 70955 SOME TREES HERE WILL LIKELY NEED TO BE REMOVED. COORDINATE WITH ARBORIST AND PROPERTY OWNER DURING CONSTRUCTION. 53 4,566 SF 55 5,397 SF 52 4,565 SF 54 5,955 SF 50 5,340 SF REMOVED TREE GROVE LIMITS (20,100 SF) PRESERVED TREE GROVE LIMITS (26,799 SF) CITY OF TIGARD TREE GROVE DELINEATION TREE PROTECTION FENCING, TYP. 73059 73060 W W W W W W W W W W W W W W W W SD SS SD SD SD SD SD SD SD SD SS SD SD SD SS SS SS W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SD SD SS SD SS SD SS SD SS SD SS SD SS REFER TO TREE PROTECTION SPECIFICATION #7 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 1 7 . 2 D e c . 9 , 2 4 - 1 2 : 0 1 P M c h r i s 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 TREE PRESERVATION AND REMOVAL PLAN TREE PROTECTION FENCING, TYP. CITY OF TIGARD TREE GROVE DELINEATION 14 5,472 SF 9 5,000 SF 8 5,000 SF 7 5,942 SF 6 6,062 SF 11 5,929 SF TRACT B 35,151 SF TRACT D 6,152 SF 10 5,000 SF 73053 71193 71194 71195 71196 71197 71198 71199 71200 71201 71202 71203 71204 71205 73020 73021 73022 73023 7302473025 73027 73030 73031 73032 73033 73034 73035 73036 73037 73039 73040 73041 73043 73044 73045 73046 73047 73048 73026 73028 73029 73042 73049 73050 73051 73052 73054 73055 73056 51 6,292 SF PRESERVED TREE GROVE LIMITS (26,799 SF) TRACT C 21,860 SF 73038 73058 SD SD SD SD SD SD SD SD SD SD SS SS SS W W W W W W W W W W W W W W SS SS SD SD SDSS SS SS SD SD SD W W W W SS SS SS SD SS SD SS SS SD SD SS SD SS SS SD SS TRACT F 1,155 SF TRACT E 459 SF N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 1 7 . 3 D e c . 9 , 2 4 - 1 2 : 0 1 P M c h r i s 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 TREE PRESERVATION AND REMOVAL PLAN 71169 71170 71172 71173 71174 71175 71176 71177 71178 71179 71120 71121 71122 71123 71124 71125 71126 71127 71128 71129 71130 71131 71132 71133 7113471135 70804 70805 70806 70807 70808 70809 70811 70812 70817 7081870819 708207082170822 73000 73001 73002 73003 73004 73005 73006 73007 70810 70823 71171 65 5,069 SF 40 5,147 SF 64 5,317 SF 38 4,571 SF 41 5,232 SF 42 5,317 SF 66 4,856 SF 39 4,802 SF 67 4,643 SF 63 5,317 SF TRACT Q 1,056 SF 36 1,375 SF 37 2,082 SF 35 2,130 SF W W W W W W W W W W W W W W W W W W W W WWWWWWWWW SD SD SD SD SD SD SD SD SD SD SD SSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD W W W W W SS SS SD SS SD SD SS SS SS SS SS SD SD SS SS SS SSSS SDSDSD SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SD SS SD SS SD SS SD SS SD SD SS SD SS SS SD SD SS SD SS SD SSSS SD SS SD SD SS SS SD SD SS 30 2,089 SF 33 1,239 SF 32 1,164 SF29 1,277 SF 28 2,255 SF TRACT P 2,726 SF TRACT O 7,025 SF 34 2,336 SF TRACT R 3,180 SF 31 2,067 SF 72 5,380 SF 71 5,343 SF 70 5,305 SF 69 5,226 SF68 5,719 SF TRACT U 1,325 SF 73 5,853 SF N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 1 7 . 4 D e c . 9 , 2 4 - 1 2 : 0 1 P M c h r i s 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 TREE PRESERVATION AND REMOVAL PLAN XSD XSD XSD XSD 70988 70989 70990 7099170992 70993 70994 70995 70996 70997 70998 70999 71000 71001 7100371004 71005 71006 71009 71010 71011 71012 71013 71014 71015 71016 71017 71018 71019 71021 71022 71023 71024 71025 71027 71028 71029 71030 71031 71033 71034 71035 71036 71037 71039 71040 71041 71042 71044 71045 71046 71047 71048 71049 71050 7105171052 71053 71057 71058 7105971060 71061 71062 71063 71064 71065 71067 7106871069 71070 71072 71073 71074 71075 71076 7107971080 71081 71084 71085 71086 71087 71088 71091 71092 70871 70872 70873 70874 70875 70876 70877 70878 7088070881 70882 70883 70884 70885 70886 70887 70889 70890 7089570896 70897 70898 70827 70828 73014 71054 70879 70888 7089470899 70986 70987 71002 71032 71038 71055 71056 71066 71071 71090 70891 70892 70893 71008 71007 71078 71077 71082 71083 71089 TOTAL STAND 2 SF: 3,411 REMOVED SF: 0 PRESERVED SF: 3,411 TRACT T 12,547 SF N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 1 7 . 5 D e c . 9 , 2 4 - 1 2 : 0 1 P M c h r i s 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 TREE PRESERVATION AND REMOVAL PLAN M SW A P R I L L A N E 71093 71094 71095 71096 71097 71098 71099 71100 71101 71102 71103 71105 71108 71111 71112 71113 71114 71116 71117 71118 71119 70860 70861 70862 70865 70866 70867 70868 70813 70814 70815 70816 70824 70825 70826 70863 70864 70869 70870 71106 71107 71109 71110 71115 TOTAL STAND 3 SF: 1,591 REMOVED SF: 0 PRESERVED SF: 1,591 25 2,080 SF W W W SS SS SS SS SS SS SS SS WWW W SD SD SD SD SD SDSDSD SD SD SS SS SS SS SS SS SD SD SD W W W W W W W W SD SD SD SD SD D SD SD SD SD SD SD 26 1,294 SF 27 1,871 SF TRACT O 7,025 SF TRACT L 1,512 SF TRACT K 42,504 SF TRACT H 20,917 SF TRACT T 12,547 SF TRACT M 4,460 SF TRACT N 2,731 SF M SW A P R I L L A N E 71136 71137 71138 71104 73018 73019 73017 SS SS SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 1 7 . 6 D e c . 9 , 2 4 - 1 2 : 0 1 P M c h r i s 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 TREE PRESERVATION AND REMOVAL PLAN 71139 71140 71142 71143 71145 71141 71144 71146 SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SW A P R I L L A N E ( P R I V A T E D R I V E ) SW T A Y L O R L A N E ( P R I V A T E D R I V E ) EXISTING EDGE OF PAVEMENT XS D XS D 71147 71148 71149 71151 71152 71153 71154 71157 71158 71150 71155 SS SS SS SS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS SS SS SS SW A P R I L L A N E ( P R I V A T E D R I V E ) SW T A Y L O R L A N E ( P R I V A T E D R I V E ) EXISTING EDGE OF PAVEMENT N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 1 7 . 7 D e c . 9 , 2 4 - 1 2 : 0 1 P M c h r i s 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 TREE PRESERVATION AND REMOVAL PLAN EŽ͘dLJƉĞ >Žƚ ŽŵŵŽŶEĂŵĞ ^ƉĞĐŝĞƐEĂŵĞ ,ϭ ͲZĂĚϮ ĂŶŽƉLJϯ Kͬ^ϰ ,dϱ ŽŶĚϲ WƌĞƐϳ ŽŵŵĞŶƚƐ dƌĞĂƚŵĞŶƚ ϳϬϴϬϰ ŽŶ ZKt ƐŚŽƌĞƉŝŶĞ WŝŶƵƐĐŽŶƚŽƌƚĂ ϭϲ ϭϯ Ͳ K E Ϯ Ϯ dĂŐϳϬϴϮϵ͕ƐĞƋƵŽŝĂƉŝƚĐŚŵŽƚŚ ZĞŵŽǀĞ ϳϬϴϬϱ ŽŶ ZKt ƐŚŽƌĞƉŝŶĞ WŝŶƵƐĐŽŶƚŽƌƚĂ ϭϭ ϭϯ Ͳ K E Ϯ Ϯ dĂŐϳϬϴϯϬ͕ƐĞƋƵŽŝĂƉŝƚĐŚŵŽƚŚ ZĞŵŽǀĞ ϳϬϴϬϲ ĞĐ ZKt ĨŝŐ &ŝĐƵƐƐƉƉ͘ϭϮ ϭϬ Ͳ K E Ϯ Ϯ dĂŐϳϬϴϯϭ ZĞŵŽǀĞ ϳϬϴϬϳ ĞĐ ZKt ŵƵůďĞƌƌLJ DŽƌƵƐƐƉƉ͘ϭϭ ϰ Ͳ K E ϭ ϭ dĂŐϳϬϴϯϮ ZĞŵŽǀĞ ϳϬϴϬϴ ĞĐ ZKt ĨŝŐ &ŝĐƵƐƐƉƉ͘ϭϬ ϵ Ͳ K E Ϯ Ϯ dĂŐϳϬϴϯϯ ZĞŵŽǀĞ ϳϬϴϬϵ ĞĐ ZKt ŚŝŶĞƐĞƉŝƐƚĂĐŚĞ WŝƐƚĂĐŝĂĐŚŝŶĞŶƐŝƐ ϳ ϵ Ͳ K E ϭ ϭ dĂŐϳϬϴϯϰ͕ƚƌƵŶŬĚĞĐĂLJ ZĞŵŽǀĞ ϳϬϴϭϬ ĞĐ ZKt ĨŝŐ &ŝĐƵƐƐƉƉ͘ϱ͕Ϯdžϴ͕ϵ ϭϮ Ͳ K E Ϯ Ϯ dĂŐϳϬϴϯϱ ZĞŵŽǀĞ ϳϬϴϭϭ ĞĐ ZKt ĂƉƉůĞ DĂůƵƐƐƉƉ͘ϳ ϲ Ͳ K E Ϯ Ϯ dĂŐϳϬϴϯϲ ZĞŵŽǀĞ ϳϬϴϭϮ ĞĐ ZKt ĂƉƉůĞ DĂůƵƐƐƉƉ͘ϵ ϳ Ͳ K E Ϯ Ϯ dĂŐϳϬϴϯϳ ZĞŵŽǀĞ ϳϬϴϭϯ ŽŶ η ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϮϮ Ϯϯ Ͳ ^E ϯ Ϯ dĂŐϳϬϴϯϴ͕ĐŽĚŽŵŝŶĂŶƚůĞĂĚĞƌƐǁŝƚŚ ŝŶĐůƵĚĞĚďĂƌŬ ZĞŵŽǀĞ ϳϬϴϭϰ ŽŶ η ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϰ ϭϰ Ͳ ^E ϯ ϯ dĂŐϳϬϴϯϵ ZĞŵŽǀĞ ϳϬϴϭϱ ŽŶ η ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϳ ϭϴ Ͳ ^E ϯ Ϯ dĂŐϳϬϴϰϬ͕ŽĨĨͲĐĞŶƚĞƌůĞĂĚĞƌ ZĞŵŽǀĞ ϳϬϴϭϲ ŽŶ η ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϮϬ ϮϮ Ͳ K E ϯ ϯ dĂŐϳϬϴϰϭ ZĞŵŽǀĞ ϳϬϴϭϳ ŽŶ ZKt ĚĞŽĚĂƌĐĞĚĂƌ ĞĚƌƵƐĚĞŽĚĂƌĂ ϭϮ ϭϮ Ͳ K E ϯ Ϯ dĂŐϳϬϴϰϮ͕ŵƵůƚŝƉůĞůĞĂĚĞƌƐ ZĞŵŽǀĞ ϳϬϴϭϴ ĞĐ ZKt ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϴ ϭϬ Ͳ K E Ϯ Ϯ dĂŐϳϬϴϰϯ ZĞŵŽǀĞ ϳϬϴϭϵ ĞĐ ZKt ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϴ ϵ Ͳ K E Ϯ Ϯ dĂŐϳϬϴϰϰ ZĞŵŽǀĞ ϳϬϴϮϬ ĞĐ ZKt ǁĞĞƉŝŶŐǁŝůůŽǁ ^ĂůŝdžďĂďLJůŽŶŝĐĂ ϭϴ ϭϱ Ͳ K E ϭ ϭ dĂŐϳϬϴϰϱ ZĞŵŽǀĞ ϳϬϴϮϭ ĞĐ ZKt ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϭϮ ϵ Ͳ K E Ϯ Ϯ dĂŐϳϬϴϰϲ ZĞŵŽǀĞ ϳϬϴϮϮ ĞĐ ZKt ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϭϯ ϭϯ Ͳ K E Ϯ Ϯ dĂŐϳϬϴϰϳ ZĞŵŽǀĞ ϳϬϴϮϯ ĞĐ ZKt ŵƵůďĞƌƌLJ DŽƌƵƐƐƉƉ͘ϳ͕ϴ ϭϲ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϬϴϮϰ ĞĐ ZKt ďůĂĐŬĐŽƚƚŽŶǁŽŽĚ WŽƉƵůƵƐƚƌŝĐŚŽĐĂƌƉĂ ϭϰ ϭϳ Ͳ K E ϯ ϯ dĂŐϳϬϴϰϵ ZĞŵŽǀĞ ϳϬϴϮϱ ĞĐ ZKt ĐƵƌůLJǁŝůůŽǁ ^ĂůŝdžŵĂƚƐƵĚĂŶĂ ϭϯ ϵ Ͳ K E ϭ ϭ dĂŐϳϬϴϱϬ ZĞŵŽǀĞ ϳϬϴϮϲ ĞĐ ZKt ĂƉƉůĞ DĂůƵƐƐƉƉ͘ϴ ϴ Ͳ K E ϭ ϭ dĂŐϳϬϴϱϭ͕ƚƌƵŶŬĚĞĐĂLJ ZĞŵŽǀĞ ϳϬϴϮϳ ĞĐ ZKt ďůĂĐŬĐŽƚƚŽŶǁŽŽĚ WŽƉƵůƵƐƚƌŝĐŚŽĐĂƌƉĂ Ϯϰ ϭϳ Ͳ K E Ϯ Ϯ dĂŐϳϬϴϱϮ͕ĐŽĚŽŵŝŶĂŶƚůĞĂĚĞƌƐ ZĞŵŽǀĞ ϳϬϴϮϴ ĞĐ ZKt KƌĞŐŽŶǁŚŝƚĞŽĂŬ YƵĞƌĐƵƐŐĂƌƌLJĂŶĂ ϰϮ ϰϮ Ͳ K E ϯ ϯ dĂŐϳϬϴϱϯ͕ĞdžĐĞůůĞŶƚĐŽŶĚŝƚŝŽŶ ZĞŵŽǀĞ ϳϬϴϲϬ ĞĐ ZKt ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϳ ϭϭ Ͳ ^E Ϯ Ϯ ZĞŵŽǀĞ ϳϬϴϲϭ ŽŶ ZKt ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ Ϯϴ ϮϬ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϬϴϲϮ ĞĐ ZKt ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϴ ϭϰ Ͳ ^E ϭ ϭ ^ƵƉƉƌĞƐƐĞĚ ZĞŵŽǀĞ ϳϬϴϲϯ ĞĐ ZKt ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϴ͕ϵ ϭϱ Ͳ ^E Ϯ Ϯ ZĞŵŽǀĞ ϳϬϴϲϲ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ Ϯϭ Ϯϲ Ͳ K E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϴϳϬ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶǁŚŝƚĞŽĂŬ YƵĞƌĐƵƐŐĂƌƌLJĂŶĂ ϭϭ͕ϭϯ ϮϬ Ͳ K E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϴϳϱ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϭϮ ϮϮ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϴϳϲ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϭϱ ϮϬ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϴϴϯ ĞĐ KĨĨͲƐŝƚĞ ƌĞĚĂůĚĞƌ ůŶƵƐƌƵďƌĂ ϭϲ ϭϲ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϴϴϰ ĞĐ KĨĨͲƐŝƚĞ ƌĞĚĂůĚĞƌ ůŶƵƐƌƵďƌĂ ϳ ϳ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϴϴϱ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϰ ϭϮ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϴϴϲ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϰ ϭϭ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϴϴϳ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϳ ϭϮ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϬϴϴϴ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϯdžϴ͕ϮdžϭϬ ϭϬ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϬϴϴϵ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϴ ϲ Ͳ ^ϭ ϭ džƚĞŶƐŝǀĞŝǀLJŝŶĨĞƐƚĂƚŝŽŶ hŶĂĨĨĞĐƚĞĚ ϳϬϴϵϬ ŽŶ KĨĨͲƐŝƚĞ ƉŽŶĚĞƌŽƐĂƉŝŶĞ WŝŶƵƐƉŽŶĚĞƌŽƐĂ ϰϴ Ϯϰ Ͳ K E ϯ Ϯ DƵůƚŝƉůĞůĞĂĚĞƌƐ hŶĂĨĨĞĐƚĞĚ ϳϬϴϵϭ ŽŶ KĨĨͲƐŝƚĞ WŽƌƚͲKƌĨŽƌĚͲĐĞĚĂƌ ŚĂŵĂĞĐLJƉĂƌŝƐůĂǁƐŽŶŝĂŶĂ ϳ Ϭ Ͳ ^E Ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϬϴϵϮ ŽŶ KĨĨͲƐŝƚĞ WŽƌƚͲKƌĨŽƌĚͲĐĞĚĂƌ ŚĂŵĂĞĐLJƉĂƌŝƐůĂǁƐŽŶŝĂŶĂ ϴ Ϭ Ͳ ^E Ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϬϴϵϯ ŽŶ KĨĨͲƐŝƚĞ WŽƌƚͲKƌĨŽƌĚͲĐĞĚĂƌ ŚĂŵĂĞĐLJƉĂƌŝƐůĂǁƐŽŶŝĂŶĂ ϳ Ϭ Ͳ ^E Ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϬϴϵϰ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ Ϯϭ ϭϴ Ͳ ^E Ϯ Ϯ DƵůƚŝƉůĞƐƚĞŵƐ hŶĂĨĨĞĐƚĞĚ ϳϬϴϵϱ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϭϴ ϭϰ Ͳ ^E ϭ ϭ ĚǀĂŶĐĞĚĚĞĐĂLJ hŶĂĨĨĞĐƚĞĚ ϳϬϴϵϲ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϬ ϭϮ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϴϵϳ ŽŶ KĨĨͲƐŝƚĞ ĚĞŽĚĂƌĐĞĚĂƌ ĞĚƌƵƐĚĞŽĚĂƌĂ ϭϯ ϭϬ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϴϵϴ ĞĐ KĨĨͲƐŝƚĞ ƌĞĚĂůĚĞƌ ůŶƵƐƌƵďƌĂ ϴ ϵ Ͳ ^E Ϯ Ϯ džƚĞŶƐŝǀĞŝǀLJ hŶĂĨĨĞĐƚĞĚ ϳϬϴϵϵ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϭϰ͕ϮϬ ϮϬ Ͳ ^E ϭ ϭ džƚĞŶƐŝǀĞŝǀLJŝŶĨĞƐƚĂƚŝŽŶ hŶĂĨĨĞĐƚĞĚ ϳϬϵϬϬ ĞĐ dƌĂĐƚ ůŝŶĚĞŶ dŝůŝĂƐƉƉ͘ϭϲ ϮϬ Ͳ K E ϯ ϯ ZĞŵŽǀĞ ϳϬϵϬϭ ĞĐ ZKt ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϭϲ ϭϵ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϬϵϬϮ ŽŶ ZKt ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϵ ϭϴ Ͳ K E ϯ ϯ ZĞŵŽǀĞ ϳϬϵϬϯ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϱ ϭϴ Ͳ ^E Ϯ Ϯ WƌŽƚĞĐƚ ϳϬϵϬϰ ĞĐ KĨĨͲƐŝƚĞ ŵĂĚƌŽŶĞ ƌďƵƚƵƐŵĞŶnjŝĞƐŝŝ ϲ ϭϬ Ͳ ^E Ϯ Ϯ WƌŽƚĞĐƚ ϳϬϵϬϱ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ Ϯϭ ϭϴ Ͳ ^E Ϯ Ϯ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϬϲ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϳ ϭϬ Ͳ ^E Ϯ Ϯ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϬϳ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϳ ϭϬ Ͳ ^E Ϯ Ϯ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϬϴ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ Ϯϯ ϭϮ Ͳ ^E Ϯ Ϯ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϬϵ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϵ ϭϬ Ͳ ^E Ϯ Ϯ ,ŝŐŚůŝǀĞĐƌŽǁŶ͕ĂƐLJŵŵĞƚƌLJ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϭϬ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϴ Ϭ Ͳ ^E Ϭ Ϭ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϭϭ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϵ ϳ Ͳ ^E ϭ ϭ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϭϮ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϴ ϳ Ͳ ^E ϭ ϭ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϭϯ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϭ ϴ Ͳ ^E ϭ ϭ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϭϰ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϮ ϴ Ͳ ^E ϭ ϭ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϭϱ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϵ ϳ Ͳ ^E ϭ ϭ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϭϲ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϭ ϴ Ͳ ^E Ϯ Ϯ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϭϳ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϭ ϴ Ͳ ^E ϭ ϭ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϭϴ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϰ ϵ Ͳ ^E Ϯ Ϯ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϭϵ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϵ ϳ Ͳ ^E ϭ ϭ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϮϬ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϮ ϴ Ͳ ^E ϭ ϭ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϮϭ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϵ ϭϭ Ͳ ^E Ϯ Ϯ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϮϮ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϵ ϳ Ͳ ^E Ϭ Ϭ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϮϯ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϮϮ ϭϮ Ͳ ^E Ϯ Ϯ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ĂďŽƵƚůŝŬĞůLJŶĞĞĚƚŽƌĞŵŽǀĞ ϳϬϵϱϴ ŽŶ dƌĂĐƚŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϯϮ Ϯϰ Ͳ ^E ϯ Ϯ >ŝŬĞůLJƚŽZĞƚĂŝŶ ϳϬϵϳϮ ĞĐ ϯ ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘Ϯϴ Ϯϲ Ͳ K E ϯ Ϯ ZĞŵŽǀĞ ϳϬϵϴϲ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ Ϯdžϴ ϭϰ Ͳ ^E Ϯ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ hŶĂĨĨĞĐƚĞĚ ϳϬϵϴϳ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ Ϯϭ ϭϳ Ͳ ^E ϯ Ϯ ŽĚŽŵŝŶĂŶƚƐƚĞŵƐ hŶĂĨĨĞĐƚĞĚ ϳϬϵϴϴ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϲ ϭϭ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϵϴϵ ĞĐ KĨĨͲƐŝƚĞ ďůĂĐŬĐŽƚƚŽŶǁŽŽĚ WŽƉƵůƵƐƚƌŝĐŚŽĐĂƌƉĂ ϭϭ ϭϮ Ͳ ^E Ϯ Ϯ ^ŵĂůůĂŶĚŚŝŐŚůŝǀĞĐƌŽǁŶ hŶĂĨĨĞĐƚĞĚ ϳϬϵϵϬ ĞĐ KĨĨͲƐŝƚĞ ďůĂĐŬĐŽƚƚŽŶǁŽŽĚ WŽƉƵůƵƐƚƌŝĐŚŽĐĂƌƉĂ Ϯϰ Ϯϲ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϵϵϭ ĞĐ KĨĨͲƐŝƚĞ ďůĂĐŬĐŽƚƚŽŶǁŽŽĚ WŽƉƵůƵƐƚƌŝĐŚŽĐĂƌƉĂ ϴ ϭϮ Ͳ ^E ϭ Ϭ ,ŽůůŽǁǁŝƚŚƚƌƵŶŬĚĞĐĂLJ͕ůĞĂŶƐŽǀĞƌ ƌŽĂĚǁĂLJ hŶĂĨĨĞĐƚĞĚ ϳϬϵϵϮ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϴ ϭϭ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϵϵϯ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϭϱ ϮϬ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϵϵϰ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϴ Ϭ Ͳ ^E Ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϬϵϵϱ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϳ ϭϰ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϵϵϲ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϲ ϴ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϵϵϳ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϭϬ ϭϲ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϬϵϵϴ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϭϭ ϭϬ Ͳ ^E ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚƚŽƉ hŶĂĨĨĞĐƚĞĚ ϳϬϵϵϵ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϳ ϴ Ͳ ^E ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚƚŽƉ hŶĂĨĨĞĐƚĞĚ ϳϭϬϬϬ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϴ ϴ Ͳ ^E ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚƚŽƉ hŶĂĨĨĞĐƚĞĚ ϳϭϬϬϭ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ Ϯϭ ϭϰ Ͳ ^E Ϯ Ϯ DŝŶŽƌƉŝƐƚŽůďƵƚƚ hŶĂĨĨĞĐƚĞĚ ϳϭϬϬϮ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϮdžϭϮ ϭϴ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϬϯ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϭϮ ϭϰ Ͳ ^E Ϯ Ϯ ŽĚŽŵŝŶĂŶƚůĞĂĚĞƌƐ hŶĂĨĨĞĐƚĞĚ ϳϭϬϬϰ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϴ ϭϬ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϬϱ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϴ ϭϬ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϬϲ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϳ ϳ Ͳ ^E ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚƚŽƉ hŶĂĨĨĞĐƚĞĚ ϳϭϬϬϳ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϲ ϲ Ͳ ^E ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚƚŽƉ hŶĂĨĨĞĐƚĞĚ ϳϭϬϬϴ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϳ Ϭ Ͳ ^E Ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚ hŶĂĨĨĞĐƚĞĚ ϳϭϬϬϵ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϴ ϳ Ͳ ^E ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚƚŽƉ hŶĂĨĨĞĐƚĞĚ ϳϭϬϭϬ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ Ϯϳ ϭϱ Ͳ ^E Ϯ Ϯ DŝŶŽƌƉŝƐƚŽůďƵƚƚ hŶĂĨĨĞĐƚĞĚ ϳϭϬϭϭ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϭϬ ϭϲ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϭϮ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϵ ϭϬ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϭϯ ĞĐ KĨĨͲƐŝƚĞ ƌĞĚĂůĚĞƌ ůŶƵƐƌƵďƌĂ ϴ ϭϬ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϭϰ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϭϰ ϭϲ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϭϱ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϭϯ ϭϲ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϭϲ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ Ϯϰ Ϯϰ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϭϳ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϯϬ ϭϱ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϭϴ ĞĐ KĨĨͲƐŝƚĞ ĂƉƉůĞ DĂůƵƐƐƉƉ͘ϲ ϭϮ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϭϵ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϴ͕ϭϮ Ϭ Ͳ ^E Ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚ hŶĂĨĨĞĐƚĞĚ ϳϭϬϮϭ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϳ ϳ Ͳ ^E ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĞdžĐĞƐƐŝǀĞůĞĂŶ hŶĂĨĨĞĐƚĞĚ ϳϭϬϮϮ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϴ ϲ Ͳ ^E Ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚƚŽƉ hŶĂĨĨĞĐƚĞĚ ϳϭϬϮϯ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϳ ϯ Ͳ ^E Ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚƚŽƉ hŶĂĨĨĞĐƚĞĚ ϳϭϬϮϰ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϲ ϲ Ͳ ^E Ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚƚŽƉ hŶĂĨĨĞĐƚĞĚ ϳϭϬϮϱ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ Ϯdžϵ ϲ Ͳ ^E Ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚƚŽƉ hŶĂĨĨĞĐƚĞĚ ϳϭϬϮϳ ĞĐ KĨĨͲƐŝƚĞ ƌĞĚĂůĚĞƌ ůŶƵƐƌƵďƌĂ ϲ ϲ Ͳ ^E Ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϮϴ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϭϮ ϭϬ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϮϵ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϴ ϴ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϯϬ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϭϲ ϭϲ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϯϭ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϭϯ ϭϬ Ͳ ^E Ϯ Ϯ ŽĚŽŵŝŶĂŶƚůĞĂĚĞƌƐ͕ĐƌŽŽŬĞĚƚƌƵŶŬ hŶĂĨĨĞĐƚĞĚ ϳϭϬϯϮ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϭϳ ϭϴ Ͳ ^E Ϯ Ϯ ŽĚŽŵŝŶĂŶƚƐƚĞŵƐ hŶĂĨĨĞĐƚĞĚ ϳϭϬϯϯ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϮϬ ϮϮ Ͳ ^E Ϯ Ϯ ƌŽŽŬŝŶƵƉƉĞƌƚƌƵŶŬ hŶĂĨĨĞĐƚĞĚ ϳϭϬϯϰ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϴ ϭϮ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϯϱ ĞĐ KĨĨͲƐŝƚĞ ĚĞĐŝĚƵŽƵƐ ƵŶŬŶŽǁŶ ϳ Ϭ Ͳ ^E Ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϯϲ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϳ ϭϳ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϯϳ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ Ϯϳ ϭϱ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϯϴ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϳ͕ϭϬ ϭϮ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϯϵ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ Ϯϲ ϭϵ Ͳ ^E Ϯ Ϯ ƌŽŽŬŝŶůŽǁĞƌƚƌƵŶŬ͕ŽůĚǁŽƵŶĚŵŝĚ ƚƌƵŶŬ͕ƚŽƉŝƐƐĞůĨͲĐŽƌƌĞĐƚŝŶŐ hŶĂĨĨĞĐƚĞĚ ϳϭϬϰϬ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ Ϯϰ ϮϬ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϰϭ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϯϮ Ϯϰ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϰϮ ĞĐ KĨĨͲƐŝƚĞ ƌĞĚĂůĚĞƌ ůŶƵƐƌƵďƌĂ ϭϬ ϭϮ Ͳ K E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϰϰ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϴ͕ϭϮ Ϯϱ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϰϱ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϮϬ Ϯϲ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϰϲ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ Ϯϭ ϭϴ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϰϳ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϵ ϭϵ Ͳ ^E ϭ ϭ ^ĞůĨͲĐŽƌƌĞĐƚŝŶŐůĞĂŶ͕ŽĨĨͲĐĞŶƚĞƌůĞĂĚĞƌ hŶĂĨĨĞĐƚĞĚ ϳϭϬϰϴ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϭϮ ϭϬ Ͳ ^E ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ hŶĂĨĨĞĐƚĞĚ ϳϭϬϰϵ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϲ ϳ Ͳ ^E ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ hŶĂĨĨĞĐƚĞĚ ϳϭϬϱϬ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϳ ϭϮ Ͳ ^E ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ hŶĂĨĨĞĐƚĞĚ ϳϭϬϱϭ ĞĐ KĨĨͲƐŝƚĞ ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϵ ϭϯ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϱϮ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ Ϯϴ ϭϵ Ͳ ^E ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϱϯ ĞĐ KĨĨͲƐŝƚĞ ƌĞĚĂůĚĞƌ ůŶƵƐƌƵďƌĂ ϭϭ ϭϰ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϱϰ ŽŶ KĨĨͲƐŝƚĞ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϴ ϭϬ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϱϱ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϭϬ͕Ϯdžϭϰ ϭϯ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϱϲ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ Ϯdžϵ ϭϰ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϱϳ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϭϬ ϰ Ͳ ^E Ϭ ϭ DŽƐƚůLJĚĞĂĚ hŶĂĨĨĞĐƚĞĚ ϳϭϬϱϴ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϭϬ ϭϰ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϱϵ ĞĐ KĨĨͲƐŝƚĞ ďůĂĐŬĐŽƚƚŽŶǁŽŽĚ WŽƉƵůƵƐƚƌŝĐŚŽĐĂƌƉĂ ϮϬ ϭϴ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϲϬ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϵ ϭϮ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϲϭ ĞĐ KĨĨͲƐŝƚĞ ďůĂĐŬĐŽƚƚŽŶǁŽŽĚ WŽƉƵůƵƐƚƌŝĐŚŽĐĂƌƉĂ ϳ ϭϬ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϲϮ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϴ ϭϱ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϲϯ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϲ ϴ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϲϰ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϭϬ ϭϬ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϲϱ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϳ ϰ Ͳ ^E ϭ ϭ ĞĂĚƚŽƉ hŶĂĨĨĞĐƚĞĚ ϳϭϬϲϲ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϲ͕ϭϬ ϴ Ͳ ^E ϭ ϭ ϭϬΗƐƚĞŵďƌŽŬĞĂƚΕϴΖ hŶĂĨĨĞĐƚĞĚ ϳϭϬϲϳ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϳ ϭϰ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϲϴ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϭϮ ϭϭ Ͳ ^E Ϯ Ϯ dƌƵŶŬĚĂŵĂŐĞ hŶĂĨĨĞĐƚĞĚ ϳϭϬϲϵ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϲ Ϭ Ͳ ^E Ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϳϬ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϲ ϴ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϳϭ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϳ͕ϴ ϳ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϳϮ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϳ ϲ Ͳ ^E ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ hŶĂĨĨĞĐƚĞĚ ϳϭϬϳϯ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϭϬ ϵ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϳϰ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϭϬ ϭϰ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϳϱ ĞĐ KĨĨͲƐŝƚĞ ďůĂĐŬĐŽƚƚŽŶǁŽŽĚ WŽƉƵůƵƐƚƌŝĐŚŽĐĂƌƉĂ ϲ ϲ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϳϲ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϴ ϴ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϳϳ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϭϬ Ϭ Ͳ ^E Ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϳϴ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϵ ϲ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϳϵ ĞĐ KĨĨͲƐŝƚĞ ďůĂĐŬĐŽƚƚŽŶǁŽŽĚ WŽƉƵůƵƐƚƌŝĐŚŽĐĂƌƉĂ ϳ ϮϬ Ͳ ^E Ϯ ϭ WŽŽƌƐƚƌƵĐƚƵƌĞ hŶĂĨĨĞĐƚĞĚ ϳϭϬϴϬ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϭϬ ϭϮ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 1 7 . 8 D e c . 9 , 2 4 - 1 2 : 0 1 P M c h r i s 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 TREE TABLES ϳϭϬϴϭ ĞĐ KĨĨͲƐŝƚĞ KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϴ ϭϬ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϴϮ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϲ ϲ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϴϯ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϳ Ϭ Ͳ ^E Ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϴϰ ĞĐ KĨĨͲƐŝƚĞ ďůĂĐŬŚĂǁƚŚŽƌŶ ƌĂƚĂĞŐƵƐĚŽƵŐůĂƐŝŝ ϲ ϴ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϴϱ ĞĐ KĨĨͲƐŝƚĞ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ ^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂ ϴ ϴ Ͳ ^E Ϯ Ϯ DƵůƚŝƉůĞůĞĂĚĞƌƐ hŶĂĨĨĞĐƚĞĚ ϳϭϬϴϲ ĞĐ KĨĨͲƐŝƚĞ ƌĞĚĂůĚĞƌ ůŶƵƐƌƵďƌĂ ϲ ϴ Ͳ ^E ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϴϳ ĞĐ KĨĨͲƐŝƚĞ ƌĞĚĂůĚĞƌ ůŶƵƐƌƵďƌĂ ϲ ϲ Ͳ ^E Ϯ Ϯ dŽƉĚŝĞďĂĐŬ hŶĂĨĨĞĐƚĞĚ ϳϭϬϴϴ ĞĐ KĨĨͲƐŝƚĞ ƌĞĚĂůĚĞƌ ůŶƵƐƌƵďƌĂ ϲ ϲ Ͳ ^E Ϯ Ϯ hŶĂĨĨĞĐƚĞĚ ϳϭϬϴϵ ĞĐ KĨĨͲƐŝƚĞ ƌĞĚĂůĚĞƌ ůŶƵƐƌƵďƌĂ ϲ Ϭ Ͳ ^E Ϭ ϭ hŶĂĨĨĞĐƚĞĚ ϳϭϬϵϬ ŽŶ KĨĨͲƐŝƚĞ ĐŽŶŝĨĞƌ ƵŶŬŶŽǁŶ ϯdžϳ ϴ Ͳ K E EŽƚĂƐƐĞƐƐĞĚ hŶĂĨĨĞĐƚĞĚ ϳϭϬϵϭ ŽŶ KĨĨͲƐŝƚĞ ƉŽŶĚĞƌŽƐĂƉŝŶĞ WŝŶƵƐƉŽŶĚĞƌŽƐĂ ϰϯ Ϯϴ Ͳ ^E ϯ Ϯ DƵůƚŝƉůĞůĞĂĚĞƌƐ hŶĂĨĨĞĐƚĞĚ ϳϭϬϵϮ ĞĐ KĨĨͲƐŝƚĞ ĚĞĐŝĚƵŽƵƐ ƵŶŬŶŽǁŶ ϴ ϭϬ Ͳ K E EŽƚĂƐƐĞƐƐĞĚ hŶĂĨĨĞĐƚĞĚ ϳϭϬϵϯ ĞĐ ZKt ĐƵƌůLJǁŝůůŽǁ ^ĂůŝdžŵĂƚƐƵĚĂŶĂ ϴ ϴ Ͳ K E ϭ ϭ ZĞŵŽǀĞ ϳϭϬϵϰ ĞĐ ZKt ĐƵƌůLJǁŝůůŽǁ ^ĂůŝdžŵĂƚƐƵĚĂŶĂ ϲ ϰ Ͳ K E Ϭ ϭ DŽƐƚůLJĚĞĂĚ ZĞŵŽǀĞ ϳϭϬϵϱ ĞĐ ZKt ǁĞĞƉŝŶŐǁŝůůŽǁ ^ĂůŝdžďĂďLJůŽŶŝĐĂ ϲ ϲ Ͳ K E ϭ ϭ ZĞŵŽǀĞ ϳϭϬϵϲ ŽŶ ZKt ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϳ ϴ Ͳ K E ϭ ϭ ^ŵĂůůŶĞĞĚůĞƐ͕ŚĞĂǀLJĐŽŶĞĐƌŽƉ ZĞŵŽǀĞ ϳϭϬϵϳ ĞĐ ZKt ĐƵƌůLJǁŝůůŽǁ ^ĂůŝdžŵĂƚƐƵĚĂŶĂ ϭϮ ϵ Ͳ K E ϭ ϭ ZĞŵŽǀĞ ϳϭϬϵϴ ĞĐ ZKt ǁĞĞƉŝŶŐǁŝůůŽǁ ^ĂůŝdžďĂďLJůŽŶŝĐĂ ϳ ϴ Ͳ K E ϭ ϭ ZĞŵŽǀĞ ϳϭϬϵϵ ĞĐ ZKt ǁĞĞƉŝŶŐǁŝůůŽǁ ^ĂůŝdžďĂďLJůŽŶŝĐĂ ϳ ϳ Ͳ K E ϭ ϭ ZĞŵŽǀĞ ϳϭϭϬϬ ĞĐ ZKt ĐƵƌůLJǁŝůůŽǁ ^ĂůŝdžŵĂƚƐƵĚĂŶĂ ϭϬ ϳ Ͳ K E ϭ ϭ ZĞŵŽǀĞ ϳϭϭϬϭ ĞĐ ZKt ĐƵƌůLJǁŝůůŽǁ ^ĂůŝdžŵĂƚƐƵĚĂŶĂ ϵ ϴ Ͳ K E ϭ ϭ ZĞŵŽǀĞ ϳϭϭϬϮ ĞĐ ZKt ĐƵƌůLJǁŝůůŽǁ ^ĂůŝdžŵĂƚƐƵĚĂŶĂ ϭϲ ϭϮ Ͳ K E ϭ ϭ ZĞŵŽǀĞ ϳϭϭϬϯ ĞĐ ZKt ĐƵƌůLJǁŝůůŽǁ ^ĂůŝdžŵĂƚƐƵĚĂŶĂ ϭϭ ϭϰ Ͳ K E ϭ ϭ ZĞŵŽǀĞ ϳϭϭϬϰ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ Ϯϰ ϲ Ͳ K E ϭ ϭ ZĞŵŽǀĞ ϳϭϭϬϱ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϮϬ ϴ Ͳ K E Ϭ ϭ ZĞŵŽǀĞ ϳϭϭϬϲ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϭϮ͕ϭϯ ϴ Ͳ K E Ϭ ϭ ZĞŵŽǀĞ ϳϭϭϬϳ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϮdžϭϮ ϭϬ Ͳ K E Ϭ ϭ ZĞŵŽǀĞ ϳϭϭϬϴ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϯdžϰ͕ϭϳ ϴ Ͳ K E Ϭ ϭ ZĞŵŽǀĞ ϳϭϭϬϵ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϯdžϰ͕ϭϰ ϲ Ͳ K E Ϭ ϭ ZĞŵŽǀĞ ϳϭϭϭϬ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϳ͕ϭϮ Ϭ Ͳ K E Ϭ ϭ ZĞŵŽǀĞ ϳϭϭϭϭ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϵ ϯ Ͳ K E Ϭ ϭ ZĞŵŽǀĞ ϳϭϭϭϮ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϵ ϰ Ͳ K E Ϭ ϭ ZĞŵŽǀĞ ϳϭϭϭϯ ĞĐ dƌĂĐƚD >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϮϬ ϰ Ͳ K E Ϭ ϭ ZĞŵŽǀĞ ϳϭϭϭϰ ŽŶ ZKt ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϲ ϭϭ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϭϱ ĞĐ ZKt ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϭϬ͕ϭϮ ϭϰ Ͳ K E ϭ ϭ ^ƵŶƐĐĂůĚ͕ƚƌƵŶŬĚĞĐĂLJ ZĞŵŽǀĞ ϳϭϭϭϲ ŽŶ ZKt ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϲ ϭϲ Ͳ ^E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϭϳ ŽŶ η ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϱ ϭϱ Ͳ ^E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϭϴ ĞĐ η ďůĂĐŬĐŽƚƚŽŶǁŽŽĚ WŽƉƵůƵƐƚƌŝĐŚŽĐĂƌƉĂ Ϯϲ ϭϰ Ͳ ^E ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϭϵ ŽŶ η ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ Ϯϭ Ϯϰ Ͳ ^E ϯ Ϯ >ĞĂŶƐĞĂƐƚ ZĞŵŽǀĞ ϳϭϭϮϬ ĞĐ η EŽƌǁĂLJŵĂƉůĞ ĐĞƌƉůĂƚĂŶŽŝĚĞƐ ϵ ϭϮ Ͳ K E ϯ Ϯ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĐŽĚŽŵŝŶĂŶƚůĞĂĚĞƌƐ ZĞŵŽǀĞ ϳϭϭϮϭ ĞĐ η ǁĞĞƉŝŶŐǁŝůůŽǁ ^ĂůŝdžďĂďLJůŽŶŝĐĂ ϮϬ ϭϲ Ͳ K E ϭ ϭ ĞĐůŝŶĞ ZĞŵŽǀĞ ϳϭϭϮϮ ĞĐ η ĐŚĞƐƚŶƵƚ ĂƐƚĂŶĞĂƐƉƉ͘ϭϰ ϭϰ Ͳ K E ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϮϯ ĞĐ ZKt ĐƵƌůLJǁŝůůŽǁ ^ĂůŝdžŵĂƚƐƵĚĂŶĂ ϭϳ ϭϴ Ͳ K E ϭ ϭ ZĞŵŽǀĞ ϳϭϭϮϰ ĞĐ ZKt ĐƵƌůLJǁŝůůŽǁ ^ĂůŝdžŵĂƚƐƵĚĂŶĂ ϭϵ ϭϲ Ͳ K E ϭ ϭ ZĞŵŽǀĞ ϳϭϭϮϱ ĞĐ ZKt ƌĞĚŵĂƉůĞ ĐĞƌƌƵďƌƵŵ ϭϯ ϭϴ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϮϲ ĞĐ ZKt ĂƉƉůĞ DĂůƵƐƐƉƉ͘ϵ ϳ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϮϳ ŽŶ ZKt ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ Ϯϭ ϭϱ Ͳ K E Ϯ Ϯ DƵůƚŝƉůĞůĞĂĚĞƌƐ ZĞŵŽǀĞ ϳϭϭϮϴ ĞĐ ZKt ƉĞĂƌ WLJƌƵƐƐƉƉ͘ϴ ϳ Ͳ K E ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϮϵ ĞĐ ZKt ĨŝŐ &ŝĐƵƐƐƉƉ͘ϭϬ ϵ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϯϬ ĞĐ η ǁĞĞƉŝŶŐǁŝůůŽǁ ^ĂůŝdžďĂďLJůŽŶŝĐĂ ϴ ϴ Ͳ K E ϭ ϭ ĞĐůŝŶĞ ZĞŵŽǀĞ ϳϭϭϯϭ ĞĐ ZKt EŽƌǁĂLJŵĂƉůĞ ĐĞƌƉůĂƚĂŶŽŝĚĞƐ ϭϰ ϭϳ Ͳ K E ϯ Ϯ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĐŽĚŽŵŝŶĂŶƚůĞĂĚĞƌƐ ǁŝƚŚŝŶĐůƵĚĞĚďĂƌŬ ZĞŵŽǀĞ ϳϭϭϯϮ ĞĐ ZKt ƌĞĚŵĂƉůĞ ĐĞƌƌƵďƌƵŵ ϭϬ ϴ Ͳ K E Ϯ Ϯ DƵůƚŝƉůĞƵƉƌŝŐŚƚůĞĂĚĞƌƐ͕ƚƌƵŶŬ ĚĂŵĂŐĞ ZĞŵŽǀĞ ϳϭϭϯϯ ĞĐ η ƐLJĐĂŵŽƌĞ WůĂƚĂŶƵƐŽĐĐŝĚĞŶƚĂůŝƐ ϭϰ ϭϲ Ͳ K E ϯ ϯ ZĞŵŽǀĞ ϳϭϭϯϰ ĞĐ η ĂƉƉůĞ DĂůƵƐƐƉƉ͘ϳ ϵ Ͳ K E Ϯ Ϯ dƌƵŶŬĚĞĐĂLJ ZĞŵŽǀĞ ϳϭϭϯϱ ŽŶ dƌĂĐƚ,ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϮϮ ϭϳ Ͳ K E Ϯ Ϯ KĨĨͲĐĞŶƚĞƌůĞĂĚĞƌ ZĞŵŽǀĞ ϳϭϭϯϲ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϯϲ ϰ Ͳ K E Ϭ ϭ ZĞŵŽǀĞ ϳϭϭϯϳ ĞĐ ZKt ŐƌĞĞŶĂƐŚ &ƌĂdžŝŶƵƐƉĞŶŶƐLJůǀĂŶŝĐĂ ϭϮ ϭϱ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϯϴ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ Ϯϲ ϴ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϯϵ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ Ϯϲ ϵ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϰϬ ĞĐ ZKt ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϭϭ ϭϲ Ͳ K E Ϯ Ϯ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ ZĞƚĂŝŶ ϳϭϭϰϭ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϴdžϯ͕ϵ ϱ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϰϮ ĞĐ ZKt ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϲ ϵ Ͳ K E Ϯ Ϯ ZĞƚĂŝŶ ϳϭϭϰϯ ĞĐ ZKt ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϭϬ ϭϭ Ͳ K E Ϯ Ϯ ZĞƚĂŝŶ ϳϭϭϰϰ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϱdžϰ͕ϲ ϰ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϰϱ ĞĐ ZKt ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϴ ϭϬ Ͳ K E Ϯ Ϯ ZĞƚĂŝŶ ϳϭϭϰϲ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϳdžϰ ϰ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϰϳ ĞĐ ZKt ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϵ ϭϬ Ͳ K E Ϯ Ϯ ZĞƚĂŝŶ ϳϭϭϰϴ ĞĐ ZKt KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϴ ϵ Ͳ K E Ϯ Ϯ ZĞƚĂŝŶ ϳϭϭϰϵ ĞĐ ZKt KƌĞŐŽŶĂƐŚ &ƌĂdžŝŶƵƐůĂƚŝĨŽůŝĂ ϳ ϴ Ͳ K E Ϯ Ϯ ZĞƚĂŝŶ ϳϭϭϱϬ ĞĐ ZKt ďŝŐůĞĂĨŵĂƉůĞ ĐĞƌŵĂĐƌŽƉŚLJůůƵŵ ϳ͕ϴ ϭϭ Ͳ K E Ϯ Ϯ ZĞƚĂŝŶ ϳϭϭϱϭ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ Ϯϴ ϴ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϱϮ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϮϮ ϴ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϱϯ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϯϰ ϴ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϱϰ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϯϬ ϴ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϱϱ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϲdžϰ ϴ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϱϲ ĞĐ ZKt ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϭϰ ϭϬ Ͳ K E Ϯ Ϯ ZĞƚĂŝŶ ϳϭϭϱϳ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ Ϯϰ ϴ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϱϴ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϯϬ ϭϬ Ͳ K E ϭ ϭ ZĞƚĂŝŶ ϳϭϭϱϵ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ Ϯϰ ϭϬ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϲϬ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ Ϯϰ ϰ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϲϭ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϰϬ ϭϮ Ͳ K E ϭ ϭ ZĞƚĂŝŶ ϳϭϭϲϮ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ Ϯϰ ϭϮ Ͳ K E ϭ ϭ ZĞƚĂŝŶ ϳϭϭϲϯ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ Ϯdžϴ͕ϭϮ͕ϭϲ ϭϭ Ͳ K E ϭ ϭ ZĞƚĂŝŶ ϳϭϭϲϰ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϯdžϭϮ ϲ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϲϱ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϭϴ ϱ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϲϲ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϱdžϰ ϰ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϲϳ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϮϬ ϲ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϲϴ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ ϯdžϭϮ Ϭ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϭϭϲϵ ĞĐ η ƉůƵŵ WƌƵŶƵƐƐƉƉ͘ϵ ϳ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϳϬ ĞĐ η ƉůƵŵ WƌƵŶƵƐƐƉƉ͘ϭϭ ϳ Ͳ K E ϭ ϭ ĞĐůŝŶĞ ZĞŵŽǀĞ ϳϭϭϳϭ ĞĐ η ĐƵƌůLJǁŝůůŽǁ ^ĂůŝdžŵĂƚƐƵĚĂŶĂ Ϯdžϭϲ ϲ Ͳ K E Ϭ ϭ DŽƐƚůLJĚĞĂĚ ZĞŵŽǀĞ ϳϭϭϳϮ ŽŶ ZKt ĐƌLJƉƚŽŵĞƌŝĂ ƌLJƉƚŽŵĞƌŝĂũĂƉŽŶŝĐĂ ϭϬ ϲ Ͳ K E ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϳϯ ĞĐ ZKt ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϭϭ ϱ Ͳ K E ϭ ϭ ĞĐůŝŶĞ ZĞŵŽǀĞ ϳϭϭϳϰ ĞĐ η ƐĂƵĐĞƌŵĂŐŶŽůŝĂ DĂŐŶŽůŝĂdžƐŽƵůĂŶŐĞĂŶĂ ϴ ϱ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϳϱ ĞĐ η ƉĞƌƐŝŵŵŽŶ ŝŽƐƉLJƌŽƐǀŝƌŐŝŶŝĂŶĂ ϳ ϲ Ͳ K E ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϳϲ ĞĐ η :ĂƉĂŶĞƐĞŵĂƉůĞ ĐĞƌƉĂůŵĂƚƵŵ ϴ ϲ Ͳ K E ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϳϳ ĞĐ η ƉůƵŵ WƌƵŶƵƐƐƉƉ͘ϭϮ ϴ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϳϴ ĞĐ η ƉůƵŵ WƌƵŶƵƐƐƉƉ͘ϭϭ ϳ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϳϵ ĞĐ η ŵƵůďĞƌƌLJ DŽƌƵƐƐƉƉ͘ϭϱ ϵ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϴϬ ŽŶ dƌĂĐƚ ůĂƐŬĂĐĞĚĂƌ ƵƉƌĞƐƐƵƐŶŽŽƚŬĂƚĞŶƐŝƐ ϭϱ ϲ Ͳ K E Ϯ Ϯ DƵůƚŝƉůĞƐƚĞŵƐ ZĞŵŽǀĞ ϳϭϭϴϭ ĞĐ dƌĂĐƚ ƵƌŽƉĞĂŶǁŚŝƚĞďŝƌĐŚ ĞƚƵůĂƉĞŶĚƵůĂ ϭϮ ϭϮ Ͳ K E Ϯ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ ZĞŵŽǀĞ ϳϭϭϴϮ ĞĐ dƌĂĐƚ ƵƌŽƉĞĂŶǁŚŝƚĞďŝƌĐŚ ĞƚƵůĂƉĞŶĚƵůĂ ϭϮ ϭϰ Ͳ K E ϭ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚĞĂĚƚŽƉ͕ĚĞĐůŝŶĞ ZĞŵŽǀĞ ϳϭϭϴϯ ĞĐ dƌĂĐƚ ƵƌŽƉĞĂŶǁŚŝƚĞďŝƌĐŚ ĞƚƵůĂƉĞŶĚƵůĂ ϭϭ ϭϵ Ͳ K E Ϯ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ĚŝĞďĂĐŬ͕ĞdžĐĞƐƐŝǀĞ ůĞĂŶ ZĞŵŽǀĞ ϳϭϭϴϰ ŽŶ ZKt ďůƵĞƐƉƌƵĐĞ WŝĐĞĂƉƵŶŐĞŶƐ ϭϵ ϭϰ Ͳ K E Ϯ Ϯ DƵůƚŝƉůĞůĞĂĚĞƌƐ ZĞŵŽǀĞ ϳϭϭϴϱ ŽŶ ZKt ůĂƐŬĂĐĞĚĂƌ ƵƉƌĞƐƐƵƐŶŽŽƚŬĂƚĞŶƐŝƐ ϮϬ ϭϰ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϴϲ ĞĐ η ďůĂĐŬǁĂůŶƵƚ :ƵŐůĂŶƐŶŝŐƌĂ ϵ ϭϭ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϴϳ ĞĐ ZKt ŚĂǁƚŚŽƌŶ ƌĂƚĂĞŐƵƐƐƉƉ͘ϵ ϭϱ Ͳ K E Ϯ Ϯ EŽŶͲŝŶǀĂƐŝǀĞ͕ƐŵĂůůŚŽůůŽǁǁŝƚŚĚĞĐĂLJ ZĞŵŽǀĞ ϳϭϭϴϴ ĞĐ ZKt ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϭϴ͕Ϯϭ ϮϮ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϭϭϴϵ ĞĐ ZKt ƉůƵŵ WƌƵŶƵƐƐƉƉ͘ϭϮ ϭϰ Ͳ K E ϭ ϭ ĚǀĂŶĐĞĚƚƌƵŶŬĚĞĐĂLJǁŝƚŚŚŽůůŽǁ͕ ůŽǁǀŝŐŽƌ ZĞŵŽǀĞ ϳϭϭϵϬ ĞĐ ϱ ďůĂĐŬǁĂůŶƵƚ :ƵŐůĂŶƐŶŝŐƌĂ Ϯϯ Ϯϳ Ͳ K E Ϯ Ϯ ^ŵĂůůĚĞĂĚďƌĂŶĐŚĞƐ͕ŝǀLJ ZĞŵŽǀĞ ϳϭϭϵϭ ĞĐ ϱ KƌĞŐŽŶǁŚŝƚĞŽĂŬ YƵĞƌĐƵƐŐĂƌƌLJĂŶĂ ϯϯ ϯϬ Ͳ K E Ϯ ϭ ^ĞǀĞƌĞŝǀLJŝŶĨĞƐƚĂƚŝŽŶ ZĞŵŽǀĞ ϳϭϭϵϮ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϭϲ ϭϴ Ͳ K E Ϯ Ϯ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ͕ŐƌŽǁŝŶŐŝŶƚŽĨĞŶĐĞ ŽŽƌĚŝŶĂƚĞǁŝƚŚŶĞŝŐŚďŽƌ ƚŽƌĞŵŽǀĞ ϳϭϭϵϯ ŽŶ dƌĂĐƚŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϯϯ Ϯϲ Ͳ Ϭ E Ϯ ϭ ZĞĚƵĐĞĚǀŝŐŽƌ͕ďƌŽŬĞŶƚŽƉ ZĞŵŽǀĞ ϳϭϭϵϰ ŽŶ dƌĂĐƚŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϵ ϭϲ Ͳ ^E ϭ ϭ >ŽǁǀŝŐŽƌ ZĞŵŽǀĞ ϳϭϭϵϱ ŽŶ dƌĂĐƚŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϮϬ ϭϴ Ͳ ^E ϭ ϭ >ŽǁǀŝŐŽƌ ZĞŵŽǀĞ ϳϭϭϵϲ ŽŶ dƌĂĐƚŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϭϯ ϴ Ͳ ^E Ϭ ϭ LJŝŶŐ ZĞŵŽǀĞ ϳϭϮϬϰ ĞĐ ϴ ŶŐůŝƐŚǁĂůŶƵƚ :ƵŐůĂŶƐƌĞŐŝĂ ϭϱ ϮϮ Ͳ K E Ϯ Ϯ ^ŵĂůůĚĞĂĚďƌĂŶĐŚĞƐ ZĞŵŽǀĞ ϳϭϮϬϱ ŽŶ ϳ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϯϲ Ϯϳ Ͳ K E ϯ Ϯ ^ƵƌĨĂĐĞƌŽŽƚĚĂŵĂŐĞ ZĞŵŽǀĞ ϳϯϬϬϬ ĞĐ ZKt ƉůƵŵ WƌƵŶƵƐƐƉƉ͘ϭϭ ϳ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϯϬϬϭ ĞĐ ZKt ƉĞƌƐŝŵŵŽŶ ŝŽƐƉLJƌŽƐǀŝƌŐŝŶŝĂŶĂ ϵ ϵ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϯϬϬϮ ĞĐ η ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϭϰ ϵ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϯϬϬϯ ĞĐ η ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϭϭ ϱ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϯϬϬϰ ĞĐ η ĂƉƉůĞ DĂůƵƐƐƉƉ͘ϴ ϲ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϯϬϬϱ ĞĐ η ĐŚĞƌƌLJ WƌƵŶƵƐƐƉƉ͘ϵ ϭϭ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϯϬϬϲ ĞĐ η ĨŝŐ &ŝĐƵƐƐƉƉ͘ϭϮ ϵ Ͳ K E Ϯ Ϯ ZĞŵŽǀĞ ϳϯϬϬϳ ĞĐ η ǁĞĞƉŝŶŐǁŝůůŽǁ ^ĂůŝdžďĂďLJůŽŶŝĐĂ Ϯϯ ϭϱ Ͳ K E ϭ ϭ ĞĐůŝŶĞ ZĞŵŽǀĞ ϳϯϬϬϴ ĞĐ ZKt ŐŝŶŬŐŽ 'ŝŶŬŐŽďŝůŽďĂ ϳ ϳ Ͳ K E Ϯ Ϯ DƵůƚŝƉůĞƐƚĞŵƐ ZĞŵŽǀĞ ϳϯϬϭϯ ĞĐ ZKt :ĂƉĂŶĞƐĞŵĂƉůĞ ĐĞƌƉĂůŵĂƚƵŵ ϭϬ ϭϲ Ͳ K E Ϯ Ϯ DƵůƚŝƉůĞƐƚĞŵƐ ZĞŵŽǀĞ ϳϯϬϭϰ ĞĐ KĨĨͲƐŝƚĞ ƐǁĞĞƚĐŚĞƌƌLJ WƌƵŶƵƐĂǀŝƵŵ ϴ ϭϬ Ͳ ^E Ϯ ϭ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ hŶĂĨĨĞĐƚĞĚ ϳϯϬϭϲ ĞĐ ZKt ŶŐůŝƐŚŚĂǁƚŚŽƌŶ ƌĂƚĂĞŐƵƐŵŽŶŽŐLJŶĂ ϲ ϵ Ͳ K E Ϯ Ϯ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ ZĞƚĂŝŶ ϳϯϬϭϳ ĞĐ ZKt ŶŐůŝƐŚŚĂǁƚŚŽƌŶ ƌĂƚĂĞŐƵƐŵŽŶŽŐLJŶĂ ϭϯ ϭϬ Ͳ K E Ϯ Ϯ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ ZĞŵŽǀĞ ϳϯϬϭϴ ĞĐ ZKt >ŽŵďĂƌĚLJƉŽƉůĂƌ WŽƉƵůƵƐŶŝŐƌĂ Ϯϴ Ϭ Ͳ K E Ϭ ϭ ZĞƚĂŝŶ ϳϯϬϭϵ ĞĐ ZKt ŶŐůŝƐŚŚĂǁƚŚŽƌŶ ƌĂƚĂĞŐƵƐŵŽŶŽŐLJŶĂ ϭϬ ϵ Ͳ K E Ϯ Ϯ EƵŝƐĂŶĐĞƐƉĞĐŝĞƐ ZĞƚĂŝŶ ϳϯϬϮϬ ĞĐ ϳ ďůĂĐŬǁĂůŶƵƚ :ƵŐůĂŶƐŶŝŐƌĂ ϭϴ ϮϬ Ͳ K E Ϯ Ϯ EŽƚĂĐĐĞƐƐŝďůĞ͕ĞƐƚŝŵĂƚĞĚƐŝnjĞ ZĞŵŽǀĞ ϳϯϬϯϰ ŽŶ ϲ ŽƵŐůĂƐͲĨŝƌ WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝ ϮϬ ϮϬ Ͳ K E ϯ Ϯ EŽƚĂĐĐĞƐƐŝďůĞ͕ĞƐƚŝŵĂƚĞĚƐŝnjĞ ZĞŵŽǀĞ ϭ,ŝƐƚƌĞĞĚŝĂŵĞƚĞƌŵĞĂƐƵƌĞĚĂƚϰ͘ϱͲĨĞĞƚĂďŽǀĞƚŚĞŐƌŽƵŶĚůĞǀĞůŝŶŝŶĐŚĞƐ͖ƚƌĞĞƐǁŝƚŚŵƵůƚŝƉůĞƚƌƵŶŬƐƐƉůŝƚƚŝŶŐďĞůŽǁ,ĂƌĞŵĞĂƐƵƌĞĚƐĞƉĂƌĂƚĞůLJĂŶĚŝŶĚŝǀŝĚƵĂůƚƌƵŶŬŵĞĂƐƵƌĞŵĞŶƚƐĂƌĞƐĞƉĂƌĂƚĞĚďLJĂĐŽŵŵĂ͕ĞdžĐĞƉƚŵƵůƚŝƉůĞƚƌƵŶŬƐŽĨƚŚĞƐĂŵĞƐŝnjĞ ĂƌĞŝŶĚŝĐĂƚĞĚĂƐƋƵĂŶƚŝƚLJdžƐŝnjĞ͘ ϮͲZĂĚŝƐƚŚĞĂǀĞƌĂŐĞĐƌŽǁŶƌĂĚŝƵƐŵĞĂƐƵƌĞĚŝŶĨĞĞƚ͘ 3Canopy is the average tree canopy area (in square feet) for on-site trees plan for retention with condition and preservation ratings >2, calculated as follows: Canopy = (Average Tree Canopy Spread / 2)2 x p. ϰKͬ^ŝĚĞŶƚŝĨŝĞƐƚŚĞƚƌĞĞƐĂƐĞŝƚŚĞƌKƉĞŶ'ƌŽǁŶŽƌ^ƚĂŶĚ'ƌŽǁŶ͘ ϱ,dŝĚĞŶƚŝĨŝĞƐǁŚĞƚŚĞƌŽƌŶŽƚƚŚĞƚƌĞĞŝƐĂ,ĞƌŝƚĂŐĞdƌĞĞ;ĞŝƚŚĞƌzĨŽƌLJĞƐŽƌEĨŽƌŶŽͿ͘ ϲŽŶĚŝƐƚŚĞŶƵŵĞƌŝĐĂůĐŽŶĚŝƚŝŽŶƌĂƚŝŶŐ;ϬͲϯͿĂƐĚĞĨŝŶĞĚŝŶƚŚĞdŝŐĂƌĚhƌďĂŶ&ŽƌĞƐƚƌLJDĂŶƵĂů͗ ϳWƌĞƐŝƐƚŚĞŶƵŵĞƌŝĐĂůƐƵŝƚĂďŝůŝƚLJĨŽƌƉƌĞƐĞƌǀĂƚŝŽŶƌĂƚŝŶŐ;ϬͲϯͿĂƐĚĞĨŝŶĞĚŝŶƚŚĞdŝŐĂƌĚhƌďĂŶ&ŽƌĞƐƚƌLJDĂŶƵĂů͗ Zd/E' s/'KZ EKWz E^/dz tKK &/>hZ ,/^dKZz W ^d^ z Ϭ ĚĞĂĚƚŽƐĞǀĞƌĞĚĞĐůŝŶĞ фϯϬй ŵĂũŽƌƐĐĂĨĨŽůĚďƌĂŶĐŚĞƐ хϭƐĐĂĨĨŽůĚ /ŶĨĞƐƚĞĚ ŵĂũŽƌĐŽŶŬƐĂŶĚĐĂǀŝƚŝĞƐ ϭ ĚĞĐůŝŶŝŶŐ ϯϬͲϲϬй ƚǁŝŐĂŶĚďƌĂŶĐŚĚŝĞďĂĐŬ ƐĐĂĨĨŽůĚďƌĂŶĐŚĞƐ /ŶĨĞƐƚĞĚ ŽŶĞƚŽĂĨĞǁĐŽŶŬƐ͖ƐŵĂůůĐĂǀŝƚŝĞƐ Ϯ ĂǀĞƌĂŐĞ ϲϬͲϵϬй ƐŵĂůůƚǁŝŐƐ ƐŵĂůůďƌĂŶĐŚĞƐ DŝŶŽƌ ƉƌĞƐĞŶƚŽŶůLJĂƚƉƌƵŶŝŶŐǁŽƵŶĚƐ ϯ ŐŽŽĚƚŽĞdžĐĞůůĞŶƚ ϵϬͲϭϬϬй ůŝƚƚůĞŽƌŶŽŶĞ ŶŽŶĞ EŽŶĞ ĂďƐĞŶƚƚŽƉƌĞƐĞŶƚŽŶůLJĂƚƉƌƵŶŝŶŐǁŽƵŶĚƐ Zd/E'KE^/ Zd/KE^ Ϭ dŚĞƚƌĞĞŝƐĂΗŚĂnjĂƌĚƚƌĞĞΗĂƐĚĞĨŝŶĞĚŝŶĐŚĂƉƚĞƌϭϴ͘ϭϮϬŽĨƚŚĞdŝŐĂƌĚĞǀĞůŽƉŵĞŶƚŽĚĞĂŶĚΗŚĂnjĂƌĚƚƌĞĞĂďĂƚĞŵĞŶƚΗĂƐĚĞĨŝŶĞĚŝŶŚĂƉƚĞƌϭϴ͘ϭϮϬŝŶƚŚĞdŝŐĂƌĚĞǀĞůŽƉŵĞŶƚŽĚĞĐĂŶŶŽƚďĞĐŽŵƉůĞƚĞĚŝŶĂŵĂŶŶĞƌƚŚĂƚƌĞƐƵůƚƐŝŶƚƌĞĞƌĞƚĞŶƚŝŽŶĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚƌĞĞ ĐĂƌĞŝŶĚƵƐƚƌLJƐƚĂŶĚĂƌĚƐ͘ ϭ dŚĞƚƌĞĞŝƐĚĞĂĚ͕ŝŶƐĞǀĞƌĞĚĞĐůŝŶĞ͕ŽƌĚĞĐůŝŶŝŶŐďƵƚŵĂLJƐƚŝůůďĞƌĞƚĂŝŶĞĚŝĨĚĞƐŝƌĂďůĞĨŽƌǁŝůĚůŝĨĞŽƌŽƚŚĞƌďĞŶĞĨŝƚƐďĞĐĂƵƐĞŝƚŝƐŶŽƚĐŽŶƐŝĚĞƌĞĚĂΗŚĂnjĂƌĚƚƌĞĞΗŽƌΗŚĂnjĂƌĚƚƌĞĞĂďĂƚĞŵĞŶƚΗĐŽƵůĚďĞƉĞƌĨŽƌŵĞĚ͘ Ϯ dŚĞƚƌĞĞŚĂƐĂǀĞƌĂŐĞŚĞĂůƚŚĂŶĚͬŽƌƐƚƌƵĐƚƵƌĂůƐƚĂďŝůŝƚLJƚŚĂƚĐŽƵůĚďĞĂůůĞǀŝĂƚĞĚǁŝƚŚƚƌĞĂƚŵĞŶƚ͖ƚŚĞƚƌĞĞǁŝůůďĞůĞƐƐƌĞƐŝůŝĞŶƚƚŽĚĞǀĞůŽƉŵĞŶƚŝŵƉĂĐƚƐĂŶĚǁŝůůƌĞƋƵŝƌĞŵŽƌĞĨƌĞƋƵĞŶƚŵĂŶĂŐĞŵĞŶƚĂŶĚŵŽŶŝƚŽƌŝŶŐĂĨƚĞƌĚĞǀĞůŽƉŵĞŶƚƚŚĂŶĂƚƌĞĞƌĂƚĞĚĂƐĂΗϯΗ͘ ϯ dŚĞƚƌĞĞŚĂƐŐŽŽĚƚŽĞdžĐĞůůĞŶƚŚĞĂůƚŚĂŶĚƐƚƌƵĐƚƵƌĂůƐƚĂďŝůŝƚLJ͖ƚŚĞƚƌĞĞǁŝůůďĞŵŽƌĞƌĞƐŝůŝĞŶƚƚŽĚĞǀĞůŽƉŵĞŶƚŝŵƉĂĐƚƐ͕ĂŶĚǁŝůůƌĞƋƵŝƌĞůĞƐƐĨƌĞƋƵĞŶƚŵĂŶĂŐĞŵĞŶƚĂŶĚŵŽŶŝƚŽƌŝŶŐĂĨƚĞƌĚĞǀĞůŽƉŵĞŶƚƚŚĂŶĂƚƌĞĞƌĂƚĞĚĂƐĂΗϮΗ͘ N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 1 7 . 9 D e c . 9 , 2 4 - 1 2 : 0 2 P M c h r i s 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 TREE TABLES N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ 1 s t S u b m i t t a l \ 1 4 8 0 1 1 . ( 1 7 ) P T R E E P R E S P L A N . d w g - S H E E T : 1 7 . 1 0 D e c . 9 , 2 4 - 1 2 : 0 1 P M c h r i s 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 EXISTING STAND TABLE ^ƚĂŶĚ EŽ͘ ŽŵŝŶĂŶƚdƌĞĞ^ƉĞĐŝĞƐ dƌĞĞ^ƉĞĐŝĞƐŽŵŵŽŶŽĨϮŶĚ dƌĞĞ^ƉĞĐŝĞƐŽŵŵŽŶŽĨϯƌĚ ǀŐ,ϭ ǀŐ,Ϯ ǀŐ,ϯ ǀŐŽŶĚϭ ǀŐŽŶĚϮ ǀŐŽŶĚϯ KǀĞƌĂůů^ƚĂŶĚ WƌĞƐĞƌǀĂƚŝŽŶ ZĂƚŝŶŐ dŽƚĂů ĂŶŽƉLJ ;ƐƋĨƚͿ dŽƚĂůĂŶŽƉLJ WƌĞƐĞƌǀĞĚ ;ƐƋĨƚͿ ŽŵŵĞŶƚƐ 1 ŽƵŐůĂƐͲĨŝƌ;WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝͿ ϭϴ Ϯ Ϯ ϰϲ͕ϴϵϵ Ϯϲ͕ϳϵϵ ^ƚĂŶĚϭĐŽŶƐŝƐƚƐŽĨϭϭϭƚƌĞĞƐ͕ďƵƚŝƐƉƌĞĚŽŵŝŶĂƚĞůLJ ŽƵŐůĂƐͲĨŝƌǁŝƚŚũƵƐƚĂĨĞǁďŝŐůĞĂĨŵĂƉůĞƐ͕ƚǁŽKƌĞŐŽŶ ǁŚŝƚĞŽĂŬƐ͕ƐĞǀĞƌĂůŝŶǀĂƐŝǀĞƐǁĞĞƚĐŚĞƌƌŝĞƐ͕ĂŶĚƐŽŵĞ ŶŽŶͲŶĂƚŝǀĞƐƉĞĐŝĞƐůŝŬĞďůĂĐŬǁĂůŶƵƚĂŶĚ ŶŐůŝƐŚǁĂůŶƵƚ͘KĨ ĂůůϭϭϭƚƌĞĞƐŝŶ^ƚĂŶĚϭ͕ϱϮĂƌĞƉůĂŶŶĞĚĨŽƌƌĞŵŽǀĂůĂŶĚϱϵ ĂƌĞƉůĂŶŶĞĚĨŽƌƉƌĞƐĞƌǀĂƚŝŽŶŝŶdƌĂĐƚ;ϱϳйͿ͘ 2 ŽƵŐůĂƐͲĨŝƌ;WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝͿ ϭϵ Ϯ Ϯ ϯ͕ϰϭϭ ϯ͕ϰϭϭ ^ƚĂŶĚϮĐŽŶƐŝƐƚƐŽĨũƵƐƚϭϬƚƌĞĞƐƚŚĂƚĂƌĞĂůůƉůĂŶŶĞĚĨŽƌ ƉƌĞƐĞƌǀĂƚŝŽŶŝŶdƌĂĐƚW͘dŚĞůĂƌŐĞƐƚƚƌĞĞŝŶƚŚĞƐƚĂŶĚ͕ ηϳϬϴϳϳ͕ǁŝůůďĞƌĞĂƐƐĞƐƐĞĚĚƵƌŝŶŐĐŽŶƐƚƌƵĐƚŝŽŶŝŶƚĞƌŵƐŽĨ ŚĂnjĂƌĚƌŝƐŬƉŽƚĞŶƚŝĂůĚƵĞƚŽƐĞǀĞƌĞƐƚƌƵĐƚƵƌĂůĚĞĨĞĐƚƐ͘ ďŝŐůĞĂĨŵĂƉůĞ;ĐĞƌŵĂĐƌŽƉŚLJůůƵŵͿ ϭϭ Ϯ ^ĐŽƵůĞƌΖƐǁŝůůŽǁ;^ĂůŝdžƐĐŽƵůĞƌŝĂŶĂͿ ϭϬ Ϯ 3 ŽƵŐůĂƐͲĨŝƌ;WƐĞƵĚŽƚƐƵŐĂŵĞŶnjŝĞƐŝŝͿ ϭϰ Ϯ Ϯ ϭ͕ϱϵϭ ϭ͕ϱϵϭ ^ƚĂŶĚϯĐŽŶƐŝƐƚƐŽĨũƵƐƚĨŝǀĞƚƌĞĞƐƚŚĂƚĂƌĞĂůůƉůĂŶŶĞĚĨŽƌ ƉƌĞƐĞƌǀĂƚŝŽŶŝŶdƌĂĐƚW͘ ďŝŐůĞĂĨŵĂƉůĞ;ĐĞƌŵĂĐƌŽƉŚLJůůƵŵͿ ϭϰ Ϯ KƌĞŐŽŶǁŚŝƚĞŽĂŬ;YƵĞƌĐƵƐ ŐĂƌƌLJĂŶĂͿ ϴ ϭ ,ŝƐƚƌĞĞĚŝĂŵĞƚĞƌŵĞĂƐƵƌĞĚĂƚϰ͘ϱͲĨĞĞƚĂďŽǀĞƚŚĞŐƌŽƵŶĚůĞǀĞů͕ŝŶŝŶĐŚĞƐ͘ ŽŶĚŝƐƚŚĞŶƵŵĞƌŝĐĂůĐŽŶĚŝƚŝŽŶƌĂƚŝŶŐ;ϬͲϯͿĂƐĚĞĨŝŶĞĚŝŶƚŚĞdŝŐĂƌĚhƌďĂŶ&ŽƌĞƐƚƌLJDĂŶƵĂů͗ WƌĞƐŝƐƚŚĞŶƵŵĞƌŝĐĂůƐƵŝƚĂďŝůŝƚLJĨŽƌƉƌĞƐĞƌǀĂƚŝŽŶƌĂƚŝŶŐ;ϬͲϯͿĂƐĚĞĨŝŶĞĚŝŶƚŚĞdŝŐĂƌĚhƌďĂŶ&ŽƌĞƐƚƌLJDĂŶƵĂů͗ dŽƚĂůĂŶŽƉLJŝƐƚŚĞĚĞůŝŶĞĂƚĞĚŽŶͲƐŝƚĞƚƌĞĞĐĂŶŽƉLJĂƌĞĂ;ŝŶƐƋƵĂƌĞĨĞĞƚͿĐĂůĐƵůĂƚĞĚďLJWĂĐŝĨŝĐŽŵŵƵŶŝƚLJĞƐŝŐŶ͘ Zd/E' s/'KZ EKWz E^/dz tKK &/>hZ ,/^dKZz W ^d^ z Ϭ ĚĞĂĚƚŽƐĞǀĞƌĞĚĞĐůŝŶĞ фϯϬй ŵĂũŽƌƐĐĂĨĨŽůĚďƌĂŶĐŚĞƐ хϭƐĐĂĨĨŽůĚ /ŶĨĞƐƚĞĚ ŵĂũŽƌĐŽŶŬƐĂŶĚĐĂǀŝƚŝĞƐ ϭ ĚĞĐůŝŶŝŶŐ ϯϬͲϲϬй ƚǁŝŐĂŶĚďƌĂŶĐŚĚŝĞďĂĐŬ ƐĐĂĨĨŽůĚďƌĂŶĐŚ /ŶĨĞƐƚĞĚ ŽŶĞƚŽĂĨĞǁĐŽŶŬƐ͖ƐŵĂůůĐĂǀŝƚŝĞƐ Ϯ ĂǀĞƌĂŐĞ ϲϬͲϵϬй ƐŵĂůůƚǁŝŐƐ ƐŵĂůůďƌĂŶĐŚĞƐ DŝŶŽƌ ƉƌĞƐĞŶƚŽŶůLJĂƚƉƌƵŶŝŶŐǁŽƵŶĚƐ ϯ ŐŽŽĚƚŽĞdžĐĞůůĞŶƚ ϵϬͲϭϬϬй ůŝƚƚůĞŽƌŶŽŶĞ ŶŽŶĞ EŽŶĞ ĂďƐĞŶƚƚŽƉƌĞƐĞŶƚŽŶůLJĂƚƉƌƵŶŝŶŐǁŽƵŶĚƐ Zd/E'KE^/ Zd/KE^ Ϭ EƵŝƐĂŶĐĞƚƌĞĞƐĂƌĞƚŚĞĚŽŵŝŶĂŶƚƐƉĞĐŝĞƐŝŶƚŚĞƐƚĂŶĚĂŶĚͬŽƌĐŽŶƚŝŶƵĞĚǀŝĂďŝůŝƚLJŽĨƚŚĞƐƚĂŶĚŝƐƵŶůŝŬĞůLJĚƵĞƚŽƉĞƐƚƐ͕ĐŽŵƉĞƚŝƚŝŽŶĨƌŽŵŶƵŝƐĂŶĐĞƚƌĞĞŽƌƉůĂŶƚƐƉĞĐŝĞƐ͕ŚLJĚƌŽůŽŐŝĐĐŚĂŶŐĞƐŽƌŽƚŚĞƌĨĂĐƚŽƌƐ͘ ϭ dŚĞƐƚĂŶĚƌĞƋƵŝƌĞƐĂĐƵƌƌĞŶƚůLJĐŽƐƚƉƌŽŚŝďŝƚŝǀĞůĞǀĞůŽĨŝŶǀĞƐƚŵĞŶƚĂŶĚŵĂŶĂŐĞŵĞŶƚŽĨƉĞƐƚƐ͕ĚŝƐĞĂƐĞƐ͕ŶƵŝƐĂŶĐĞƚƌĞĞŽƌƉůĂŶƚƐƉĞĐŝĞƐ͕ŚLJĚƌŽůŽŐLJŽƌŽƚŚĞƌĨĂĐƚŽƌƐƚŽďĞĐŽŵĞǀŝĂďůĞ͘ Ϯ dŚĞƐƚĂŶĚŝƐǀŝĂďůĞďƵƚƌĞƋƵŝƌĞƐŵŽƌĞĨƌĞƋƵĞŶƚŵĂŶĂŐĞŵĞŶƚĂŶĚŵŽŶŝƚŽƌŝŶŐŽĨƉĞƐƚƐ͕ĚŝƐĞĂƐĞƐ͕ŶƵŝƐĂŶĐĞƚƌĞĞŽƌƉůĂŶƚƐƉĞĐŝĞƐ͕ŚLJĚƌŽůŽŐLJŽƌŽƚŚĞƌĨĂĐƚŽƌƐĨŽƌĐŽŶƚŝŶƵĞĚǀŝĂďŝůŝƚLJƚŚĂŶĂƐƚĂŶĚƌĂƚĞĚĂƐĂΗϯΗ͘ ϯ dŚĞƐƚĂŶĚŝƐǀŝĂďůĞďƵƚƌĞƋƵŝƌĞƐůĞƐƐĨƌĞƋƵĞŶƚŵĂŶĂŐĞŵĞŶƚĂŶĚŵŽŶŝƚŽƌŝŶŐŽĨƉĞƐƚƐ͕ĚŝƐĞĂƐĞƐ͕ŶƵŝƐĂŶĐĞƚƌĞĞŽƌƉůĂŶƚƐƉĞĐŝĞƐ͕ŚLJĚƌŽůŽŐLJŽƌŽƚŚĞƌĨĂĐƚŽƌƐĨŽƌĐŽŶƚŝŶƵĞĚǀŝĂďŝůŝƚLJƚŚĂŶĂƐƚĂŶĚƌĂƚĞĚĂƐĂΗϮΗ͘ B T T Attachment F: Tree Canopy Site Plan W W SD SD SD SD SD SD SD SD SD W W W W W W W W W W W W W W W W W WWWWWWWWW SD SD SD SDSDSDSDSDSDSD SSSSSSSSSSSS SD SD SD SD SD SS SD SS W W W W W W W W W W W W W SS SS SS SD SD SS SD SS SS SSSSSSSSSSSSSSSS SS SS SS SS SS SD SD SD SD SD SD SD SS SS SDW W SS SS SS SS SS SS SS SS SS SS 95'A 766'B 1,302'C 2,414'D 581'E 1001 1002 1003 1004 1006 1007 1008 1009 1010 1011 1012 1013 1014 1015 1016 1017 1018 1020 1021 1023 1024 1027 1028 102910301031103210331034103510361038 1058 10591060106110621063106410651066 1074 1075 1076 1077 10781079 1080 1081 1082 1083 1084 1085 1086 1087 1088 1089 1090 1091 1092 1093 1094 1095 109610971098109911001101110211031104 1105 1106 11071108 1109 1110 1171 73 1174 1025 1026 STAND B-1 AREA: 26,799 SF CANOPY: 53,598 SF PROPERTY LINE PROPERTY LINE SW WOODHUE STREET STREET A ST R E E T B STR E E T C 77 5,497 SF TRACT V 1,609 SF TRACT C 21,860 SF 56 5,317 SF 58 5,317 SF 47 5,318 SF 51 6,292 SF 48 5,318 SF 49 5,318 SF 57 5,317 SF 60 5,317 SF 45 5,318 SF 53 4,566 SF 55 5,397 SF 52 4,565 SF 54 5,955 SF 50 5,340 SF TRACT S 3,191 SF 46 5,318 SF 61 5,317 SF 44 5,318 SF 59 5,317 SF 10 5,000 SF 17 4,950 SF TRACT A 4,772 SF TRACT D 6,152 SF 14 5,472 SF 16 4,950 SF 75 5,485 SF 76 5,491 SF 80 5,432 SF 78 5,503 SF 79 5,509 SF 81 5,715 SF 2 4,872 SF 9 5,000 SF 8 5,000 SF 7 5,942 SF 6 6,062 SF 5 5,377 SF 4 4,995 SF 11 5,929 SF 3 5,781 SF 1 6,029 SF 15 4,500 SF TRACT B 35,151 SF 62 5,317 SF 43 5,318 SF TRACT I 1,500 SF TRACT G 7,751 SF TRACT F 1,155 SF TRACT E 459 SF 13 8,484 SF 12 6,430 SF 18 5,042 SF 19 4,998 SF 20 5,000 SF 21 5,003 SF F 74 6,179 SF SYMBOL BOTANICAL / COMMON NAME STREET TREES CORNUS CONTROVERSA / GIANT DOGWOOD KOELREUTERIA PANICULATA / GOLDEN RAIN TREE OXYDENDRUM ARBOREUM / SOURWOOD TREE ULMUS PARVIFOLIA / LACEBARK ELM STREET TREE PLANT SCHEDULE INDICATES STREET TREES THAT REQUIRE ROOT PATH TO BE INSTALLED UNDER ADJACENT SIDEWALK PER CITY OF TIGARD URBAN FORESTRY SOIL VOLUMES DETAIL 1 SHEET L1.04 STREET TREES BY STREET FRONTAGES FRONTAGE LENGTH / 40 = # REQUIRED STREET TREES TOTAL = 6,324'/40 =159 REQUIRED STREET FRONTAGE TREES 190' K STREET FRONTAGE IDENTIFIER FRONTAGE LENGTH 95' 766' 1,302' 2,414' 581' 1,166' D C E F B A N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 1 ) S T R E E T T R E E . d w g - S H E E T : L 1 . 0 1 D e c . 9 , 2 4 - 4 : 0 0 P M z a c h 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MA T C H L I N E S E E S H E E T L 1 . 0 2 1 ORIGINAL SHEET SIZE 22 x 34 1 PROPOSED AND PRESERVED TREE STANDS TRACT B TOTAL AREA TREE CANOPY AREA PRESERVED 26,799 SF 53,598 SF 3RD SUBMITTAL:12/11/2024 W SS SS SS SS SS SS SS W W W W W W W W W W W W W WWWWW SD SS SD SD SD SD SD SD SD SD SS SSSSSSSSSSSS SD SD SD SD SD SD SS SS SS SS SS SS SD SD SD SD SD SD SD W W W W SD SD W W SS SS SD SS SS SD SSSD SD SD SD SD SD SS SS SS SS SS SS SS SS SS SS 1,166'F 2,414'D1037 103810391040 1042 1043 1044104510461047104810491050105110521053 1054 1055 1056 1057 11 11111112111311141115 1116 1117 1118 1119 1120 1121 1122 1123 1124 1125 1126 1127 1128 1129 1130 1131 1132 1133 1134 1135 1136 1137 1138 1139 1140 1141114211431144 1145 11461147114811491150115111521153 1154 1155 1156 1157 1158 1159 1160 1161 1162 1163 1164 1165 1166 1167 1168 1169 1170 1172 1173 11 STAND K-1 AREA: 11,824 SF CANOPY: 14,780 SF PROPERTY LINE SOUTHERN APRIL LANE ROW IMPROVEMENTS TO BE COMPLETED AT A FUTURE DATE SW WOODHUE STREET SW A P R I L L N STREET A 38 4,571 SF 67 4,643 SF 41 5,232 SF 42 5,317 SF 66 4,856 SF 39 4,802 SF 65 5,069 SF 40 5,147 SF 64 5,317 SF STAND T-2 AREA: 1,591 SF CANOPY: 3,182 SF ROW : 116 214,239 SF STAND T-1 AREA: 3,411 SF CANOPY: 6,822 SF 35 2,130 SF 36 1,375 SF 37 2,082 SF 63 5,317 SF 5 5, TRACT Q 1,056 SF 25 2,080 SF PROPERTY LINE WATER QUALITY FACILITY, SEE SHEET L2.04 FOR MORE INFORMATION 26 1,294 SF 30 2,089 SF 33 1,239 SF 32 1,164 SF29 1,277 SF28 2,255 SF 34 2,336 SF 27 1,871 SF TRACT P 2,726 SF TRACT K 42,504 SF TRACT L 1,512 SF TRACT J 1,553 SF TRACT H 20,917 SF TRACT U 1,325 SF TRACT T 12,547 SF TRACT M 4,460 SF TRACT N 2,731 SF TRACT O 7,025 SF TRACT R 3,180 SF 2 5,00 22 5,007 SF 23 5,102 SF 24 5,426 SF 68 5,719 SF 69 5,226 SF 70 5,305 SF 71 5,343 SF 72 5,380 SF 73 5,853 SF 31 2,067 SF STREET TREES BY STREET FRONTAGES FRONTAGE LENGTH / 40 = # REQUIRED STREET TREES TOTAL = 6,324'/40 =159 REQUIRED STREET FRONTAGE TREES 190' K STREET FRONTAGE IDENTIFIER FRONTAGE LENGTH 95' 766' 1,302' 2,414' 581' 1,166' D C E F B A NOTES: 1. PLANTED AREAS UNDER STREET TREES UNLESS OTHERWISE NOTED ARE TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN). 2. A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL LAWN AREAS UNDERNEATH STREET TREES. 3. ALL STREET TREES ARE TO BE PLANTED PER CITY OF TIGARD SPACING DETAIL 3 SHEET L1.03, KEEPING ALL STREET TREES AT LEAST 15' FROM AN INTERSECTION. 4. ALL STREET TREES ARE TO BE INSTALLED WITH A GEO TEXTILE ROOT CONTROL SYSTEM PER CITY OF TIGARD DETAIL 2 SHEET L1.04 & DETAILS 1 & 2 SHEET L1.03. 5. STREET TREES MUST BE INSTALLED TO MEET THE FOLLOWING HEIGHT CLEARANCE STANDARDS: 8 FEET OF CLEARANCE ABOVE PUBLIC SIDEWALKS; 13 FEET OF CLEARANCE ABOVE PUBLIC LOCAL AND NEIGHBORHOOD STREETS;15 FEET OF CLEARANCE ABOVE PUBLIC COLLECTOR STREETS; AND 18 FEET OF CLEARANCE ABOVE PUBLIC ARTERIAL STREETS. SYMBOL QTY BOTANICAL / COMMON NAME SIZE CONTAINER STREET TREES 56 CORNUS CONTROVERSA / GIANT DOGWOOD 1.5" CAL. B&B 35 KOELREUTERIA PANICULATA / GOLDEN RAIN TREE 1.5" CAL. B&B 23 OXYDENDRUM ARBOREUM / SOURWOOD TREE 1.5" CAL. B&B 49 ULMUS PARVIFOLIA / LACEBARK ELM 1.5" CAL. B&B 163 SUBTOTAL: STREET TREE PLANT SCHEDULE STATEMENT: I, MICHELLE L. HUNDLEY, ATTEST THAT THE TREE CANOPY SITE PLAN MEETS ALL OF THE REQUIREMENTS IN SECTION 10, PART 2 OF THE TIGARD URBAN FORESTRY MANUAL. MICHELLE L. HUNDLEY REGISTERED LANDSCAPE ARCHITECT #1085 ----------------------------------------------------------- TIGARD DEVELOPMENT CODE §18.520.060 FLEXIBLE STANDARDS E. RESIDENTIAL DEVELOPMENT HAS BEEN MET, DUE TO ATLEAST 50% OF SIGNIFICANT TREE GROVE A'S ON SITE CANOPY BEING PRESERVED. MEETING THIS PROVISION STATES THAT THE 15% EFFECTIVE TREE CANOPY COVER PER LOT OR TRACT IN RES-C IS NOT REQUIRED. INDICATES STREET TREES THAT REQUIRE ROOT PATH TO BE INSTALLED UNDER ADJACENT SIDEWALK PER CITY OF TIGARD URBAN FORESTRY SOIL VOLUMES DETAIL 1 SHEET L1.04 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 1 ) S T R E E T T R E E . d w g - S H E E T : L 1 . 0 2 D e c . 9 , 2 4 - 4 : 0 0 P M z a c h 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 MA T C H L I N E S E E S H E E T L 1 . 0 1 1 PROPOSED AND PRESERVED TREE STANDS TRACT K TOTAL AREA TREE CANOPY AREA PROPOSED 11,824 SF 14,780 SF TRACT T TOTAL AREA TREE CANOPY AREA PRESERVED 5,002 SF 10,004 SF 1 ORIGINAL SHEET SIZE 22 x 34 3RD SUBMITTAL: 12/11/2024 Significant Tree Grove Statement: Prior to final acceptance the condition of the significant tree grove is to be maintained per the recommendations of the Project Arborist in compliance of the City of Tigard Urban Forestry Manual Standards. 2 3 CURB GUTTER STREET PL A N T E R S T R I P WI D T H V A R I E S CL 6' 12' SIDEWALK MULCH TREE TRUNK TREE TIE STAKESDEEPROOT TREE ROOT BARRIER; UB24-2; INSTALL 2" BELOW CURB GRADE (BOTH SIDES) 12 LINEAR FEET MIN. 2' SCALE: DECIDUOUS TREE1 SCALE: TREE PLANTER & BARRIER FOR TREES IN RIGHT OF WAY2 MIN. 15' STREET RIGHT WAY CORNER MIN. 4' MIN. 4'MIN. 4' MIN 2' NOT CLOSER THAN 20' MIN 2 1/2' FROM A HARD SURFACE WATER METER STREET LIGHT STANDARD FIRE HYDRANT, UTILITY BOX OR UTILITY POLE CATCH BASIN SIDEWALK DRIVEWAY SIDEWALK PLANTER STRIP PUE NO TREES HOUSE PORCH MIN. 10' ANY DIRECTION PROPERTY LINE LATERAL OR ANY UNDERGROUND UTILITY PLANTER STRIP SCALE: CITY OF TIGARD STREET TREE SPACING3 1' M I N . RO O T B A L L DE P T H - 2 " DIAMETER OF ROOTBALL + 12" TREE TIE (2) TO BE 3' UNDER FIRST LIMBS OR 5' HIGH. WHICH EVER IS LOWEST. GALV. STEEL WIRE; LOOSEN TO ALLOW 4" OF MOVEMENT IN ALL DIRECTIONS FINISH GRADE CUT AND REMOVE TWINE BURLAP, AND WIRE BASKET FROM TOP AND SIDES OF ROOTBALL. 2"X2"X8' WOOD STAKES SET OUTSIDE ROOTBALL ON WINDWARD AXIS (REMOVE AFTER ONE YEAR) MULCH AS SPECIFIED. KEEP MULCH CLEAR OF TRUNK BASE. NOTE: 1. TIE BRIGHTLY COLORED P.V.C. RIBBON ON WIRE GUYS. (MIN. 1 PER GUY.) 2. IN LAWN AREAS CUT TREE CIRCLE AT 4' RADIUS FROM TRUNK. BACKFILL SOIL 30 " M I N . GENERAL NOTES: LANDSCAPE PLAN 1. THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION. 2. THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING. 3. CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR. 4. ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE.USE MEDIUM AGED DARK FIR MULCH. APPLY A UNIFORM 3-4 INCH LAYER OF BARK MULCH AROUND TREES AND SHRUBS IN GENERAL LANDSCAPE, AND 2-3 INCH LAYER IN STORMWATER FACILITIES. KEEP MULCH AT LEAST 6 INCHES AWAY FROM THE TRUNKS OF TREES. PLACE AFTER SOIL BLEND AND VEGETATION INSTALLATION. 5. BED EDGE TO BE NO LESS THAN 11.5" AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, PLANT TO LIMITS OF AREA AS SHOWN. 6. CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS. 7. CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OF IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS. 8. QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN, THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN 9. COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS. 10. WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION WITHOUT THE EXPRESS WRITTEN CONSENT OF THE ODR. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR. 11. WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY ODR TO ADJUST TREE LOCATIONS. 12. LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO THE ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS LONGER. 13. REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE. 14. BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE MEAL PER MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION. 15. GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED. 16. CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE LANDSCAPE ARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS. 17. ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT. 18. ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB-STANDARD RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS. 19. STORMWATER FACILITY BLENDED SOIL PER CITY OF PORTLAND SECTION 01040.14. 20. SOIL PREPARATION SHOULD COMPLY WITH MASTERSPEC SPECIFICATION SECTION 329113. 21. ALL MATERIALS ARE SUBJECT TO THE APPROVAL OF THE LANDSCAPE ARCHITECT AND LAND OWNER AT ANY TIME. LANDSCAPE ARCHITECT TO INSPECT ALL PLANT LOCATIONS AND PLANT BED CONDITIONS PRIOR TO INSTALLATION. ON-SITE ADJUSTMENTS MAY BE REQUIRED. 22. CONTRACTOR TO VERIFY BED MEASUREMENTS AND INSTALL APPROPRIATE QUANTITIES AS GOVERNED BY PLANT SPACING PER SCHEDULE. PLANT MATERIAL QUANTITIES SHOWN ON PLAN ARE MINIMUM QUANTITIES. ADDITIONAL MATERIAL MAY BE NEEDED TO MEET SPACING REQUIREMENTS AND FIELD CONDITIONS. 23. ANY PLANT MATERIAL INSTALLED IN AN INCORRECT LOCATION, BY THE JUDGEMENT OF THE LANDSCAPE ARCHITECT, SHALL BE REINSTALLED AT THE CONTRACTOR'S EXPENSE. 24. LANDSCAPE CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF UNDERGROUND AND ABOVEGROUND UTILITIES AND PROVIDE THE NECESSARY PROTECTION FOR THE SAME BEFORE CONSTRUCTION BEGINS. 25. NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS GRANTED BY THE LANDSCAPE ARCHITECT TO THE LANDSCAPE CONTRACTOR. 26. CONTRACTOR TO GIVE THE LANDSCAPE ARCHITECT A MINIMUM OF 48 HOURS NOTICE FOR REQUIRED OR REQUESTED JOB SITE VISIT. NOTES: PLANTED AREAS UNDER STREET TREES TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN). LAWN (SEEDED) PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD. RATE: 8 LBS/1000 SQUARE FEET. 1. A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL STREET TREES & LAWN AREAS. 2. ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S SPECIFICATIONS WHEN A TREE IS PLANTED WITHIN 5 FEET OF ANY HARD SURFACE PAVING OR UTILITY BOX. FOR LOCAL STREET SEE DETAIL 1 & 2 THIS SHEET . 3. IF SOIL COMPACTION OCCURS BACKHOE TURNING SHOULD BE USED TO LOOSEN THE SOIL. x BACKHOE TURNING: REMOVE ANY LAYERS OF GOOD TOPSOIL. SPREAD 3-4" OF ORGANICS (HIGH-LIGNIN COMPOST) OR ESCS (EXPANDED SHALE/CALCINE CLAY) AMENDMENT OVER THE AREA, PRIOR TO TURNING THE SOIL. MAINTAIN A SAFE DISTANCE FROM PAVING, SIDEWALKS, AND STRUCTURES, USE BACKHOE TO TURN SOIL TO 36' DEPTH. BREAK SOIL INTO LARGE PEDS AND LOOSELY INCORPORATE THE SOIL AMENDMENT. MAINTAIN A SLOPE OF COMPACTED SOIL AT THE EDGE OF PAVING SO AS NOT TO UNDERMINE THE PAVING SUB-BASE. HAND TURNING MAY BE NECESSARY ALONG THE EDGE OF PAVING AND AT WALLS, DO NOT TILL TO A DEPTH GREATER THAN THE BOTTOM OF FOOTING. AFTER TURNING RE-SPREAD TOPSOIL AND 3-5" OF YARD WASTE ORGANIC AMENDMENT OVER THE SURFACE AND LIGHTLY TILL TO BREAK THE SOIL TEXTURE SUITABLE TO FINE GRADE. N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 1 ) S T R E E T T R E E . d w g - S H E E T : L 1 . 0 3 D e c . 9 , 2 4 - 4 : 0 0 P M z a c h 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 3RD SUBMITTAL: 12/11/2024 REMOVAL, STORING AND AMENDED SOILS FOR PLANTED AREAS: CONTRACTOR SHALL REMOVE ALL DEBRIS FROM PLANTER AREAS AND EXCAVATE TO A DEPTH OF 36 INCHES. SLOPE SLIDES OF EXCAVATIONS AT 1:1 SLOPE OR SHORE EDGES TO PREVENT UNDERMINING OF VEHICLE LOAD AREAS, AND TO PROVIDE A SLOPED PROFILE TRANSITION BETWEEN SOIL TYPES AND STRUCTURAL FILL. DISPOSE OF DEBRIS AND SUBSOIL. STOCKPILE EXCAVATED TOPSOIL IN APPROVED AREA OFF SITE. EXISTING AND IMPORTED TOPSOIL AMENDMENTS SHALL BE DETERMINED BY THE LANDSCAPE ARCHITECT AND APPROVED BY THE CITY ARBORIST. SOIL MIXING SHALL BE DONE IN DESIGNATED AREAS OR IN THE SUPPLIERS YARD. MIX AMENDMENTS WITH TOPSOIL WHEN SOIL IS IN A FRIABLE CONDITION ONLY (DAMP, NOT MUDDY, WITH ADEQUATE MOISTURE TO BREAK INTO CLODS WHEN TURNED. SOIL WILL NOT LEAVE A MUD STAIN ON HANDS. SUBMIT THE PERCENT OF SOIL MIXES WITH ALL AMENDED SOIL TO THE CITY PRIOR TO INSTALLATION.) BLENDED SOIL PLACEMENT AND COMPACTION: SOIL SHALL BE FRIABLE WHEN PLACED AND COMPACTED. PLACE SOIL IN LAYERS OF NOT MORE THAN 12" IN DEPTH. PROVIDE 3 PASSES WITH A 2" COMPACT PLATE VIBRATING COMPACTOR. COMPACT TO 80-85% MAXIMUM DRY DENSITY AS MEASURED BY THE PROCTOR TEST OR AS APPROVED FOR SPECIFIC BLENDED SOIL MIXES. 1. PART 1. COVERED SOIL MATERIALS A. COVERED SOIL SHALL CONSIST OF THE FOLLOWING MIXTURE OF GRAVEL, SOIL AND ADMIXTURES: 1. CRUSHED ROCK, GRADATION OF 100% PASSING 1.25 INCH, MAX. 30% PASSING 0.75 INCH 2. LOAM/ORGANIC TOPSOIL 3. SOIL BINDER SUCH AS “STABILIZER” 4. WATER PART 2. PROPORTIONS OF COVERED SOIL MATERIALS A. THE PROPORTIONS OF COVERED SOIL MATERIALS SHALL BE AS FOLLOWS: B. THE TARGET MOISTURE CONTENT IS 20% BY WEIGHT OF THE TOPSOIL WEIGHT. THE ABOVE WATER CONTENTS ASSUME THE TOP IS DRY. THE AMOUNT OF WATER THAT WILL NEED TO BE ADDED WILL BE DEPENDENT ON THE MOISTURE CONTENT OF THE RAW MATERIALS. ACTUAL AMOUNTS OF WATER USED SHALL BE DETERMINED DURING MIXING. PART 3. COVERED SOIL MIXING PROCEDURES A. MIX COVERED SOIL IN BATCHES OF AN APPROPRIATE SIZE FOR THE EQUIPMENT BEING USED. THE END RESULT IS TO BE A MATERIAL THAT IS UNIFORMLY BLENDED TOGETHER. DO NOT BATCH IN QUANTITIES THAT WILL NOT ALLOW THE EQUIPMENT TO COMPLETELY MIX THE MATERIAL. DETERMINE BATCH SIZE AND QUANTITIES OF EACH MATERIAL NEEDED FOR THE BATCH. B. START WITH HALF OF THE CRUSHED ROCK MATERIAL. C. ADD ALL OF THE TOPSOIL MATERIAL. D. ADD THE SOIL BINDER. E. ADD HALF OF THE ESTIMATED WATER. F. ADD THE OTHER HALF OF THE CRUSHED ROCK MATERIAL. G. MIX THE MATERIAL TOGETHER. H. SLOWLY ADD WATER TO THE MIXTURE AND CONTINUE TO MIX. THE FINAL AMOUNT OF WATER WILL VARY WITH MOISTURE CONTENT OF THE CRUSHED ROCK AND TOPSOIL. ADD WATER IN INCREMENTAL AMOUNTS AND MIX THE MATERIAL BETWEEN THE ADDITIONS OF WATER. I. STOP ADDING WATER AND MIXING WHEN THERE IS A MINUTE AMOUNT OF FREE TOPSOIL REMAINING. THE TOPSOIL WILL COAT THE CRUSHED ROCK AND NOT FALL OUT OF THE MATERIAL. ALL OF THE CRUSHED ROCK SHALL BE UNIFORMLY COATED WITH TOPSOIL. THERE SHALL BE NO CLUMPS OF TOPSOIL OR UNCOVERED CRUSHED ROCK IN THE MIXTURE. J. IF TOO MUCH WATER IS ADDED TO THE MIXTURE, WATER WILL DRAIN OUT OF THE MATERIAL AND THE TOPSOIL WILL WASH OFF OF THE CRUSHED ROCK. IF THIS OCCURS THE BATCH OF MATERIAL SHALL BE DISCARDED AND SHALL NOT BE INCORPORATED INTO THE COMPLETED WORK. PART 4. PLACEMENT OF COVERED SOIL A. PROTECT SOILS AND MIXES FROM ABSORBING EXCESS WATER AND FROM EROSION AT ALL TIMES. DO NOT STORE MATERIALS UNPROTECTED FROM RAINFALL EVENTS. DO NOT ALLOW EXCESS WATER TO ENTER SITE PRIOR TO COMPACTION. IF WATER IS INTRODUCED INTO THE MATERIAL AFTER GRADING, ALLOW MATERIAL TO DRAIN OR AERATE TO OPTIMUM COMPACTION MOISTURE CONTENT. B. ALL AREAS TO RECEIVE COVERED SOIL MIXTURE SHALL BE INSPECTED BY THE PROJECT LANDSCAPE ARCHITECT AND/OR PROJECT ENGINEER BEFORE STARTING PLACEMENT OF MIXTURE. ALL DEFECTS SUCH AS INCORRECT GRADING, COMPACTION AND INADEQUATE DRAINAGE, ETC., SHALL BE CORRECTED PRIOR TO BEGINNING PLACEMENT OF COVERED SOIL. C. CONFIRM THAT THE SUB-GRADE IS AT THE PROPER ELEVATION AND COMPACTED AS REQUIRED. SUB-GRADE ELEVATIONS SHALL SLOPE PARALLEL TO THE FINISHED GRADE. CLEAR THE EXCAVATION OF ALL CONSTRUCTION DEBRIS, TRASH, RUBBLE AND FOREIGN MATERIAL. FILL ANY OVER EXCAVATION WITH APPROVED FILL AND COMPACT TO THE REQUIRED SUB-GRADE COMPACTION. D. INSTALL COVERED SOIL IN 6-INCH LIFTS AND SPREAD UNIFORMLY OVER THE AREA. COMPACT EACH LIFT TO THE REQUIRED PERCENT OF MAXIMUM DENSITY. DELAY PLACEMENT 24 HOURS IF MOISTURE CONTENT EXCEEDS MAXIMUM ALLOWABLE, PROTECT COVERED SOIL WITH PLASTIC OR PLYWOOD DURING DELAY. TAKE PARTICULAR CARE NOT TO DAMAGE UTILITIES WHEN INSTALLING COVERED SOIL. COVERED SOIL THAT WILL BE THE BEDDING FOR UTILITY LINES SHALL BE COMPACTED TO CONFORM TO THE REQUIRED GRADE OF THE UTILITY LINE. DO NOT COMPACT THE IMMEDIATE VICINITY ABOVE A UTILITY LINE UNTIL A FILL DEPTH OF AT LEAST 12-INCHES ABOVE THE UTILITY LINE IS REACHED. E. BRING COVERED SOILS TO FINISHED GRADES AS SHOWN IN THE APPROVED DRAWINGS. IMMEDIATELY PROTECT THE COVERED SOIL MATERIAL FROM CONTAMINATION BY WATER BY COVERING WITH PLASTIC OR PLYWOOD. MATERIAL AMOUNT FOR 1 CY OF COVERED SOIL CRUSHED ROCK TOPSOIL SOIL BINDER WATER AMOUNT FOR 4.6 CY OF COVERED SOIL 23.2 CUBIC FEET 5.9 CUBIC FEET 13.7 CUBIC FEET 1.6 GALLON 4 CUBIC YARDS 1 CUBIC YARD 4 POUNDS 46 GALLONS STANDARD COVERED SOIL VOLUME SPECIFICATIONS SCALE: STREET TREE WITH ROOT PATH1 SCALE: STREET TREE WITH OPEN SOIL2 N: \ p r o j \ 1 4 8 - 0 1 1 \ 0 9 D r a w i n g s \ 0 3 P l a n n i n g \ S h e e t s - P l a n n i n g S u b m i t t a l \ L a n d s c a p e \ 1 4 8 0 1 1 . ( L 1 ) S T R E E T T R E E . d w g - S H E E T : L 1 . 0 4 D e c . 9 , 2 4 - 4 : 0 0 P M z a c h 12564 SW Main Street Tigard, OR 97223 [T] 503-941-9484 3RD SUBMITTAL: 12/11/2024 Attachment G: Plant Specifications PLANTS 329300 - 1 SECTION 329300 - PLANTS PART 1 - GENERAL 1.1 RELATED DOCUMENTS A. Drawings and general provisions of the Contract, including General and Supplementary Conditions and Division 01 Specification Sections, apply to this Section. 1.2 SUMMARY A. Section Includes: 1. Trees. 2. Shrubs. 3. Ground Cover. 4. Tree stabilization. 1.3 DEFINITIONS A. Backfill: The earth used to replace or the act of replacing earth in an excavation. B. Balled and Burlapped Stock: Plants dug with firm, natural balls of earth in which they were grown, with ball size not less than sizes indicated; wrapped with burlap, tied, rigidly supported, and drum laced with twine with the root flare visible at the surface of the ball as recommended by ANSI Z60.1. C. Balled and Potted Stock: Plants dug with firm, natural balls of earth in which they are grown and placed, unbroken, in a container. Ball size is not less than sizes indicated. D. Bare-Root Stock: Plants with a well-branched, fibrous-root system developed by transplanting or root pruning, with soil or growing medium removed, and with not less than minimum root spread according to ANSI Z60.1 for type and size of plant required. E. Clump: Where three or more young trees were planted in a group and have grown together as a single tree having three or more main stems or trunks. F. Container-Grown Stock: Healthy, vigorous, well-rooted plants grown in a container, with a well-established root system reaching sides of container and maintaining a firm ball when removed from container. Container shall be rigid enough to hold ball shape and protect root mass during shipping and be sized according to ANSI Z60.1 for type and size of plant required. G. Fabric Bag-Grown Stock: Healthy, vigorous, well-rooted plants established and grown in- ground in a porous fabric bag with well-established root system reaching sides of fabric bag. Fabric bag size is not less than diameter, depth, and volume required by ANSI Z60.1 for type and size of plant. PLANTS 329300 - 2 H. Finish Grade: Elevation of finished surface of planting soil. I. Manufactured Topsoil: Soil produced off-site by homogeneously blending mineral soils or sand with stabilized organic soil amendments to produce topsoil or planting soil. J. Multi-Stem: Where three or more main stems arise from the ground from a single root crown or at a point right above the root crown. K. Planting Soil: Native or imported topsoil, manufactured topsoil, or surface soil modified to become topsoil; mixed with soil amendments. L. Subgrade: Surface or elevation of subsoil remaining after excavation is complete, or the top surface of a fill or backfill before planting soil is placed. M. Subsoil: All soil beneath the topsoil layer of the soil profile, and typified by the lack of organic matter and soil organisms. Insert other definitions if required to support planting requirements shown on Drawings. 1.4 SUBMITTALS A. Product Data: For each type of product indicated. B. Samples for Verification: For each of the following: 1. 5 lb (2.2 kg) of mulch for each color and texture in labeled plastic bags. 2. Soil mix in labeled plastic bags. C. Qualification Data: For qualified landscape Installer. D. Product Certificates: For each type of manufactured product, from manufacturer, and complying with the following: 1. Manufacturer's certified analysis of standard products. 2. Analysis of other materials by a recognized laboratory made according to methods established by the Association of Official Analytical Chemists, where applicable. E. Material Test Reports: For existing surface soil and imported topsoil. F. Planting Schedule: Indicating anticipated planting dates for exterior plants. G. Maintenance Instructions: Recommended procedures to be established by Owner for maintenance of plants during a calendar year. Submit before start of required maintenance periods. H. Warranty: Sample of special warranty. PLANTS 329300 - 3 1.5 QUALITY ASSURANCE A. Installer Qualifications: A qualified landscape Installer whose work has resulted in successful establishment of exterior plants. 1. Installer's Field Supervision: Require Installer to maintain an experienced full-time supervisor on Project site when planting is in progress. B. Soil-Testing Laboratory Qualifications: An independent or university laboratory, recognized by the State Department of Agriculture, with the experience and capability to conduct the testing indicated and that specializes in types of tests to be performed. C. Topsoil Analysis: Furnish soil analysis by a qualified soil-testing laboratory stating percentages of organic matter; gradation of sand, silt, and clay content; cation exchange capacity; deleterious material; pH; and mineral and plant-nutrient content of the soil. 1. Report suitability of tested soil for plant growth. State-recommended quantities of nitrogen, phosphorus, and potash nutrients and soil amendments to be added to produce satisfactory topsoil. D. Provide quality, size, genus, species, and variety of plants indicated, complying with applicable requirements in ANSI Z60.1. “American Standard for Nursery Stock.” 1. Selection of plants purchased under allowances will be made by Architect, who will tag plants at their place of growth before they are prepared for transplanting. E. Tree and shrub measurements: Measure according to ANSI Z60.1 with branches and trunks or canes in their normal position. Do not prune to obtain require sizes. Take caliper measurements 6 inches (150 mm) above the ground for trees up to 4-inch (100-mm) caliper size, and 12 inches (300 mm) above the ground for larger sizes. Measure main body of tree or shrub for height and spread; do not measure branches or roots tip-to-tip. F. Observation: Architect may observe plant material either at place of growth or at site before planting for compliance with requirements for genus, species, variety, cultivar, size, and quality. Architect retains right to observe trees and shrubs further for size and condition of balls and root systems, pests, disease symptoms, injuries, and latent defects and to reject unsatisfactory or defective material at any time during progress of work. Remove rejected trees or shrubs immediately from Project site. 1. Notify Architect of sources of planting materials (7) days in advance of delivery to site. G. Preinstallation Conference: Conduct conference at project site. 1.6 DELIVERY, STORAGE, AND HANDLING A. Deliver exterior plants freshly dug. 1. Immediately after digging up bare-root stock, pack root system in wet straw, hay, or other suitable material to keep root system moist until planting. PLANTS 329300 - 4 B. Do not prune trees and shrubs before delivery except as approved by Architect.. Protect bark, branches, and root systems from sun scald, drying, wind burn, sweating, whipping, and other handling and tying damage. Do not bend or bind-tie trees or shrubs in such a manner as to destroy their natural shape. Provide protective covering of plants during shipping and delivery. Do not drop plants during delivery and handling. C. Handle planting stock by root ball. D. Deliver exterior plants after preparations for planting have been completed and install immediately. If planting is delayed more than six hours after delivery, set plants and trees in shade, protect from weather and mechanical damage, and keep roots moist. 1. Heel-in bare-root stock. Soak roots that are in dry condition in water for two hours. Reject dried-out plants. 2. Set balled stock on ground and cover ball with soil, peat moss, sawdust, or other acceptable material. 3. Do not remove container-grown stock from containers before time of planting. 4. Water root systems of plants stored on-site deeply and thoroughly with a fine-mist spray. Water as often as necessary to maintain root systems in a moist, but not overly-wet condition. 1.7 PROJECT CONDITIONS A. Weather Limitations: Proceed with planting only when existing and forecasted weather conditions permit planting to be performed when beneficial and optimum results may be obtained. Apply products during favorable weather conditions according to manufacturer's written instructions and warranty requirements. B. Coordination with Lawns: Plant trees, shrubs, and other plants after finish grades are established and before planting turf areas unless otherwise acceptable to Architect. 1. When planting trees, shrubs, and other plants after planting turf areas, protect turf areas, and promptly repair damage caused by planting operations. 1.8 WARRANTY A. Special Warranty: Installer’s standard form in which Installer agrees to repair or replace plantings and accessories that fail in materials, workmanship, or growth within specified warranty period. 1. Failures include, but are not limited to, the following: a. Death and unsatisfactory growth, except for defects resulting from abuse, lack of adequate maintenance, or neglect by Owner, or incidents that are beyond Contractor's control. b. Structural failures including plantings falling or blowing over. c. Faulty operation of tree stabilization tree grates. d. Deterioration of metals, metal finishes, and other materials beyond normal weathering. PLANTS 329300 - 5 2. Warranty Periods from Date of Substantial Completion: a. Trees and Shrubs: One year. b. Ground Cover and Plants: One year. 3. Include the following remedial actions as a minimum: a. Immediately remove dead exterior plants and replace unless required to plant in the succeeding planting season. b. Replace exterior plants that are more than 25 percent dead or in an unhealthy condition at end of warranty period. c. A limit of one replacement of each plant will be required except for losses or replacements due to failure to comply with requirements. d. Provide extended warranty for period equal to original warranty period, for replaced plant material. 1.9 MAINTENANCE SERVICE A. Initial Maintenance Service for Trees and Shrubs: Provide full maintenance by skilled employees of landscape Installer. Maintain as required in Part 3. Begin maintenance immediately after plants are installed and continue until plantings are acceptably healthy and well established but for not less than maintenance period below. 1. Maintenance Period: Three months from date of planting completion. B. Initial Maintenance Service for Ground Cover and Plants: Provide full maintenance by skilled employees of landscape Installer. Maintain as required in Part 3. Begin maintenance immediately after plants are installed and continue until plantings are acceptably healthy and well established but for not less than maintenance period below. 1. Maintenance Period: Three months from date of planting completion. C. Continuing Maintenance Proposal: From Installer to Owner, in the form of a standard yearly (or other period) maintenance agreement, starting on date initial maintenance service is concluded. State services, obligations, conditions, and terms for agreement period and for future renewal options. PART 2 - PRODUCTS 2.1 TREE AND SHRUB MATERIAL A. General: Furnish nursery-grown trees and shrubs complying with ANSI Z60.1, with healthy root systems developed by transplanting or root pruning. Provide well-shaped, fully branched, healthy, vigorous stock free of disease, pests, eggs, larvae, and defects such as knots, sun scald, injuries, abrasions, and disfigurement. B. Provide trees and shrubs of sizes, grades, and ball or container sizes complying with ANSI Z60.1 for types and form of plants required. Trees and shrubs of a larger size may be used if acceptable to Architect, with a proportionate increase in size of roots or balls. PLANTS 329300 - 6 C. Root-Ball Depth: Furnish trees and shrubs with root balls measured from top of root ball, which shall begin at root flare according to ANSI Z60.1. D. Label at least one tree and one shrub of each variety, size, and caliper with a securely attached, waterproof tag bearing legible designation of common name and botanical name. E. If formal arrangements or consecutive order of plants is shown on Drawings, select stock for uniform height and spread and number the labels to assure symmetry in planting. 2.2 SHADE AND FLOWERING TREES A. Shade trees: Single-stem trees with straight trunk, well-balanced crown, and intact leader, of height and caliper indicated, complying with ANSI Z60.1 for type of trees required. 1. Provide balled and Burlapped trees. 2. Branching Height: One-third to one-half of tree height. B. Small Spreading Trees: Branched or pruned naturally according to species and type, with relationship of caliper, height, and branching according to ANSI Z60.1; stem form as follows: 1. Stem Form: Multi-stem. 2. Provide balled and burlapped trees. 2.3 DECIDUOUS SHRUBS A. Form and Size: Shrubs with not less than the minimum number of canes required by and measured according to ANSI Z60.1 for type, shape and height of shrub. 1. Shrub sizes indicated are sizes after pruning. 2. Provide container shrubs. 2.4 GROUND COVER PLANTS A. Ground Cover: Provide ground cover of species indicated, established and well rooted in pots or similar containers ,and complying with ANSI Z60. 2.5 TOPSOIL A. Topsoil: ASTM D 5268, pH range of 5.5 to 7, a minimum of 2 percent organic material content; free of stones 1 inch (25 mm) or larger in any dimension and other extraneious material harmful to plant growth. 1. Topsoil Source: Import topsoil or manufactured topsoil from off-site sources. Obtain topsoil displaced from naturally well-drained construction or mining sites where topsoil occurs at least 4 inches (100 mm) deep; do not obtain from agricultural land, bogs or marshes. 2.6 INORGANIC SOIL AMENDMENTS A. Lime: ASTM C 602, agricultural liming material containing a minimum of 80 percent calcium carbonate equivalent and as follows: