SDR1996-00006 VOIDED
SDR96 - 00006
SUMMERCREEK
VILLAGE -
BOWEN
NOTICE OF DECISION
SITE DEVELOPMENT REVIEW (SDR) 96-0006
SUMMER CREEK VILLAGE/BOWEN
SECTION I: SUMMARY OF THE REQUEST
CASES: FILE NAME: SUMMERCREEK VILLAGE/BOWEN
Site Development Review SDR 96-0006
PROPOSAL: A request for Site Development Review approval to allow the
construction of a 19 building, 150 unit multi-family residential
development, with a community building and swimming pool.
APPLICANT/
OWNER: Bowen Real Estate Group
2260 US Bancorp Tower
111 SW 5th Ave.
Portland, OR 97204
COMPREHENSIVE
PLAN
DESIGNATION: High Density.
ZONING
DESIGNATION: R-25 (Residential, 25 units per acre).
LOCATION: (WCTM 1S1 33DB, tax lot 4300). East of SW 135th Avenue, south of
SW Hawk's Beard Street and west of SW 131st Place.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.56, 18.92, 18.96, 18.100,
18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164.
SECTION II: DECISION:
Notice is hereby given that the City of Tigard Community Development Director's designee
has APPROVED the above request subject to the following conditions. The findings and
conclusions on which the decision is based are noted in Section IV.
NOTICE OF DECISION SCR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 1
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF BUILDING PERMITS:
UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE BRIAN RACER OF
THE ENGINEERING DEPARTMENT.
1 . Prior to issuance of a building permit, right-of-way shall be dedicated to the public
along the frontage of SW Hawk's Beard Street at the easterly edge of the site to
increase the centerline tangent between the reversing 200 foot curves to 50 feet.
The minimum centerline radius is 167 feet. The legal description shall be tied to the
proposed right-of-way centerline as approved by the Engineering Department.
2. Prior to issuance of the building permit, the applicant shall dedicate additional Right-
of-way (ROW) in SW 131st Court to increase the ROW from its present 35-foot width,
to a total of 42 feet. In addition, ROW shall be dedicated to complete the bulb section
of the street to provide a ROW radius of 52 feet to match the existing dedication.
3. Prior to issuance of the building permit, the applicant shall submit a revised site plan
that aligns the proposed driveway on SW 135th Avenue with the opposing existing
driveway on the west side of the street.
4. Five (5) sets of detailed public improvement plans and profile construction drawings
shall be submitted for preliminary review to the Engineering Department. A striping
plan for the left-turn refuge in 135th Avenue shall also be included. Once redline
comments are addressed and the plans are revised, the design engineer shall then
submit eight (8) sets of revised drawings and one (1) itemized construction cost
estimate for final review and approval (NOTE: these plans are in addition to any
drawings required by the Building Division and should only include sheets relevant to
public improvements). Public improvement plans shall conform to City of Tigard
Public Improvement Design Standards, which are available at Tigard City Hall.
5. Building permits will not be issued, and construction of proposed public improvements
shall not commence until after the Engineering Department has reviewed and
approved the public improvement plans, and a street opening permit or construction
compliance agreement has been executed. A 100-percent performance assurance
or letter of commitment, a developer-engineer agreement, the payment of a permit
fee, and a sign installation/streetlight fee are required.
6. The applicant shall provide a construction vehicle access and parking plan for
approval by the City Engineer. All construction vehicle parking shall be provided on-
site or within the SW Hawk's Beard Street right-of-way adjacent to the site. No
construction vehicles or equipment will be permitted to park on the adjoining
residential public streets. Construction vehicles include the vehicles of any contractor
or subcontractor involved in the construction of the site improvements or buildings
proposed by this application, and shall include the vehicles of al suppliers and
employees associated with the project.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvipmt. Page 2
7. Washington County has established and the City has agreed to collect Traffic Impact
Fees in accordance with Resolution No. 90-65. The applicant shall pay the fee
established for the proposed use prior to issuance of the building permit.
8. The applicant shall make an appointment for a pre-construction meeting with the City
of Tigard Engineering Department after approval of the public improvement plans, but
before starting work on the site. The applicant, the applicant's engineer, and
contractor shall be required to attend this meeting prior to receiving the approved
plans and permits.
9. The proposed privately operated and maintained sanitary sewer and storm drainage
system plan-profile details shall be provided as part of the public improvement plans.
10. The applicant shall provide an on-site water quality facility as required by Unified
Sewerage Agency Resolution and Order No. 91-47. Final plans and calculations
shall be submitted to the Engineering Department for review and approval prior to
issuance of the building permit. In addition, a proposed maintenance plan shall be
submitted along with the plans and calculations.
11. An erosion control plan shall be provided as part of the public improvement drawings.
The plan shall conform to "Erosion Prevention and Sediment Control Plans -
Technical Guidance Handbook, February 1994".
12. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard
pursuant to ORS 468.740 and the Federal Clean Water Act.
13. Engineered Grading Permit Required. The applicant shall submit a Soils
Engineering Report and Engineered Geology Report. Staff Contact: Jim Funk,
Building Division (639-4171).
14. Swimming pools shall be enclosed as required by Chapter 14.20 of the Tigard
Municipal Code. The enclosure shall be provided by a fence or wall with a minimum
height of 4-feet with a self-latching door or gate.
15. The water plan shall provide for the westerly extension of the existing 12-inch water
line from SW 131st Place to the existing 16-inch water main in SW 135th Avenue.
Staff Contact: Mike Miller, City of Tigard Water Department (639-4171).
16. Revised site and landscaping plans shall be submitted for review by the Planning
Division, Staff Contact: Will D'Andrea, Planning Department (639-4171). The revised
plans shall include the following:
A. Grading plan detailing work to be conducted within the wetland buffer.
B. Detailed buffer area plantings, including number, type, and size at planting.
C. Twenty (20) bicycle parking spaces.
NOTICE OF DECISION SDR 96-0006-Sumner Creek Village/Bowen Dvlpmt. Page 3
D. A plan which shows compliance with Community Development Code
Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant
shall choose one of the following four methods to demonstrate compliance:
Minimum Standard, Waste Assessment, Comprehensive Recycling Plan,
or Franchised Hauler Review and Sign-off. Regardless of which method
chosen, the applicant shall submit a letter from the franchise disposal
company related to facility design and compatibility.
17. An exterior lighting plan and kiosk plan shall be submitted to the Police Department
for review and approval. Staff Contact: Kelly Jennings, Police Department (639-
4171).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
18. Prior to issuance of a Certificate of Occupancy, the applicant shall construct
standard half-street improvements along the frontage of SW Hawk's Beard Street.
The improvements adjacent to this site shall include:
A. Pavement from curb to centerline equal to 16-feet, plus an additional 8-foot
wide lane on the opposite side of centerline to provide a total pavement width
of 24 feet.
B. Curb.
C. Storm drainage, including any off-site storm drainage necessary to convey
subsurface run-off.
D. Five-foot concrete sidewalk.
E. Street striping.
F. Streetlights as determined by the City Engineer.
G. Underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities).
H. Street signs (if applicable).
Driveway apron (if applicable).
J. Adjustments in vertical and/or horizontal alignment to construct SW Hawk's
Beard Street in a safe manner, as approved by the Engineering Department.
19. Prior to issuance of a Certificate of Occupancy, the applicant shall construct standard
half-street improvements along the frontage of SW 131st Court. The improvements
adjacent to this site shall include:
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 4
A. Completion of the bulb section to provide a 45-foot curb radius and 52-foot
ROW radius.
B. Replacement of the temporary extruded curb with a new full-depth PCC curb
per City standards, plus any pavement replacement necessary to
accommodate the curb installation.
C. Storm drainage, including any off-site storm drainage necessary to convey
subsurface run-off.
D. Five-foot concrete sidewalk.
E. Street striping.
F. Streetlights as determined by the City Engineer.
G. Underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities).
H. Street signs (if applicable).
Driveway apron (if applicable).
J. Adjustments in vertical and/or horizontal alignment to construct SW 131st
Avenue in a safe manner, as approved by the Engineering Department.
20. Prior to issuance of a Certificate of Occupancy, the applicant shall complete the
striping of the left-turn refuge in 135th Avenue for the new driveway.
21. All site improvements shall be installed as approved per the revised site plan.
THIS APPROVAL SHALL BE VALID FOR EIGHTEEN 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III: SITE AND VICINITY INFORMATION
Site History:.
The property was annexed into the City of Tigard in 1987. The property was involved in a
local improvement district to improve SW 135th Avenue. A Site Development Review, Minor
Land Partition, and Variance (SDR 88-25/MLP 88-16N 88-39), was approved for a partition
and development of a 266 unit apartment complex in 1988. Land that was identified as
sensitive lands was dedicated to the City of Tigard. Since the partition was never recorded,
the approximately 13 acre property is essentially divided in half by the dedicated greenway
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 5
in the middle of the property. The land under consideration for development with the current
application is the land north of the greenway. A Site Development Review, and Minor Land
Partition (SDR 94-0026/MLP 94-0022), was approved for a partition and development of a
160 unit apartment complex subdivision on the property north of the greenway in 1994. A
Subdivision (SUB 95-0005) was approved for a 52 lot, townhouse subdivision on the
property south of the greenway in 1995. No other development applications have been
reviewed by the City relating to this property.
Vicinity Information:
SW Scholls Ferry Road and the City of Beaverton lie north of the subject property. A church
and the Summerlake subdivision are to the northeast and these properties are zoned R-7
(Residential, 7 units per acre). Adjacent property to the north and south are currently
vacant, with the southern property owned by the City of Tigard for open space. Adjacent
property to the east is developed with Castles at Brittany subdivision and is zoned R-12
(Residential, 12 units per acre). Property to the west is zoned R-25 (Residential, 25 units
per acre). The surrounding area is predominantly developed with single-family residential
development.
Site Information and Proposal Description:
The site is zoned R-25, (Residential, 25 units per acre). The approximately 13 acre site has
a dedicated greenway in the middle of the site. Summer Creek runs in an east-west
direction and contains both floodplain and wetland area. The proposed development is
located on the land north of the dedicated greenway. The applicant is proposing to
construct a 19 building, 150 unit multi-family residential development, with a community
building and swimming pool_ The project will have two access drives onto SW Hawk's Beard
Street and one onto SW 135th Avenue.
SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS:
Use Classification: The applicant is proposing to build a 19 building, 150 unit apartment
complex. This proposal is classified in Code Section 18.42 (Use Classifications) as Multiple-
Family Residential Units. Code Section 18.56.030 allows Multiple-Family dwellings as a
permitted use in the R-25 zoning district.
Minimum Lot Area: Section 18.56.050 states that the minimum lot area for each multi-
family unit in the R-25 zoning district is 1,480 square feet. There is no minimum lot
width requirement in the R-25 zone. The proposed 150 units require a site size of
222.000 square feet. The net site area is approximately 294,726 square feet, thereby,
meeting this standard. Developments within the R-25 zone are required to provide a
minimum of 20% landscaping. The plan indicates that approximately 117,894 square feet
(34%) of the site has been provided as landscaping, thereby, satisfying this criteria.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 6
Setbacks: Section 18.56.050 states that for multi-family dwellings the setbacks are as
follows: front yard - 20 feet; side yard - 10 feet; side yard which abuts a more
restrictive zone - 30 feet; rear yard - 20 feet. As indicated on the site plan, the proposal
meets the setback requirements. The maximum building height is 45 feet. As shown on
the exterior elevation plans (A7.1 - A7.6), the proposed buildings are approximately 34-36
feet in height, well under the maximum allowed.
Section 18.120.180(A)(1) (Site Development Revi ..w - Approval Standards) Squires
tF a development proposal be found to be consistent with the various standards of
other Community Development Code Chapters. The applicable criteria in this case
are Chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134,
18.150, and 18.164. The proposal's consistency with these Code Chapters is
reviewed in the following sections. The proposal contains no elements related to the
provisions of Code Chapters 18.94 (Manufactured/ Mobile Home Regulations), 18.98
(Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures)
which are also listed under section 18.120.180.A.1. These Chapters are, therefore,
found to be inapplicable as approval standards. Code Section 18.120.180.A.2
provides other Site Development Review approval standards not necessarily covered
by the provisions of the previously listed sections. These other standards are
addressed immediately below.
Relationship to the Natural and Physical Environment: Section 18.120.180.2 states
that buildings shall be located to preserve existing trees and that trees having a six-
inch caliper or greater shall be preserved or replaced by new plantings of equal
character. This parcel had previously been used as agricultural land and, as such, does not
contain trees which would require preservation.
Exterior Elevations: Section 18.120.108.3 states that along the vertical face of
multiple-family structures, offsets shall occur at a minimum of every 30 feet by
providing any two of the following: a) Recesses (decks, patios, etc.); b) Extensions
(decks, patios, etc.); or c) Offsets or breaks in roof elevations. As indicated on the
preliminary building elevations plans (sheets A7.1 - A7.6) the design shows both recesses
and roof elevation offsets, in accordance with this section.
Buffering, Screening and Compatibility between adjoining uses: Section
18.120.108.4(A) states that buffering shall be provided between different types of land
uses. This criteria shall be satisfied as addressed in the Buffer Matrix (18.100.130) section
below. Section 18.120.108.4(B) states that on-site screening from view of adjoining
properties of such things as service and storage areas, parking lots, and mechanical
devices on roof tops: shall be provided. This criteria is satisfied as the landscape plan
indicates screening within the required buffer area.
NOTICE OF C ECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 7
Privacy and Noise: Section 18.120.108.5 requires that structures which include
residential dwelling units shall provide private outdoor areas for each ground floor
unit which is screened from view by adjoining units, that the buildings shall be
oriented in a manner which protects private spaces on adjoining properties from view
and noise, and on-site uses which create noise, lights, or glare shall be buffered from
adjoining residential uses. Only one parcel directly adjoins the proposed development
site. This parcel is on the south end of SW 131st Place. The remaining lots on SW 131st
Place are buffered from the proposed development by a 30-foot buffer, as well as the SW
131st Place right-of-way. The proposed buildings H and J have been situated so as to
screen the existing houses across SW 131st Place from the building entrances, driveways
and parking areas. On-site private space has been satisfied as there is building separation
between each ground floor patio. The building design also provides for an off-setting of the
patios so that a direct line of site of other patios is not provided. Landscaping has also been
provided to further screen the private outdoor areas.
Private Outdoor Areas: Section 18.120.108.6. requires that private open space such as
a patio or balcony shall be provided and shall be designed for the exclusive use of
individual units and shall be at least 48 square feet in size with a minimum width
dimension of 4 feet. Required open space may include roofed or enclosed structures
such as a recreation center. This criteria is satisfied as the applicant is proposing both
balconies and a recreation center.
Shared Outdoor Recreation Areas: Section 18.120.108.7 states that in addition to
subsections 5 and 6 above, usable outdoor recreation space shall be provided in
residential developments for the shared or common use of all the residents in the
amount of 200 square feet per unit for studio up to and including two-bedroom units
and 300 square feet per unit for three or more bedroom units. The required recreation
space may be provided as follows: 1) all outdoor space; 2) part outdoor and part
indoor space; 3) all public or common space; 4) part common and part private, for
example, it could be an outdoor tennis court, indoor recreation room and balconies
on each unit; 5) where balconies are added to units, the balconies shall not be less
than 48 square feet. Shared outdoor recreation space shall be readily observable for
reasons of crime prevention and safety. This development requires 21,600 square feet
of shared outdoor recreation area (135 units @ 134 s.f. and 15 units @ 234 s.f.). A
swimming pool and community building are provided on-site for shared recreation purposes,
as well as open space area. The applicant's project data indicates that approximately
31,835 square feet of shared outdoor recreation area, thereby, satisfying this criteria.
Demarcation of Spaces: Crime Prevention: Section 18.120.108.9 states that
structures and site improvements shall be designed so that public areas, semipublic
areas and private outdoor areas are clearly defined in order to establish persons
having a right to be in the space, in order to provide for crime prevention and to
establish maintenance responsibility. The Tigard Police Department has requested, in
similar developments, that appropriate signage be placed at entrances to apartment
complexes and that adequate addressing be placed on unit entrances so that emergency
service providers can locate units quickly. The developer should, therefore, be required to
contact the Police Department prior to obtaining occupancy permits for the complex for
review and approval of the address signage of this development.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 8
Crime Prevention and Safety: Section 18.120.108.10 requires that windows be located
so that areas vulnerable to crime can be surveyed by the occupants; interior laundry
and service areas shall be located in a way that can be observed by others; mail
boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting
levels selected and angles shall be oriented towards areas vulnerable to crime; and
light fixtures shall be provided in areas having pedestrian or vehicular traffic and in
potentially dangerous areas. As noted by the Police Department, a lighting plan shall be
submitted. The developer should therefore be required to contact the Police Department
prior to obtaining building permits for the complex for review and approval of the exterior
lighting plan for this development.
Density Computation: Section 18.92 establishes the criteria for determining the
number of dwelling units permitted. In determining the net acreage, the following are
subtracted from the gross acreage: sensitive land area; park dedication; dedicated
public right-of-way and private streets. To calculate the net units per acre, it is
necessary to divide the net acreage by the minimum number of square feet required
for each lot by the applicable zoning district. The subject site contains approximately
7.96 acres or approximately 346,737 square feet. Section 18.92.020(3)(b) requires the
subtraction of 15% of the gross area for public facilities, or 52,010 square feet. The resulting
net acreage is 294,726 square feet. Dividing the net acreage by 1,480 square feet per unit
results in 199 net units. The applicant is proposing 150 units, thereby, satisfying this criteria.
(gross v. net acres).
Sensitive Lands: Wetlands. Section 18.84. The preliminary site plan indicates that the
property line is the same as the delineated wetland boundary. As drawn on the preliminary
pia1, the buildings are outside of wetlands and the required 25-foot wetland buffer area.
This plan is based upon the expectation that a proposed mitigation plan will be approved. In
1995 3 wetland delineation was conducted in conjunction with a Subdivision application for
the land south of the City greenway. This delineation showed that the wetland boundary
had shifted slightly to the south, since the earlier 1988 study. The effect on the proposed
plan is that the shown property boundary is not the wetland boundary. Technically
speaking, the subject application would not be required to provide a 25-foot buffer the entire
length of the southern boundary. As a condition of the subdivision approval (SUB 95-0005),
the applicant has applied for, and received a DSL fill/mitigation permit. A large portion of the
mitigation area is located on the City owned greenway, just south of the property line shown
on the current application's site plan. The mitigation area will effectively re-create wetland
such that, the property line will once again, also be the wetland boundary. The preliminary
plans reflect the expectation that the mitigation plan will be implemented. Since the
mitigation area is City owned, the applicant for the subdivision must acquire City approval to
use City property for mitigation purposes. That applicant has not yet received City approval.
The grading plan (sheet C2) shows that the property elevation at the property line is
approximately 175-feet and the finished floor elevation of the apartment unit at
approximately 183-184 feet. This represents a grade change of approximately 8-9 feet. The
grading plan does not show how the 25-foot buffer area will be sloped. No details were
provided as to what this area will look like. For example, will a retaining wall be constructed,
or will there be a slope with a 9-foot slope differential? The applicant shall provide revised
plans that shows how this buffer area will be developed and graded. If grading is allowed,
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 9
the area must be landscaped using native reparian plant materials. The buffer is required
to be an undisturbed corridor. The applicant shall provide details as to how this area will be
maintained as an undisturbed corridor.
Additional Yard Setback Requirements: Section 18.96.020 requires that the building
setback on SW 135th Avenue (a collector street) shall be the setback distance
required by the zoning district plus 30 feet measured from the centerline of the street.
The side yard, corner setback of the R-25 zone is 10 feet. As indicated on the site plan,
these setback standards are satisfied.
Distance Between Multiple-Family Structures: Section 18.96.030 states that buildings
with windowed walls facing buildings with windowed walls shall have a 25 foot
separation, buildings with windowed walls facing buildings with a blank wall shall
have a 15 foot separation, buildings with opposing blank walls shall have a 10 foot
separation. Where buildings exceed a horizontal dimension of 60 feet or exceed 30
feet in height, the minimum wall separation shall be one foot for each 15 feet of
building length over 50 feet and two feet for each 10 feet of building height over 30
feet. This section is applicable to buildings C, D, E, F, G, H, J, K, L, N, P, Q, R, S, and T.
The proposed building lengths for buildings C, F, P, T, J, G, and S are approximately
115-feet; buildings Q, N, R, and D are approximately 130-feet; buildings E, K, and L are
approximately 150-feet; and building H is approximately 170 feet. The proposed heights
range from approximately 34-36 feet. The building elevation plans (sheets A7.1 - A7.6)
show that the proposed buildings have windowed walls facing windowed walls, blank walls
facing windowed walls, and blank walls facing blank walls. The required separations,
therefore, range between 10-25 feet. There is an additional separation ranging from 4-8 feet
required because the building lengths are greater than 60-feet long. The total building
separation required for building, therefore, ranges from 14-30 feet. The proposed plan is
designed such that all buildings are in compliance with the required distances, thereby,
satisfying this criteria.
In addition, driveways, parking lots and walkways shall maintain the following
separation for dwelling units within eight feet of the ground level: 1) driveways and
parking lots shall be separated from windowed walls by at least eight feet; walkways
running parallel to the face of the structures shall be separated by at least five feet;
and 2) driveways and parking lots shall be separated from living room windows by at
least 10 feet; walkways running parallel to the face of the structure shall be separated
by at least 7 feet. As indicated on the site plan, all buildings satisfy the parking lot and
L 3lkway separation requirements.
Landscaping Plan: Section 18.100.015 requires that the applicant submit a
landscaping plan. This requirement has been satisfied as the applicant has submitted a
plan indicating the type and location of trees and shrubs.
NOTICE OF DECISION SOR 96-0006-Summer Creek VillageiBowen Dvlpmt. Page 10
Street Trees: Section 18.100.033 states that all development projects fronting on a
public street shall be required to plant street trees in accordance with section
18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and
40 feet apart depending on the size classification of the tree at maturity (small,
medium or large). The landscape plan shows street trees along both frontages, in
accordance with the provisions of this section.
S1:.-eening: Special Provisions: Section 18.100.110(A) states that trees shall be
planted in landscaped islands in all parking areas and shall be equally distributed and
on the basis of one tree for each seven parking spaces in order to provide a canopy
effect. The minimum dimension of the landscape islands shall be three feet and the
landscaping shall be protected from vehicular damage by some form of wheel guard
or curb. Landscaped parking areas shall include special design features which
effectively screen the parking lot areas from view. As indicated on the site plan, parking
lot `-ees and screening have been provided in accordance with this section.
Screening of Swimming Pools: Section 18.100.110(C) states that all swimming pools
shall be enclosed as required by Chapter 14.20 of the Tigard Municipal Code. The
enclosure shall be provided by a fence or wall with a minimum height of 4 feet with a
self-latching door or gate. A revised plan shall be submitted which provides the
specifications showing compliance with this section.
Screening of Refuse Containers: Section 18.100.110(D) states that any refuse
container or disposal area shall be screened from view by placement of a solid wood
fence, masonry wall or evergreen hedge between five and eight feet in height. All
refuse materials shall be contained within the screened area. The plans show the
provision of a 6-foot high, solid wood fence to provide screening of the trash enclosure,
thereby, satisfying this criteria.
Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating
widths of buffering and screening to be installed between proposed uses. The Matrix
indicates that where a multi-family development abuts a residential zone with a
single-family use, the required buffer and screening width shall be 10 feet. Section
18.100.080.D contains the minimum improvement standards for the buffering area.
The minimum improvements within a buffer area shall consist of the following: 1) At
least one row of trees shall be planted. They shall be not less than 10 feet high for
deciduous trees and 5 feet high for evergreen trees at the time of planting. Spacing of
the trees depends on the size of the tree at maturity; 2) In addition, at least 10 five
gallon shrubs or 20 one gallon shrubs shall be planted for each 1000 square feet of
required buffer area; 3) The remaining area shall be planted in lawn, groundcover or
spread with bark mulch. The east buffer area contains approximately 3,800 square feet.
Therefore, this buffer shall contain 30, five-gallon or 60, one-gallon shrubs, in addition to the
one row of trees. The landscape plan shows the provision of a continuous five-foot high
hedge, a row of trees, and assorted lower lying vegetation. However, it is not clearly defined
what the number of plants to be planted are, nor the height at the time of planting.
Therefore, the applicant shall provide a more detailed list of what will be provided in the
buffer area, such that, it complies with this section.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen DvIpmt. Page 11
Section 18.100.080.E states that where screening is required the following standards
shall apply in addition to those required for buffering; 1) a hedge of narrow or
broadleaf evergreen shrubs which will form a 4 foot continuous screen within 2 years
of planting, or; 2) an earthen berm planted with evergreen plant materials which will
form a continuous screen 6 feet in height within 2 years. The unplanted portion of the
berm shall be planted in lawn, ground cover or bark mulch, or; 3) a 5 foot or taller
fence or wall shall be constructed to provide a continuous sight obscuring screen.
The plans show the provision of a continuous five-foot high hedge, satisfying this criteria.
Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be
maintained on the corners of all property adjacent to intersecting right-of-ways or the
intersection of a public street and a private driveway. A clear vision area shall
contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent
obstruction exceeding three feet in height. The code provides that obstructions
which may be located in this area shall be visually clear between three and eight feet
in height (trees may be placed within this area provided all branches below eight feet
are removed). A visual clearance area is the triangular area formed by measuring a
30 foot distance along the street right-of-way and the driveway and then connecting
these two 30 foot distance points with a straight line. As indicated on the site plan, this
section is satisfied.
Minimum Off-Street Parking: Section 18.106.030(A)(3) requires a minimum of 1.5
parking spaces for 1 bedroom units and 2 spaces for units with more than 1 bedroom.
In addition, section 18.106.020(G) states that multi-dwelling units with more than 10
required parking spaces shall provide shared parking for the use of all of the guests
of all of the residents of the complex. The shared parking shall consist of 15 percent
of the total required parking spaces and be centrally located within the development.
The applicant is proposing 68, one-bedroom units and 82, one-plus bedrooms; thereby
requiring 266 parking spaces. The required number of shared parking spaces is 40. The
total number of required parking spaces is, therefore, 306. This requirement is satisfied as
the proposed site plan shows the provision of 347 parking spaces.
The Americans with Disabilities Act (ADA) requires 8 disabled parking spaces if 301
to 400 parking spaces are provided. The proposed site plan shows the provision of eight
disabled person parking spaces distributed throughout the site, thereby, satisfying this
criteria.
Bicycle Parking: Section 18.106.020(0) requires one bicycle parking rack space for
each 15 required vehicular parking spaces in any development. Bicycle parking
areas shall not be located within parking aisles, landscape areas, or pedestrian ways.
Based on the requirement of 306 parking spaces, 20 bicycle parking spaces will be required
for this development. The site plan does not show the provision of bicycle racks. A revised
plan shall be submitted which shows the location of the required 20 bicycle parking spaces.
Access: Section 18.108.070(F) requires that multiple-family residential uses provide a
minimum of two driveways plus one additional driveway to a public street for every
200 units or portion thereof in excess of 100 units. The minimum access width shall
be 30 feet, with 24 feet of pavement, curbs and a 5 foot sidewalk. The site plan
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 12
indicates the provision of 150 units, therefore, three accesses shall be required for this
development. This section is satisfied as the site plan shows the provision of three access
drives with pavement widths of 24-feet, and sidewalks which lead into the development.
Walkways: Section 18.108.050(B) requires that within multi-family developments each
residential dwelling shall be connected to the vehicular parking area, and common
open space and recreation facilities shall be connected by a walkway system having
a minimum width of four feet and constructed of an all weather material. As indicated
c� he site plan, walkways are satisfactorily provided.
Signs: Section 18.114.130 (B) lists the type of allowable signs and sign area
permitted in the R-25 zone. All signs shall be approved through the Sign Permit process
as administered by the Planning Division.
Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new
construction incorporates functional and adequate space for on-site storage and
efficient collection of mixed solid waste and source separated recyclables prior to
pick-up and removal by haulers. The applicant shall choose one of the following four
methods to demonstrate compliance: Minimum standard, Waste assessment,
Comprehensive recycling plan, or Franchised hauler review and sign-off. The
applicant will need to submit evidence or a plan that indicates compliance with this section.
The applicant shall also obtain from the disposal hauler a written sign-off on the location of
and the compatibility of facilities.
Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal
and protection of trees prepared by a certified arborist shall be provided with a site
development review application. The tree plan shall include identification of all
existing trees, identification of a program to save existing trees or mitigate tree
removal over 12 inches in caliper, which trees are to be removed, protection program
defining standards and methods that will be used by the applicant to protect trees
during and after construction. The plans do not show the existence of trees on the
property. The applicant shall verify that there are no trees on the property that would require
preservation or mitigation.
PUBLIC FACILITY CONCERNS:
Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.1 6'4.100
(Storm Drains) shall be satisfied as specified below:
Traffic Impacts:
As a part of the SDR 94-26 approval, the applicant submitted a traffic access report entitled
"Palomino Point Apartments", as prepared by David Evans and Associates, Inc. (DEA),
dater' October 20, 1994. For this current review, the applicant has submitted an addendum
to that report, dated January 1996, also prepared by DEA. The report and addendum
addresses the traffic impact of the proposed apartment project as it relates to the
surrounding street systems. The 1994 report concluded that the traffic generated by the
proposed project will not unduly affect any of the adjacent streets or intersections, existing
NOTICE CF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 13
and proposed. The traffic report indicates that a southbound left-turn refuge on 135th
Avenue at the site driveway may be required. The 1996 addendum states that since the
number of units to be constructed is less than what was assumed for the 1994 report, the
findings of the 1994 report are still valid. The addendum indicates that all three access
locations will operate at acceptable levels of service. It also states that a left turn lane in
135th Avenue is still warranted. Therefore, the applicant will be required to stripe a left turn
refuge as a part of this project.
Streets-
As noted, the site is located at the southeast corner of SW 135th Avenue and proposed SW
Hawk's Beard Street. SW 135th Avenue is classified as a Minor Collector on the
Comprehensive Plan and SW Hawk's Beard Street is a local street that would extend from
SW 135th Avenue on the west to SW Summer Lake Drive on the east.
The construction of SW 135th Avenue was completed by a Local Improvement District in
1989. No further improvements are required. Staff has a concern with the location of the
proposed driveway on 135th Avenue. The plan shows the proposed driveway placed 55
feet north of an existing driveway on the west side of the street. This offset configuration will
create turning movement conflicts which are a public safety issue. It is the City's policy to
require new driveways to align with other driveways on the opposite side of streets,
especially on collector and arterial streets where traffic is heavier. Therefore, the proposed
driveway should align with the driveway on the west side of SW 135th Avenue.
The right-of-way (ROW) for SW Hawk's Beard Street was established by deed in 1989 at 50
feet. The applicant should be required to construct the standard half street improvements
plus an additional 8-foot wide lane on the opposite site of the street to provide a total
minimum pavement width of 24 feet to accommodate two lanes of traffic and the proposed
driveways to the site. The plan submittal shows a proposed pavement width of 26 feet,
which is acceptab
The site is bounded on the east by the existing ROW for SW 131st Court which was
improved with a 26 foot wide roadway within a 35 foot ROW in the Castles at Brittany
subdivision. In addition, half of the cul-de-sac bulb was constructed as a part of that project.
The curb radius is 45 feet and the ROW radius is 52 feet, according to City as-built
drawings, and according to current City standards. The applicant should dedicate additional
ROW to provide for the completion of the bulb section in the cul-de-sac and the additional
pavement on the west side of the street along the apartment site frontage. Because this site
will not directly access onto SW 131st Court, and because the cul-de-sac serves only five
existing homes, this street qualifies for a narrower street standard. The City will allow the
street width to remain at 26 feet, but will require the applicant to complete the bulb section to
City standards.
It appears that the half-bulb shown as "existing" on the plans does not match the City's as-
built drawings, and the bulb completion depicted on the plans will not meet current City
standards. The applicant should revise their plans to properly show the existing cul-de-sac
dimensions and a plan to complete the cul-de-sac that will meet City standards.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 14
There is also an existing temporary extruded curb along the west side of 131st Court to help
accommodate street storm runoff. When this site is developed and the west side of the
street is completed, the existing extruded curb should be replaced with a standard full depth
PCC curb. Any pavement replacement needed to accomplish the curb installation shall be
done at the applicant's expense.
The street connection to the existing pavement in SW Hawk's Beard Street, at the easterly
edge of the site, adjacent to the intersection with SW 131st Court, should be redesigned to
provide for a 50 foot tangent between the reversing 200 foot centerline curves. The new
standards for local streets allow a reduction in the centerline radius to 167 feet. The
applicant should show the additional street dedication for SW Hawk's Beard Street and SW
131st Court on the plat for the Minor Land Partition. However, if the applicant does not
follow through with the MLP, then these ROW dedications shall be completed on standard
City forms.
Sanitary Sewer:
The site is served by the existing 8" public sewer located within SW 131st Court and the
sewer has sufficient capacity for the new development. The preliminary utility plan shows a
connection to this sewer by placement of a new manhole over the existing line.
Storm Drainage:
The site slopes in a southerly direction to the contiguous Summer Creek. The proposed
plan will convey the storm drainage to the southeast corner of the site where the low-flow
summer runoff will be treated in two biofiltration swales; all flows in excess of summer run-off
will overflow into the wetlands.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations
established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as
amended by R&O 91-75) which require the construction of on-site water quality facilities.
The facilities shall be designed to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious surfaces. In
addition, a maintenance plan is required to be submitted indicating the frequency and
method to be used in keeping the facility maintained through the year. Prior to issuance of
a building permit, the applicant shall submit plans and calculations for a water quality
facility that will meet the intent of R&O 91-47. In addition, the applicant shall submit a
maintenance plan for the facility that must be reviewed and approved by the City prior to
issuance of the building permit.
As stated above, two on-site biofiltration swales will be used to treat the hard-surface run-
off from this project.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 15
Erosion Control:
USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and
other pollutants reaching the public storm and surface water system resulting from
development, construction, grading, excavating, clearing, and any other activity which
accelerates erosion. Per R&O 91-47, the applicant is required to submit an erosion
control plan for City review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination
System (NPDES) erosion control permit (1200-C General Permit) be issued for any
development that will disturb five or more acres of land. Since this site is over five acres,
the developer will be required to obtain an NPDES permit from the City prior to
construction. This permit will be issued along with the site and/or building permit.
SECTION VII: STAFF ,AGENCY & CIT COMMENTS
The City of Tigard Police Department has reviewed this proposal and has offered the
following comments: The applicant shall submit an exterior lighting plan and kiosk plan.
The City of Tigard Water Department has reviewed this proposal and has offered the
following comments: Fire hydrant locations have been reviewed by TVF&R. Two
additional fire hydrants are necessary and placements adjusted. In addition, the water
main needs to be extended to the existing 16 inch main at the south entrance. Please
note that water meters must be installed within landscape areas and that backflow
protection is required (minimum of double check valve assemblies).
Staff Contact: Mike Miller (639-4171).
The City of Tigard Building Division has reviewed this proposal and has offered the
following comments: A soils investigative report for the entire site shall be required. This
is due to soft spots from massive tree and stump removal and back fill of stump cavity
without compression.
Tualatin Valley Water District has reviewed this proposal and has offered the
following comments: Plans are not approved as drawn. Please meet the following
requirements: Hydrants shall be placed so that all portions of exterior walls of buildings,
measured along the outside and along access roadways, are no more than 500-feet for
private residences or 250-feet for all commercial buildings. Location of hydrants and
supply piping to said hydrants for water supply, shall be approved by this office. Additional
fire hydrants are needed with approved locations for access and distance.
The Unified Sewerage Agency has reviewed this proposal and has offered the
following comments: Preliminary review indicates that the applicant has taken into
consideration all of the minimum requirements of R&O 91-47 / 91-75. Note: The grading
plan indicates that the first floor eleva'Eon of buildings L, N, P, and R varies from four feet
to eight feet above the existing ground. The buildings and their patios abut a wetland
buffer. The applicant should remember that grading in the buffer is restricted, and if
grading is allowed the area must be landscaped using native reparian plant materials.
NOTICE OF DECISION SDR 96-0006-Summer Creek VillageiBowen Dvlpmt. Page 16
The City of Tigard Public Works Department, PGE, and GTE have reviewed this
application and have offered no comments or objections. No other comments have
been received.
SECTION VIII: PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was posted at City Hall and mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THE DECISION SHALL BE FINAL ON April 22, 1996
UNLESS AN APPEAL IS FILED.
Appeal:
Any party to the decision may appeal this decision in accordance with Section
18.32.290(A) and Section 18.32.370 of the Community Development Code which provides
that written appeal must be filed with the City Recorder within 10 days after notice is
give and sent. The appeal fee schedule and forms are available from the Planning
Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
The deadline for filing of an appeal is 3:30 p.m. on April 22, 1996.
Questions:
If you have question, please call the City of Tigard Planning Department, Tigard City Hall,
13125 SW Hall Boulevard, Tigard, Oregon at (503)639-4171.
( - 1Lr, April 12. 1996
PREPARED BY: Will D'Andrea DATE
Assistant Planner
April�G- �r �.:��.��✓ ti; � �� rll 12. 1996
APPROVED BY: Richard Bewersdarff DATE
Senior Planner
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 17
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PLOT PLAN 4 CASE NO. SDR96-0006
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Vicinity Map A SDR 96-0006
Summercreek Village Apts.
Note: Map is not to scale N
REQUEST
FOR
COMMENTS
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: April 11, 1996
TO: Will D'Andrea
FROM: Brian Rager, Development Review Engineer
RE: SDR 96-0006 SUMMER CREEK VILLAGE APARTMENTS
Description:
The applicant requests SDR approval to allow construction of a 19 building, 150 unit
multi-family residential development, with a community building and swimming pool, at
the southeast corner of SW Hawks Beard Street (proposed) and SW 135th Avenue (Tax
Map 1 S 1 33DB, Tax Lot 4300). This site is currently undeveloped and is approximately
8 acres in size.
The applicant has also received SDR and MLP approval for a 160-unit project (SDR 94-
26 and MLP 94-22) to be called Palomino Pointe Apartments, but has not acted on either
approval at this time.
Findings:
1. Traffic Impacts:
As a part of the SDR 94-26 approval, the applicant submitted a traffic access
report entitled "Palomino Point Apartments", as prepared by David Evans and
Associates, Inc. (DEA), dated October 20, 1994. For this current review, the
applicant has submitted an addendum to that report, dated January 1996, also
prepared by DEA. The report and addendum addresses the traffic impact of the
proposed apartment project as it relates to the surrounding street systems. The
1994 report concluded that the traffic generated by the proposed project will not
unduly affect any of the adjacent streets or intersections, existing and proposed.
The traffic report indicates that a southbound left-turn refuge on 135th Avenue at
the site driveway may be required. The 1996 addendum states that since the
number of units to be constructed is less than what was assumed for the 1994
report, the fmdings of the 1994 report are still valid. The addendum indicates
that all three access locations will operate at acceptable levels of service. It also
states that a left turn lane in 135th Avenue is still warranted. Therefore, the
applicant will be required to stripe a left turn refuge as a part of this project.
ENGINEERING COMMENTS SDR 96-06 Summer Creek Village PAGE 1
2. Streets:
As noted, the site is located at the southeast corner of SW 135th Avenue and
proposed SW Hawk's Beard Street. SW 135th Avenue is classified as a Minor
Collector on the Comprehensive Plan and SW Hawk's Beard Street is a local
street that would extend from SW 135th Avenue on the west to SW Summer Lake
Drive on the east.
The construction of SW 135th Avenue was completed by a Local Improvement
District in 1989. No further improvements are required. Staff has a concern with
the location of the proposed driveway on 135th Avenue. The plan shows the
proposed driveway placed 55 feet north of an existing driveway on the west side
of the street. This offset configuration will create turning movement conflicts
which are a public safety issue. It is the City's policy to require new driveways
to align with other driveways on the opposite side of streets, especially on
collector and arterial streets where traffic is heavier. Therefore, the proposed
driveway should align with the driveway on the west side of SW 135th Avenue.
The right-of-way (ROW) for SW Hawk's Beard Street was established by deed in
1989 at 50 feet. The applicant should be required to construct the standard half
street improvements plus an additional 8-foot wide lane on the opposite site of the
street to provide a total minimum pavement width of 24 feet to accommodate two
lanes of traffic and the proposed driveways to the site. The plan submittal shows
a proposed pavement width of 26 feet, which is acceptable.
The site is bounded on the east by the existing ROW for SW 131st Court which
was improved with a 26 foot wide roadway within a 35 foot ROW in the Castles
at Brittany subdivision. In addition, half of the cul-de-sac bulb was constructed as
a part of that project. The curb radius is 45 feet and the ROW radius is 52 feet,
according to City as-built drawings, and according to current City standards. The
applicant should dedicate additional ROW to provide for the completion of the
bulb section in the cul-de-sac and the additional pavement on the west side of the
street along the apartment site frontage. Because this site will not directly access
onto SW 131st Court, and because the cul-de-sac serves only five existing homes,
this street qualifies for a narrower street standard. The City will allow the street
width to remain at 26 feet, but will require the applicant to complete the bulb
section to City standards.
It appears that the half-bulb shown as "existing" on the plans does not match the
City's as-built drawings, and the bulb completion depicted on the plans will not
meet current City standards. The applicant should revise their plans to properly
show the existing cul-de-sac dimensions and a plan to complete the cul-de-sac that
will meet City standards.
ENGINEERING COMMENTS SDR 96-06 Summer Creek Village PAGE 2
There is also an existing temporary extruded curb along the west side of 131st
Court to help accommodate street storm runoff. When this site is developed and
the west side of the street is completed, the existing extruded curb should be
replaced with a standard full depth PCC curb. Any pavement replacement needed
to accomplish the curb installation shall be done at the applicant's expense.
The street connection to the existing pavement in SW Hawk's Beard Street, at the
easterly edge of the site, adjacent to the intersection with SW 131st Court, should
be redesigned to provide for a 50 foot tangent between the reversing 200 foot
centerline curves. The new standards for local streets allow a reduction in the
centerline radius to 167 feet. The applicant should show the additional street
dedication for SW Hawk's Beard Street and SW 131st Court on the plat for the
Minor Land Partition. However, if the applicant does not follow through with the
MLP, then these ROW dedications shall be completed on standard City forms.
3. Sanitary Sewer:
The site is served by the existing 8" public sewer located within SW 131st Court
and the sewer has sufficient capacity for the new development. The preliminary
utility plan shows a connection to this sewer by placement of a new manhole over
the existing line.
4. Storm Drainage:
The site slopes in a southerly direction to the contiguous Summer Creek. The
proposed plan will convey the storm drainage to the southeast corner of the site
where the low-flow summer runoff will be treated in two biofiltration swales; all
flows in excess of summer runoff will overflow into the wetlands.
5. Storm Water Quality:
The City has agreed to enforce Surface Water Management(SWM) regulations
established by the Unified Sewerage Agency (USA)(Resolution and Order No.
91-47, as amended by R&O 91-75) which require the construction of on-site
water quality facilities. The facilities shall be designed to remove 65 percent of
the phosphorus contained in 100 percent of the storm water runoff generated from
newly created impervious surfaces. In addition, a maintenance plan is required to
be submitted indicating the frequency and method to be used in keeping the
facility maintained through the year. Prior to issuance of a building permit, the
applicant shall submit plans and calculations for a water quality facility that will
meet the intent of R&O 91-47. In addition, the applicant shall submit a
maintenance plan for the facility that must be reviewed and approved by the City
prior to issuance of the building permit.
ENGINEERING COMMENTS SDR 96-06 Summer Creek Village PAGE 3
As stated above, two on-site biofiltration swales will be used to treat the hard-
surface runoff from this project.
6. Erosion Control:
USA R&O 91-47 also regulates erosion control to reduce the amount of sediment
and other pollutants reaching the public storm and surface water system resulting
from development, construction, grading, excavating, clearing, and any other
activity which accelerates erosion. Per R&O 91-47, the applicant is required to
submit an erosion control plan for City review and approval prior to issuance of
City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge
Elimination System (NPDES)erosion control permit(1200-C General Permit)be
issued for any development that will disturb five or more acres of land. Since this
site is over five acres, the developer will be required to obtain an NPDES permit
from the City prior to construction. This permit will be issued along with the site
and/or building permit.
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF THE BUILDING PERMIT:
Note: Unless otherwise noted, the staff contact for the following conditions will be Brian
Rager, Engineering Department (639-4171).
1. Prior to issuance of a building permit, right-of-way shall be dedicated to the public
along the frontage of SW Hawk's Beard Street at the easterly edge of the site to
increase the centerline tangent between the reversing 200 foot curves to 50 feet.
The minimum centerline radius is 167 feet. The legal description shall be tied to
the proposed right-of-way centerline as approved by the Engineering Department.
2. Prior to issuance of the building permit, the applicant shall dedicate additional
ROW in SW 131st Court to increase the ROW from its present 35-foot width to a
total of 42 feet. In addition, ROW shall be dedicated to complete the bulb section
of the street to provide a ROW radius of 52 feet to match the existing dedication.
3. Prior to issuance of a building permit, right-of-way shall be dedicated to the
public along the frontage of SW Hawk's Beard Street at the easterly edge of the
site to increase the centerline tangent between the reversing 200 foot curves to 50
ENGINEERING COMMENTS SDR 96-06 Summer Creek Village PAGE 4
•
feet. The minimum centerline radius is 167 feet. The legal description shall be
tied to the proposed right-of-way centerline as approved by the Engineering
Department.
4. Prior to issuance of the building permit, the applicant shall submit a revised site
plan that aligns the proposed driveway on SW 135th Avenue with the opposing
existing driveway on the west side of the street.
5. Five(5) sets of detailed public improvement plans and profile construction drawings
shall be submitted for preliminary review to the Engineering Department. A
striping plan for the left-turn refuge in 135th Avenue shall also be included. Once
redline comments are addressed and the plans are revised, the design engineer shall
then submit eight(8) sets of revised drawings and one (1) itemized construction cost
estimate for final review and approval (NOTE: these plans are in addition to any
drawings required by the Building Division and should only include sheets relevant
to public improvements. Public improvement plans shall conform to City of Tigard
Public Improvement Design Standards,which are available at City Hall.
6. Building permits will not be issued and construction of proposed public
improvements shall not commence until after the Engineering Department has
reviewed and approved the public improvement plans and a street opening permit or
construction compliance agreement has been executed. A 100 percent performance
assurance or letter of commitment, a developer-engineer agreement, the payment of
a permit fee and a sign installation/streetlight fee are required.
7. The applicant shall provide a construction vehicle access and parking plan for
approval by the City Engineer. All construction vehicle parking shall be provided
on-site or within the SW Hawk's Beard Street right-of-way adjacent to the site.
No construction vehicles or equipment will be permitted to park on the adjoining
residential public streets. Construction vehicles include the vehicles of any
contractor or subcontractor involved in the construction of the site improvements
or buildings proposed by this application, and shall include the vehicles of all
suppliers and employees associated with the project.
8. Washington County has established and the City has agreed to collect Traffic
Impact Fees in accordance with Resolution No. 90-65. The applicant shall pay
the fee established for the proposed use prior to issuance of the building permit.
9. The applicant shall make an appointment for a pre-construction meeting with the
City of Tigard Engineering Department after approval of the public improvement
plans but before starting work on the site. The applicant, the applicant's engineer
and contractor shall be required to attend this meeting prior to receiving the
approved plans and permits.
ENGINEERING COMMENTS SDR 96-06 Summer Creek Village PAGE 5
10. The proposed privately operated and maintained sanitary sewer and storm drainage
system plan-profile details shall be provided as part of the public improvement
plans.
11. The applicant shall provide an on-site water quality facility as required by Unified
Sewerage Agency Resolution and Order No. 91-47. Final plans and calculations
shall be submitted to the Engineering Department for review and approval prior to
issuance of the building permit. In addition,a proposed maintenance plan shall be
submitted along with the plans and calculations.
12. An erosion control plan shall be provided as part of the public improvement
drawings. The plan shall conform to "Erosion Prevention and Sediment Control
Plans-Technical Guidance Handbook,February 1994.
13. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard
pursuant to ORS 468.740 and the Federal Clean Water Act.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF A CERTIFICATE OF OCCUPANCY:
14. Prior to issuance of a CO, the applicant shall construct standard half-street
improvements along the frontage of SW Hawk's Beard Street. The improvements
adjacent to this site shall include:
a. Pavement from curb to centerline equal to 16 feet, plus an additional 8-foot
wide lane on the opposite side of centerline to provide a total pavement width of 24
feet.
b. curb
c. storm drainage, including any off-site storm drainage necessary to convey
subsurface runoff
d. 5 foot concrete sidewalk
e. street striping
f. streetlights as determined by the City Engineer
g. underground utilities (NOTE: the applicant may be eligible to pay a fee in-
lieu of undergrounding existing overhead utilities)
h. street signs (if applicable)
i. driveway apron(if applicable)
j. adjustments in vertical and/or horizontal alignment to construct SW Hawk's
Beard Street in a safe manner,as approved by the Engineering Department.
ENGINEERING COMMENTS SDR 96-06 Summer Creek Village PAGE 6
15. Prior to issuance of a CO, the applicant shall construct standard half-street
improvements along the frontage of SW 131st Court. The improvements adjacent
to this site shall include:
a. Completion of the bulb section to provide a 45-foot curb radius and 52-foot
ROW radius
b. replacement of the temporary extruded curb with a new full-depth PCC curb
per City standards, plus any pavement replacement necessary to accommodate the
curb installation
c. storm drainage, including any off-site storm drainage necessary to convey
subsurface runoff
d. 5 foot concrete sidewalk
e. street striping
f. streetlights as determined by the City Engineer
g. underground utilities (NOTE: the applicant may be eligible to pay a fee in-
lieu of undergrounding existing overhead utilities)
h. street signs(if applicable)
i. driveway apron(if applicable)
j. adjustments in vertical and/or horizontal alignment to construct SW
131st Avenue in a safe manner, as approved by the Engineering Department.
16. Prior to issuance of a CO, the applicant shall complete the striping of the left-turn
refuge in 135th Avenue for the new driveway.
APPROVED:
Greg Berry, Acting City Engineer
i:\eng\brianr\sdr96-06.bdr
ENGINEERING COMMENTS SDR 96-06 Summer Creek Village PAGE 7
�p�1N frA
Js?. n TUALATIN VALLEY FIRE & RESCUE
AND
BEAVERTON FIRE DEPARTMENT
r GJ� 4755 S.W. Griffith Drive• P.O. Box 4755 • Beaverton, OR 97076• (503) 526-2469• FAX 526-2538
RF&RES
March 27, 1996
Will D'Andrea
City of Tigard Planning Department
13125 S.W. Hall Blvd.
Tigard, Oregon 97223
Re; Summer Creek Village Apartments
S.W. Hawks Beard Road
File Number: 668-96
Dear Will:
This is a Fire and Life Safety Plan Review and is based on the 1991 editions of the
Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and
Uniform Mechanical Code (UMC) specifically referencing the fire department, and other
local ordinances and regulations.
This plan review shall become a part of the approved plans and attached thereto.
Plans are not approved as drawn. Please meet the following requirements:
Hydrants shall be placed so that all portions of exterior walls of buildings, measured
along the outside and along access roadways, are no more than 500 feet away for private
residences or 250 feet for all commercial buildings (up to 500 feet for commercially
sprinklered buildings). Location of hydrants and supply piping to said hydrants for water
supply, shall be approved by this office. Additional fire hydrants are needed with
approved locations for access and distance.
"Working"Smoke Detectors Save Lives
Will D'Andrea
March 27, 1996
Page 2
If you have questions or need additional information, please contact me at 526-2469
referring to the above noted file number.
Sincerely,
4
Jerry L. Renfro(DFM
Plans Examiner
JLR:kw
t�'lll
alstiar
CITY OF TIGARD
REQUEST FOR COMMENTS
DATE: February 28. 1996 ----r_y_
TO: Washington County Fire Marshall
cM.AR - 6 1996
FROM: City of Tigard Planning Department STAFF CON'f� .7r'Atlt rig 8 • ea (x315)
Phone: (503)639-4171 Fax: (503 •:• 7297
RE:
SITE DEVELOPMENT REVIEW (SDR) 96-0006
➢ SUMMER CREEK VILLAGE APARTMENTS
I A request for Site Development Review approval to allow the construction of a 19 building, 150 unit mufti-family
residential development, with a community building and swimming pool. LOCATION: East of SW 135th
Avenue, south of SW Hawk's Beard Street and west of SW 131st Place (WCTM 1S1 33DB, tax lot 4300).
ZONE: R-25 (Residential, 25 Units per acre). The R-25 zone allows single-family attached, single-family
detached, duplex residential units, multiple-family residential units, residential care facilities, mobile home parks
and subdivision, public support services, family day care, home occupation, temporary use, and accessory
structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56. 18.92,
18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164.
Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: Monday - March 11, 1996. You may use the space provided
below or attach a separate letter to return your comments. If you are unable to respond by the above date, please
phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If
you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
xPlease refer to the enclosed letter.
Written comments provided below:
('lease provide tkefolTouning information) Name of Person(s) Commenting:
Phone Number(s):
SDR 96-0006 SUMMER CREEK VILLAGE APARTMENTS/BOWEN PROPOSAL/REQUEST FOR COMMENTS
RECEIVED PLANNING
FEB 281996
CITY OF TIGARD
REQUEST FOR COMMENTS
DATE: February 28, 1996
TO: Kelley Jennings, Tigard Police Dept. Crime Prevention Officer
FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315)
Phone: (503)639-4171 Fax: (503) 684-7297
RE:
SITE DEVELOPMENT REVIEW (SDR) 96-0006
➢ SUMMER CREEK VILLAGE APARTMENTS
A request for Site Development Review approval to allow the construction of a 19 building, 150 unit multi-family
residential development, with a community building and swimming pool. LOCATION: East of SW 135th
Avenue, south of SW Hawk's Beard Street and west of SW 131st Place (WCTM 1S1 33DB, tax lot 4300).
ZONE: R-25 (Residential, 25 Units per acre). The R-25 zone allows single-family attached, single-family
detached, duplex residential units, multiple-family residential units, residential care facilities, mobile home parks
and subdivision, public support services, family day care, home occupation, temporary use, and accessory
structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.92,
18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164.
Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: Monday - March 11, 1996. You may use the space provided
below or attach a separate letter to return your comments. If you are unable to respond by the above date, please
phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If
you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Written comments provided below:
/at 1
r LL 's�'- S . 11 • //i_ �e aika4
OYease provide the foaming information) Name of Person(s) Commenting: olOtk
.1.41e)
Phone Number(s): , 11
SDR 96-0006 SUMMER CREEK VILLAGE APARTMENTS/BOWEN PROPOSAL/REQUEST FOR COMMENTS
RECEIVED PLANNING feq, 4 MAR 0 81996
UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY
March 6 , 1996
William D'Andrea
Planning Dept .
City of Tigard
13125 S .W. Hall Blvd.
Tigard, Oregon 97223
Dear Will :
Subject: Summer Creek Village Apartments
Thank you for the chance to review the above named project .
Preliminary review indicates that the applicant has taken into
consideration all of the minimum requirements of R&O 91-47/91-75 .
Note: The grading plan indicates that the first floor elevation of
buildings L, N, P, and R varies from 4 to 8 feet above the existing
ground. The buildings and their patios abut the wetland buffer.
Applicant should remember that grading in the buffer is restricted,
and if grading is allowed the area must be landscaped using native
riparian plant materials .
I hope this letter is of assistance in writing your conditions of
approval for this project.
Since ely,
Lee Walker
Design and Plan Review Supervisor
/eb
155 North First Avenue, Suite 270, MS 10 Phone:503/648-8621
Hillsboro,Oregon 97124 FAX:503/640-3525
RECEIVED PLANNING
MAR 1 199 , L 4.1111
CITY OF TIGARD
REQUEST FOR COMMENTS
DATE: February 28, 1996
TO: Michael Miller, Operations Water Department Manager
FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315)
Phone: (503) 639-4171 Fax: (503) 684-7297
RE:
SITE DEVELOPMENT REVIEW (SDR) 96-0006
SUMMER CREEK VILLAGE APARTMENTS
A request for Site Development Review approval to allow the construction of a 19 building, 150 unit multi-family
residential development, with a community building and swimming pool. LOCATION: East of SW 135th
Avenue, south of SW Hawk's Beard Street and west of SW 131st Place (WCTM 1S1 33DB, tax lot 4300).
ZONE: R-25 (Residential, 25 Units per acre). The R-25 zone allows single-family attached, single-family
detached, duplex residential units, multiple-family residential units, residential care facilities, mobile home parks
and subdivision, public support services, family day care, home occupation, temporary use, and accessory
structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.92,
18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164.
Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: Monday - March 11, 1996. You may use the space provided
below or attach a separate letter to return your comments. If you are unable to respond by the above date, please
phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If
you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Written comments provided below:
ra /1-yDQA3Jr Loc*r,c&Sl Loo oer10 3 14 •1 E RE ii 4.LED Id( 7vP f‘g. .
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IQe&uta.,o. (i44 iv. or Dou.64g C M6cic VAz-v4 AKEA 48u64) SEE C4 Foti # 'o. fG EiteT
44
(Please provide the follbwing information) Name of Person(s) Commenting:
Mike A•liu.6-l1---
Phone Number(s):
7-
4
SDR 96-0006 SUMMER CREEK VILLAGE APARTMENTS/BOWEN PROPOSAL/REQUEST FOR COMMENTS
V
RECEIVE `CANNING
VL\R 0 5 1996
mla
CITY OF TIGARD
REQUEST FOR COMMENTS
DATE: February 28, 1996
TO: David Scott, Building Official.
FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315)
Phone: (503) 639-4171 Fax: (503) 684-7297
RE:
SITE DEVELOPMENT REVIEW (SDR) 96-0006
r SUMMER CREEK VILLAGE APARTMENTS
A request for Site Development Review approval to allow the construction of a 19 building, 150 unit multi-family
residential development, with a community building and swimming pool. LOCATION: East of SW 135th
Avenue, south of SW Hawk's Beard Street and west of SW 131st Place (WCTM 1S1 33DB, tax lot 4300).
ZONE: R-25 (Residential, 25 Units per acre). The R-25 zone allows single-family attached, single-family
detached, duplex residential units, multiple-family residential units, residential care facilities, mobile home parks
and subdivision, public support services, family day care, home occupation, temporary use, and accessory
structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.92,
18.100. 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164.
Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: Monday - March 11. 1996. You may use the space provided
below or attach a separate letter to return your comments. If you are unable to respond by the above date, please
phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If
you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Written comments provided below:
s0, ll /1 K r., 7vr ✓ t'ht1Y (114t . fd Lf 160v
r D? si PI .r t/i ✓c tin f t A ti D S>♦-ti„ X..m o va / 4 Jl"vs. G ,rJ a1 e 13.4.e
14 /( ( f f�`i)1.'.-, r ct v I ) "Ye')e'1 `el , n.r r ..t y�
(Please provide the foltawing information) Name of Person(s) Commenting: c--,47- )r7 X
Phone Number(s): 2
SDR 9E-0006 SUMMER CREEK VILLAGE APARTMENTS/BOWEN PROPOSAL/REQUEST FOR COMMENTS
.� gJlJi
CITY OF TIGARD
REQUEST FOR COMMENTS
DATE: February 28, 1996
TO: Per Attached
FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315)
Phone: (503)639-4171 Fax: (503)684-7297
RE:
SITE DEVELOPMENT REVIEW (SDR) 96-0006
➢ SUMMER CREEK VILLAGE APARTMENTS
A request for Site Development Review approval to allow the construction of a 19 building, 150 unit multi-family
residential development, with a community building and swimming pool. LOCATION: East of SW 135th
Avenue, south of SW Hawk's Beard Street and west of SW 131st Place (WCTM 1S1 33DB, tax lot 4300).
ZONE: R-25 (Residential, 25 Units per acre). The R-25 zone allows single-family attached, single-family
detached, duplex residential units, multiple-family residential units, residential care facilities, mobile home parks
and subdivision, public support services, family day care, home occupation, temporary use, and accessory
structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.92,
18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164.
Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: Monday - March 11, 1996. You may use the space provided
below or attach a separate letter to return your comments. If you are unable to respond by the above date, please
phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If
you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
Written comments provided below:
44.
�►
(Please provide thefotowinginformation) Name of Person(s) Commenting:
Phone Number(s):
SDR 96-0006 SUMMER CREEK VILLAGE APARTMENTS/BOWEN PROPOSAL/REQUEST FOR COMMENTS
*QUEST FOR COMME1 _.� Sb�' ��-��
NOTIFICATION LIST FOR LAND USE&DEVELOPMENT APPLICATIONS
CITIZEN INVOLVEMENT TEAMS j/, / fir
{circle one}
_CIT Area: (wl (S) (E) (C) IA Placed for review in Library CIT Book Li
CITY DEPARTMENTS
✓BLDG.DEPT./David Scott,Bluiiding Official ./POLICE DEPT./Kelley Jennings,Crime Prevention onion OPERATIONS/John Acker,Moi,t.so.,_CITY ADMIN./Cathy Wheatley,City Recorder I LNG.DEPT./Brian Roger,Development Review Engineer _COM.DEV.DEPT./D.S.T.'S
ADV.PLNG./Nadine Smith, Planning Supervna rz4ATER DEPT./Michael Miller,Operations Mgr./operations Moil Box
SPECIAL DISTRICTS
FIRE MARSHALL �NIFIED SEWERAGE AGENCY _TUALATIN VALLEY WATER DIST.
Gene Birchell SWM Program/Lee Walker PO Box 745
Wa.County Fire District 155 N.First Street Beaverton,OR 97075
(pick-up box) Hillsboro,OR 97124
AFFECTED JURISDICTIONS
WA.CO.DEPT.OF LAND USE&TRANSP. _METRO AREA BOUNDARY COMMISSION _METRO-GREENSPACES
150 N.First Avenue 800 NE Oregon St.#16,Suite 540 Mel Huie (CPA's/ZOA's)
Hillsboro,OR 97124 Portland,OR 97232-2109 600 NE Grand Avenue
Portland,OR 97232-2736
_Brent Curtis(CPA's) _STATE HIGHWAY DIVISION
Jim Tice(IGA'S) Sam Hunaidi _ODOT/REGION 1
_Mike Borreson(Engineer) PO Box 25412 Laurie Nicholson/Trans.Planning
_Scott King(CPA's) Portland,OR 97225-0412 123 N.W.Flanders
_Tom Harry(Current Planning App's) Portland,OR 97209-4037
_Lynn Bailey(Current Planning App's) _OREGON DLCD(CPA's/ZOA's)
1 175 Court Street,N.E. _ODOT/REGION 1,DISTRICT 2-A
_CITY OF BEAVERTON Salem,OR 97310-0590 Bob Schmidt/Engineering Coord.
Larry Conrad,Senior Planner 2131 SW Scholls/PO Box 25412
PO Box 4755 _CITY OF PORTLAND Portland,OR 97225
Beaverton,OR 97076 Planning Director
1 120 SW 5th _CITY OF LAKE OSWEGO
CITY OF BEAVERTON Portland,OR 97204 City Manager
Mike Matteucci,Neighborhood Coordinator PO Box 369
PO Box 4755 _CITY OF DURHAM Lake Oswego,OR 97034
Beaverton,OR 97076 City Manager
PO Box 23483 _CITY OF KING CITY
CITY OF TUALATIN Tigard,OR 97281-3483 City Manager
PO Box 369 15300 SW 1 16th
Tualatin,OR 97062 _OTHER King City,OR 97224
SPECIAL AGENCIES
GENERAL TELEPHONE ELECTRIC _PORTLAND GENERAL ELECTRIC _COLUMBIA CABLE CO.
Elaine Self,Engineering Brian Moore Craig Eyestone
PO Box 23416 14655 SW Old Scholls Ferry Rd. 14200 SW Brigadoon Court
Tigard,OR 97281-3416 Beaverton,OR 97007 Beaverton,OR 97005
_NW NATURAL GAS CO. Phone:(503)721-taw _METRO AREA COMMUNICATIONS _TRI-MET TRANSIT DEVELOPMENT
Scott Palmer Fox:(303)121.2502 Jason Hewitt Kim Knox,Project Planner
220 NW Second Avenue Twin Oaks Technology Center 710 NE Holladay Street
Portland,OR 97209-3991 1815 NW 169th Place S-6020 Portland,OR 97232
Beaverton,OR 97006-4886
_TCI CABLEVISION OF OREGON _US WEST COMMUNICATIONS _SOUTHERN PACIFIC TRANS.CO.
Linda Peterson Pete Nelson Duane M.Forney,PLS-Project Eng.
3500 SW Bond Street 421 SW Oak Street 800 NW 6th Ave.,Room 324
Portland,OR 97201 Portland,OR 97204 Union Station
Portland,OR 97209
STATE AGENCIES FEDERAL AGENCIES
_AERONAUTICS DIVISION(ODOT) _DIVISION OF STATE LANDS _US POSTAL SERVICE
COMMERCE DEPT.-M.H.PARK _FISH b WILDLIFE Randy Hammock,Growth Cord.
_PUC _DOGAMI Cedar Mill Station
DEPT.OF ENVIRONMENTAL QUALITY Portland,OR 97229-9998
_OTHER _U.S.ARMY CORPS.OF ENGINEERS
h:\bgin\patty\masters\rfcnotic.mst
MAILING
RECORDS
I
A
City of Tigard,Oregon
AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Washington )ss.
City of Tigard )
I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say:
that I am an Administrative Specialist II for The City of Tigard, Oregon.
❑ That I served NOTICE OF (AMENDED ❑) PUBLIC HEARING FOR:
(Check box above,if applicable} {check appropriate box below} (Enter Public Hearing Date above)
City of Tigard Planning Director
C Tigard Planning Commission
❑ Tigard Hearings Officer
❑ Tigard City Council
NIt/ That I served NOTICE OF (AMENDED ❑) DECISION FOR:
{Check boo above,if applicable) City of Tigard Planning Director
❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR:
{Check box above,if applicable) {check appropriate box below)
r 1 City of Tigard Planning Director
C' Tigard Planning Commission
Tigard Hearings Officer
Tigard City Council
❑ That I served OTHER NOTICE OF FOR:
A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE(S)
of whit - ttached, marked Exhibit "A", was ajlpd to each na •:d person(s) at the addres s) shown on the
attach d lis s), marked Exhibit ' B", an t ` 5N' •-y of , i i 199 , and deposited
in the Unit States Mail o - •1 /day of ,.•• , , . 199 - , postage prepaid.
Pre red Notice
P or
Subscribed and sworn/affirmed before me on the day of .. :'
. .� . , 19
i ,,,
/i71,.,_ OFFICIAL SEAL
DIANE M JELDERKS
NOTARY PUBLIC OREGON
11/14 . �" i_i d..._ ,,,-
„,;; COMMISSION NO 046142 NOTARY PUBLI.0 ORE NN
MY COMMISSION EXPIRES SEPTEMBER 07.1999
My Commission Expires: y 7y
AMPIL NPO.:G°i L/JN2 ,e l� �/61� �✓�� �
NAME(S): ‘ern/rt1 Q in/1, 7 *.
CASE NO.(S): R q.V /�D p 40
TYPE OF NOTICE&DATE: v `L
EX'TIPIT A
NOTICE OF DECISION
SITE DEVELOPMENT REVIEW (SDR) 96-0006
SUMMER CREEK VILLAGE/BOWEN
SECTION I: SUMMARY OF THE REQUEST
CASES: FILE NAME: SUMMERCREEK VILLAGE/BOWEN
Site Development Review SDR 96-0006
PROPOSAL: A request for Site Development Review approval to allow the
construction of a 19 building, 150 unit multi-family residential
development, with a community building and swimming pool.
APPLICANT/
OWNER: Bowen Real Estate Group
2260 US Bancorp Tower
111 SW 5th Ave.
Portland, OR 97204
COMPREHENSIVE
PLAN
DESIGNATION: High Density.
ZONING
DESIGNATION: R-25 (Residential, 25 units per acre).
LOCATION: (WCTM 1S1 33DB, tax lot 4300). East of SW 135th Avenue, south of
SW Hawk's Beard Street and west of SW 131st Place.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.56, 18.92, 18.96, 18.100,
18.102, 18.106, 18.108, 18.116, 18.120, 18.150 and 18.164.
SECTION II: DECISION:
Notice is hereby given that the City of Tigard Community Development Director's designee
has APPROVED the above request subject to the following conditions. The findings and
conclusions on which the decision is based are noted in Section IV.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 1
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF BUILDING PERMITS:
UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE BRIAN RACER OF
THE ENGINEERING DEPARTMENT.
1. Prior to issuance of a building permit, right-of-way shall be dedicated to the public
along the frontage of SW Hawk's Beard Street at the easterly edge of the site to
increase the centerline tangent between the reversing 200 foot curves to 50 feet.
The minimum centerline radius is 167 feet. The legal description shall be tied to the
proposed right-of-way centerline as approved by the Engineering Department.
2. Prior to issuance of the building permit, the applicant shall dedicate additional Right-
of-way (ROW) in SW 131st Court to increase the ROW from its present 35-foot width,
to a total of 42 feet. In addition, ROW shall be dedicated to complete the bulb section
of the street to provide a ROW radius of 52 feet to match the existing dedication.
3. Prior to issuance of the building permit, the applicant shall submit a revised site plan
that aligns the proposed driveway on SW 135th Avenue with the opposing existing
driveway on the west side of the street.
4. Five (5) sets of detailed public improvement plans and profile construction drawings
shall be submitted for preliminary review to the Engineering Department. A striping
plan for the left-turn refuge in 135th Avenue shall also be included. Once redline
comments are addressed and the plans are revised, the design engineer shall then
submit eight (8) sets of revised drawings and one (1) itemized construction cost
estimate for final review and approval (NOTE: these plans are in addition to any
drawings required by the Building Division and should only include sheets relevant to
public improvements). Public improvement plans shall conform to City of Tigard
Public Improvement Design Standards, which are available at Tigard City Hall.
5. Building permits will not be issued, and construction of proposed public improvements
shall not commence until after the Engineering Department has reviewed and
approved the public improvement plans, and a street opening permit or construction
compliance agreement has been executed. A 100-percent performance assurance
or letter of commitment, a developer-engineer agreement, the payment of a permit
fee, and a sign installation/streetlight fee are required.
6. The applicant shall provide a construction vehicle access and parking plan for
approval by the City Engineer. All construction vehicle parking shall be provided on-
site or within the SW Hawk's Beard Street right-of-way adjacent to the site. No
construction vehicles or equipment will be permitted to park on the adjoining
residential public streets. Construction vehicles include the vehicles of any contractor
or subcontractor involved in the construction of the site improvements or buildings
proposed by this application, and shall include the vehicles of all suppliers and
employees associated with the project.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 2
7. Washington County has established and the City has agreed to collect Traffic Impact
Fees in accordance with Resolution No. 90-65. The applicant shall pay the fee
established for the proposed use prior to issuance of the building permit.
8. The applicant shall make an appointment for a pre-construction meeting with the City
of Tigard Engineering Department after approval of the public improvement plans, but
before starting work on the site. The applicant, the applicant's engineer, and
contractor shall be required to attend this meeting prior to receiving the approved
plans and permits.
9. The proposed privately operated and maintained sanitary sewer and storm drainage
system plan-profile details shall be provided as part of the public improvement plans.
10. The applicant shall provide an on-site water quality facility as required by Unified
Sewerage Agency Resolution and Order No. 91-47. Final plans and calculations
shall be submitted to the Engineering Department for review and approval prior to
issuance of the building permit. In addition, a proposed maintenance plan shall be
submitted along with the plans and calculations.
11. An erosion control plan shall be provided as part of the public improvement drawings.
The plan shall conform to "Erosion Prevention and Sediment Control Plans -
Technical Guidance Handbook, February 1994".
12. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard
pursuant to ORS 468.740 and the Federal Clean Water Act.
13. Engineered Grading Permit Required. The applicant shall submit a Soils
Engineering Report and Engineered Geology Report. Staff Contact: Jim Funk,
Building Division (639-4171).
14. Swimming pools shall be enclosed as required by Chapter 14.20 of the Tigard
Municipal Code. The enclosure shall be provided by a fence or wall with a minimum
height of 4-feet with a self-latching door or gate.
15. The water plan shall provide for the westerly extension of the existing 12-inch water
line from SW 131st Place to the existing 16-inch water main in SW 135th Avenue.
Staff Contact: Mike Miller, City of Tigard Water Department (639-4171).
16. Revised site and landscaping plans shall be submitted for review by the Planning
Division, Staff Contact: Will D'Andrea, Planning Department (639-4171). The revised
plans shall include the following:
A. Grading plan detailing work to be conducted within the wetland buffer.
B. Detailed buffer area plantings, including number, type, and size at planting.
C. Twenty (20) bicycle parking spaces.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 3
D. A plan which shows compliance with Community Development Code
Chapter 18.116, Mixed Solid Waste and Recyclable Storage. The applicant
shall choose one of the following four methods to demonstrate compliance:
Minimum Standard, Waste Assessment, Comprehensive Recycling Plan,
or Franchised Hauler Review and Sign-off. Regardless of which method
chosen, the applicant shall submit a letter from the franchise disposal
company related to facility design and compatibility.
17. An exterior lighting plan and kiosk plan shall be submitted to the Police Department
for review and approval. Staff Contact: Kelly Jennings, Police Department (639-
4171).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
18. Prior to issuance of a Certificate of Occupancy, the applicant shall construct
standard half-street improvements along the frontage of SW Hawk's Beard Street.
The improvements adjacent to this site shall include:
A. Pavement from curb to centerline equal to 16-feet, plus an additional 8-foot
wide lane on the opposite side of centerline to provide a total pavement width
of 24 feet.
B. Curb.
C. Storm drainage, including any off-site storm drainage necessary to convey
subsurface run-off.
D. Five-foot concrete sidewalk.
E. Street striping.
F. Streetlights as determined by the City Engineer.
G. Underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities).
H. Street signs (if applicable).
Driveway apron (if applicable).
J. Adjustments in vertical and/or horizontal alignment to construct SW Hawk's
Beard Street in a safe manner, as approved by the Engineering Department.
19. Prior to issuance of a Certificate of Occupancy, the applicant shall construct standard
half-street improvements along the frontage of SW 131st Court. The improvements
adjacent to this site shall include:
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 4
A. Completion of the bulb section to provide a 45-foot curb radius and 52-foot
ROW radius.
B. Replacement of the temporary extruded curb with a new full-depth PCC curb
per City standards, plus any pavement replacement necessary to
accommodate the curb installation.
C. Storm drainage, including any off-site storm drainage necessary to convey
subsurface run-off.
D. Five-foot concrete sidewalk.
E. Street striping.
F. Streetlights as determined by the City Engineer.
G. Underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu
of undergrounding existing overhead utilities).
H. Street signs (if applicable).
I. Driveway apron (if applicable).
J. Adjustments in vertical and/or horizontal alignment to construct SW 131st
Avenue in a safe manner, as approved by the Engineering Department.
20. Prior to issuance of a Certificate of Occupancy, the applicant shall complete the
striping of the left-turn refuge in 135th Avenue for the new driveway.
21. All site improvements shall be installed as approved per the revised site plan.
THIS APPROVAL SHALL BE VALID FOR EIGHTEEN 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
SECTION III: SITE AND VICINITY INFORMATION
Site History:
The property was annexed into the City of Tigard in 1987. The property was involved in a
local improvement district to improve SW 135th Avenue. A Site Development Review, Minor
Land Partition, and Variance (SDR 88-25/MLP 88-16N 88-39), was approved for a partition
and development of a 266 unit apartment complex in 1988. Land that was identified as
sensitive lands was dedicated to the City of Tigard. Since the partition was never recorded,
the approximately 13 acre property is essentially divided in half by the dedicated greenway
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 5
in the middle of the property. The land under consideration for development with the current
application is the land north of the greenway. A Site Development Review, and Minor Land
Partition (SDR 94-0026/MLP 94-0022), was approved for a partition and development of a
160 unit apartment complex subdivision on the property north of the greenway in 1994. A
Subdivision (SUB 95-0005) was approved for a 52 lot, townhouse subdivision on the
property south of the greenway in 1995. No other development applications have been
reviewed by the City relating to this property.
Vicinity Information:
SW Scholls Ferry Road and the City of Beaverton lie north of the subject property. A church
and the Summerlake subdivision are to the northeast and these properties are zoned R-7
(Residential, 7 units per acre). Adjacent property to the north and south are currently
vacant, with the southern property owned by the City of Tigard for open space. Adjacent
property to the east is developed with Castles at Brittany subdivision and is zoned R-12
(Residential, 12 units per acre). Property to the west is zoned R-25 (Residential, 25 units
per acre). The surrounding area is predominantly developed with single-family residential
development.
Site Information and Proposal Description:
The site is zoned R-25, (Residential, 25 units per acre). The approximately 13 acre site has
a dedicated greenway in the middle of the site. Summer Creek runs in an east-west
direction and contains both floodplain and wetland area. The proposed development is
located on the land north of the dedicated greenway. The applicant is proposing to
construct a 19 building, 150 unit multi-family residential development, with a community
building and swimming pool. The project will have two access drives onto SW Hawk's Beard
Street and one onto SW 135th Avenue.
SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS:
Use Classification: The applicant is proposing to build a 19 building, 150 unit apartment
complex. This proposal is classified in Code Section 18.42 (Use Classifications) as Multiple-
Family Residential Units. Code Section 18.56.030 allows Multiple-Family dwellings as a
permitted use in the R-25 zoning district.
Minimum Lot Area: Section 18.56.050 states that the minimum lot area for each multi-
family unit in the R-25 zoning district is 1,480 square feet. There is no minimum lot
width requirement in the R-25 zone. The proposed 150 units require a site size of
222,000 square feet. The net site area is approximately 294,726 square feet, thereby,
meeting this standard. Developments within the R-25 zone are required to provide a
minimum of 20% landscaping. The plan indicates that approximately 117,894 square feet
(34%) of the site has been provided as landscaping, thereby, satisfying this criteria.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 6
Setbacks: Section 18.56.050 states that for multi-family dwellings the setbacks are as
follows: front yard - 20 feet; side yard - 10 feet; side yard which abuts a more
restrictive zone - 30 feet; rear yard - 20 feet. As indicated on the site plan, the proposal
meets the setback requirements. The maximum building height is 45 feet. As shown on
the exterior elevation plans (A7.1 - A7.6), the proposed buildings are approximately 34-36
feet in height, well under the maximum allowed.
Section 18.120.180(A)(1) (Site Development Review - Approval Standards) requires
that a development proposal be found to be consistent with the various standards of
other Community Development Code Chapters. The applicable criteria in this case
are Chapters 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134,
18.150, and 18.164. The proposal's consistency with these Code Chapters is
reviewed in the following sections. The proposal contains no elements related to the
provisions of Code Chapters 18.94 (Manufactured/ Mobile Home Regulations), 18.98
(Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures)
which are also listed under section 18.120.180.A.1. These Chapters are, therefore,
found to be inapplicable as approval standards. Code Section 18.120.180.A.2
provides other Site Development Review approval standards not necessarily covered
by the provisions of the previously listed sections. These other standards are
addressed immediately below.
Relationship to the Natural and Physical Environment: Section 18.120.180.2 states
that buildings shall be located to preserve existing trees and that trees having a six-
inch caliper or greater shall be preserved or replaced by new plantings of equal
character. This parcel had previously been used as agricultural land and, as such, does not
contain trees which would require preservation.
Exterior Elevations: Section 18.120.108.3 states that along the vertical face of
multiple-family structures, offsets shall occur at a minimum of every 30 feet by
providing any two of the following: a) Recesses (decks, patios, etc.); b) Extensions
(decks, patios, etc.); or c) Offsets or breaks in roof elevations. As indicated on the
preliminary building elevations plans (sheets A7.1 - A7.6) the design shows both recesses
and roof elevation offsets, in accordance with this section.
Buffering, Screening and Compatibility between adjoining uses: Section
18.120.108.4(A) states that buffering shall be provided between different types of land
uses. This criteria shall be satisfied as addressed in the Buffer Matrix (18.100.130) section
below. Section 18.120.108.4(B) states that on-site screening from view of adjoining
properties of such things as service and storage areas, parking lots, and mechanical
devices on roof tops shall be provided. This criteria is satisfied as the landscape plan
indicates screening within the required buffer area.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 7
Privacy and Noise: Section 18.120.108.5 requires that structures which include
residential dwelling units shall provide private outdoor areas for each ground floor
unit which is screened from view by adjoining units, that the buildings shall be
oriented in a manner which protects private spaces on adjoining properties from view
and noise, and on-site uses which create noise, lights, or glare shall be buffered from
adjoining residential uses. Only one parcel directly adjoins the proposed development
site. This parcel is on the south end of SW 131st Place. The remaining lots on SW 131st
Place are buffered from the proposed development by a 30-foot buffer, as well as the SW
131st Place right-of-way. The proposed buildings H and J have been situated so as to
screen the existing houses across SW 131st Place from the building entrances, driveways
and parking areas. On-site private space has been satisfied as there is building separation
between each ground floor patio. The building design also provides for an off-setting of the
patios so that a direct line of site of other patios is not provided. Landscaping has also been
provided to further screen the private outdoor areas.
Private Outdoor Areas: Section 18.120.108.6. requires that private open space such as
a patio or balcony shall be provided and shall be designed for the exclusive use of
individual units and shall be at least 48 square feet in size with a minimum width
dimension of 4 feet. Required open space may include roofed or enclosed structures
such as a recreation center. This criteria is satisfied as the applicant is proposing both
balconies and a recreation center.
Shared Outdoor Recreation Areas: Section 18.120.108.7 states that in addition to
subsections 5 and 6 above, usable outdoor recreation space shall be provided in
residential developments for the shared or common use of all the residents in the
amount of 200 square feet per unit for studio up to and including two-bedroom units
and 300 square feet per unit for three or more bedroom units. The required recreation
space may be provided as follows: 1) all outdoor space; 2) part outdoor and part
indoor space; 3) all public or common space; 4) part common and part private, for
example, it could be an outdoor tennis court, indoor recreation room and balconies
on each unit; 5) where balconies are added to units, the balconies shall not be less
than 48 square feet. Shared outdoor recreation space shall be readily observable for
reasons of crime prevention and safety. This development requires 21,600 square feet
of shared outdoor recreation area (135 units @ 134 s.f. and 15 units @ 234 s.f.). A
swimming pool and community building are provided on-site for shared recreation purposes,
as well as open space area. The applicant's project data indicates that approximately
31,835 square feet of shared outdoor recreation area, thereby, satisfying this criteria.
Demarcation of Spaces: Crime Prevention: Section 18.120.108.9 states that
structures and site improvements shall be designed so that public areas, semipublic
areas and private outdoor areas are clearly defined in order to establish persons
having a right to be in the space, in order to provide for crime prevention and to
establish maintenance responsibility. The Tigard Police Department has requested, in
similar developments, that appropriate signage be placed at entrances to apartment
complexes and that adequate addressing be placed on unit entrances so that emergency
service providers can locate units quickly. The developer should, therefore, be required to
contact the Police Department prior to obtaining occupancy permits for the complex for
review and approval of the address signage of this development.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 8
Crime Prevention and Safety: Section 18.120.108.10 requires that windows be located
so that areas vulnerable to crime can be surveyed by the occupants; interior laundry
and service areas shall be located in a way that can be observed by others; mail
boxes located in lighted areas having vehicular or pedestrian traffic; exterior lighting
levels selected and angles shall be oriented towards areas vulnerable to crime; and
light fixtures shall be provided in areas having pedestrian or vehicular traffic and in
potentially dangerous areas. As noted by the Police Department, a lighting plan shall be
submitted. The developer should therefore be required to contact the Police Department
prior to obtaining building permits for the complex for review and approval of the exterior
lighting plan for this development.
Density Computation: Section 18.92 establishes the criteria for determining the
number of dwelling units permitted. In determining the net acreage, the following are
subtracted from the gross acreage: sensitive land area; park dedication; dedicated
public right-of-way and private streets. To calculate the net units per acre, it is
necessary to divide the net acreage by the minimum number of square feet required
for each lot by the applicable zoning district. The subject site contains approximately
7.96 acres or approximately 346,737 square feet. Section 18.92.020(3)(b) requires the
subtraction of 15% of the gross area for public facilities, or 52,010 square feet. The resulting
net acreage is 294,726 square feet. Dividing the net acreage by 1,480 square feet per unit
results in 199 net units. The applicant is proposing 150 units, thereby, satisfying this criteria.
(gross v. net acres).
Sensitive Lands: Wetlands. Section 18.84. The preliminary site plan indicates that the
property line is the same as the delineated wetland boundary. As drawn on the preliminary
plan, the buildings are outside of wetlands and the required 25-foot wetland buffer area.
This plan is based upon the expectation that a proposed mitigation plan will be approved. In
1995, a wetland delineation was conducted in conjunction with a Subdivision application for
the land south of the City greenway. This delineation showed that the wetland boundary
had shifted slightly to the south, since the earlier 1988 study. The effect on the proposed
plan is that the shown property boundary is not the wetland boundary. Technically
speaking, the subject application would not be required to provide a 25-foot buffer the entire
length of the southern boundary. As a condition of the subdivision approval (SUB 95-0005),
the applicant has applied for, and received a DSL fill/mitigation permit. A large portion of the
mitigation area is located on the City owned greenway, just south of the property line shown
on the current application's site plan. The mitigation area will effectively re-create wetland
such that, the property line will once again, also be the wetland boundary. The preliminary
plans reflect the expectation that the mitigation plan will be implemented. Since the
mitigation area is City owned, the applicant for the subdivision must acquire City approval to
use City property for mitigation purposes. That applicant has not yet received City approval.
The grading plan (sheet C2) shows that the property elevation at the property line is
approximately 175-feet and the finished floor elevation of the apartment unit at
approximately 183-184 feet. This represents a grade change of approximately 8-9 feet. The
grading plan does not show how the 25-foot buffer area will be sloped. No details were
provided as to what this area will look like. For example, will a retaining wall be constructed,
or will there be a slope with a 9-foot slope differential? The applicant shall provide revised
plans that shows how this buffer area will be developed and graded. If grading is allowed,
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 9
the area must be landscaped using native reparian plant materials. The buffer is required
to be an undisturbed corridor. The applicant shall provide details as to how this area will be
maintained as an undisturbed corridor.
Additional Yard Setback Requirements: Section 18.96.020 requires that the building
setback on SW 135th Avenue (a collector street) shall be the setback distance
required by the zoning district plus 30 feet measured from the centerline of the street.
The side yard, corner setback of the R-25 zone is 10 feet. As indicated on the site plan,
these setback standards are satisfied.
Distance Between Multiple-Family Structures: Section 18.96.030 states that buildings
with windowed walls facing buildings with windowed walls shall have a 25 foot
separation, buildings with windowed walls facing buildings with a blank wall shall
have a 15 foot separation, buildings with opposing blank walls shall have a 10 foot
separation. Where buildings exceed a horizontal dimension of 60 feet or exceed 30
feet in height, the minimum wall separation shall be one foot for each 15 feet of
building length over 50 feet and two feet for each 10 feet of building height over 30
feet. This section is applicable to buildings C, D, E, F, G, H, J, K, L, N, P, Q, R, S, and T.
The proposed building lengths for buildings C, F, P, T, J, G, and S are approximately
115-feet; buildings Q, N, R, and D are approximately 130-feet; buildings E, K, and L are
approximately 150-feet; and building H is approximately 170 feet. The proposed heights
range from approximately 34-36 feet. The building elevation plans (sheets A7.1 - A7.6)
show that the proposed buildings have windowed walls facing windowed walls, blank walls
facing windowed walls, and blank walls facing blank walls. The required separations,
therefore, range between 10-25 feet. There is an additional separation ranging from 4-8 feet
required because the building lengths are greater than 60-feet long. The total building
separation required for building, therefore, ranges from 14-30 feet. The proposed plan is
designed such that all buildings are in compliance with the required distances, thereby,
satisfying this criteria.
In addition, driveways, parking lots and walkways shall maintain the following
separation for dwelling units within eight feet of the ground level: 1) driveways and
parking lots shall be separated from windowed walls by at least eight feet; walkways
running parallel to the face of the structures shall be separated by at least five feet;
and 2) driveways and parking lots shall be separated from living room windows by at
least 10 feet; walkways running parallel to the face of the structure shall be separated
by at least 7 feet. As indicated on the site plan, all buildings satisfy the parking lot and
walkway separation requirements.
Landscaping Plan: Section 18.100.015 requires that the applicant submit a
landscaping plan. This requirement has been satisfied as the applicant has submitted a
plan indicating the type and location of trees and shrubs.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 10
Street Trees: Section 18.100.033 states that all development projects fronting on a
public street shall be required to plant street trees in accordance with section
18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and
40 feet apart depending on the size classification of the tree at maturity (small,
medium or large). The landscape plan shows street trees along both frontages, in
accordance with the provisions of this section.
Screening: Special Provisions: Section 18.100.110(A) states that trees shall be
planted in landscaped islands in all parking areas and shall be equally distributed and
on the basis of one tree for each seven parking spaces in order to provide a canopy
effect. The minimum dimension of the landscape islands shall be three feet and the
landscaping shall be protected from vehicular damage by some form of wheel guard
or curb. Landscaped parking areas shall include special design features which
effectively screen the parking lot areas from view. As indicated on the site plan, parking
lot trees and screening have been provided in accordance with this section.
Screening of Swimming Pools: Section 18.100.110(C) states that all swimming pools
shall be enclosed as required by Chapter 14.20 of the Tigard Municipal Code. The
enclosure shall be provided by a fence or wall with a minimum height of 4 feet with a
self-latching door or gate. A revised plan shall be submitted which provides the
specifications showing compliance with this section.
Screening of Refuse Containers: Section 18.100.110(D) states that any refuse
container or disposal area shall be screened from view by placement of a solid wood
fence, masonry wall or evergreen hedge between five and eight feet in height. All
refuse materials shall be contained within the screened area. The plans show the
provision of a 6-foot high, solid wood fence to provide screening of the trash enclosure,
thereby, satisfying this criteria.
Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating
widths of buffering and screening to be installed between proposed uses. The Matrix
indicates that where a multi-family development abuts a residential zone with a
single-family use, the required buffer and screening width shall be 10 feet. Section
18.100.080.D contains the minimum improvement standards for the buffering area.
The minimum improvements within a buffer area shall consist of the following: 1) At
least one row of trees shall be planted. They shall be not less than 10 feet high for
deciduous trees and 5 feet high for evergreen trees at the time of planting. Spacing of
the trees depends on the size of the tree at maturity; 2) In addition, at least 10 five
gallon shrubs or 20 one gallon shrubs shall be planted for each 1000 square feet of
required buffer area; 3) The remaining area shall be planted in lawn, groundcover or
spread with bark mulch. The east buffer area contains approximately 3,800 square feet.
Therefore, this buffer shall contain 30, five-gallon or 60, one-gallon shrubs, in addition to the
one row of trees. The landscape plan shows the provision of a continuous five-foot high
hedge, a row of trees, and assorted lower lying vegetation. However, it is not clearly defined
what the number of plants to be planted are, nor the height at the time of planting.
Therefore, the applicant shall provide a more detailed list of what will be provided in the
buffer area, such that, it complies with this section.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 11
Section 18.100.080.E states that where screening is required the following standards
shall apply in addition to those required for buffering; 1) a hedge of narrow or
broadleaf evergreen shrubs which will form a 4 foot continuous screen within 2 years
of planting, or; 2) an earthen berm planted with evergreen plant materials which will
form a continuous screen 6 feet in height within 2 years. The unplanted portion of the
berm shall be planted in lawn, ground cover or bark mulch, or; 3) a 5 foot or taller
fence or wall shall be constructed to provide a continuous sight obscuring screen.
The plans show the provision of a continuous five-foot high hedge, satisfying this criteria.
Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be
maintained on the corners of all property adjacent to intersecting right-of-ways or the
intersection of a public street and a private driveway. A clear vision area shall
contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent
obstruction exceeding three feet in height. The code provides that obstructions
which may be located in this area shall be visually clear between three and eight feet
in height (trees may be placed within this area provided all branches below eight feet
are removed). A visual clearance area is the triangular area formed by measuring a
30 foot distance along the street right-of-way and the driveway and then connecting
these two 30 foot distance points with a straight line. As indicated on the site plan, this
section is satisfied.
Minimum Off-Street Parking: Section 18.106.030(A)(3) requires a minimum of 1.5
parking spaces for 1 bedroom units and 2 spaces for units with more than 1 bedroom.
In addition, section 18.106.020(G) states that multi-dwelling units with more than 10
required parking spaces shall provide shared parking for the use of all of the guests
of all of the residents of the complex. The shared parking shall consist of 15 percent
of the total required parking spaces and be centrally located within the development.
The applicant is proposing 68, one-bedroom units and 82, one-plus bedrooms; thereby
requiring 266 parking spaces. The required number of shared parking spaces is 40. The
total number of required parking spaces is, therefore, 306. This requirement is satisfied as
the proposed site plan shows the provision of 347 parking spaces.
The Americans with Disabilities Act (ADA) requires 8 disabled parking spaces if 301
to 400 parking spaces are provided. The proposed site plan shows the provision of eight
disabled person parking spaces distributed throughout the site, thereby, satisfying this
criteria.
Bicycle Parking: Section 18.106.020(0) requires one bicycle parking rack space for
each 15 required vehicular parking spaces in any development. Bicycle parking
areas shall not be located within parking aisles, landscape areas, or pedestrian ways.
Based on the requirement of 306 parking spaces, 20 bicycle parking spaces will be required
for this development. The site plan does not show the provision of bicycle racks. A revised
plan shall be submitted which shows the location of the required 20 bicycle parking spaces.
Access: Section 18.108.070(F) requires that multiple-family residential uses provide a
minimum of two driveways plus one additional driveway to a public street for every
200 units or portion thereof in excess of 100 units. The minimum access width shall
be 30 feet, with 24 feet of pavement, curbs and a 5 foot sidewalk. The site plan
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 12
indicates the provision of 150 units, therefore, three accesses shall be required for this
development. This section is satisfied as the site plan shows the provision of three access
drives with pavement widths of 24-feet, and sidewalks which lead into the development.
Walkways: Section 18.108.050(B) requires that within multi-family developments each
residential dwelling shall be connected to the vehicular parking area, and common
open space and recreation facilities shall be connected by a walkway system having
a minimum width of four feet and constructed of an all weather material. As indicated
on the site plan, walkways are satisfactorily provided.
Signs: Section 18.114.130 (B) lists the type of allowable signs and sign area
permitted in the R-25 zone. All signs shall be approved through the Sign Permit process
as administered by the Planning Division.
Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new
construction incorporates functional and adequate space for on-site storage and
efficient collection of mixed solid waste and source separated recyclables prior to
pick-up and removal by haulers. The applicant shall choose one of the following four
methods to demonstrate compliance: Minimum standard, Waste assessment,
Comprehensive recycling plan, or Franchised hauler review and sign-off. The
applicant will need to submit evidence or a plan that indicates compliance with this section.
The applicant shall also obtain from the disposal hauler a written sign-off on the location of
and the compatibility of facilities.
Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal
and protection of trees prepared by a certified arborist shall be provided with a site
development review application. The tree plan shall include identification of all
existing trees, identification of a program to save existing trees or mitigate tree
removal over 12 inches in caliper, which trees are to be removed, protection program
defining standards and methods that will be used by the applicant to protect trees
during and after construction. The plans do not show the existence of trees on the
property. The applicant shall verify that there are no trees on the property that would require
preservation or mitigation.
PUBLIC FACILITY CONCERNS:
Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100
(Storm Drains) shall be satisfied as specified below:
Traffic Impacts:
As a part of the SDR 94-26 approval, the applicant submitted a traffic access report entitled
"Palomino Point Apartments", as prepared by David Evans and Associates, Inc. (DEA),
dated October 20, 1994. For this current review, the applicant has submitted an addendum
to that report, dated January 1996, also prepared by DEA. The report and addendum
addresses the traffic impact of the proposed apartment project as it relates to the
surrounding street systems. The 1994 report concluded that the traffic generated by the
proposed project will not unduly affect any of the adjacent streets or intersections, existing
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 13
and proposed. The traffic report indicates that a southbound left-turn refuge on 135th
Avenue at the site driveway may be required. The 1996 addendum states that since the
number of units to be constructed is less than what was assumed for the 1994 report, the
findings of the 1994 report are still valid. The addendum indicates that all three access
locations will operate at acceptable levels of service. It also states that a left turn lane in
135th Avenue is still warranted. Therefore, the applicant will be required to stripe a left turn
refuge as a part of this project.
Streets:
As noted, the site is located at the southeast corner of SW 135th Avenue and proposed SW
Hawk's Beard Street. SW 135th Avenue is classified as a Minor Collector on the
Comprehensive Plan and SW Hawk's Beard Street is a local street that would extend from
SW 135th Avenue on the west to SW Summer Lake Drive on the east.
The construction of SW 135th Avenue was completed by a Local Improvement District in
1989. No further improvements are required. Staff has a concern with the location of the
proposed driveway on 135th Avenue. The plan shows the proposed driveway placed 55
feet north of an existing driveway on the west side of the street. This offset configuration will
create turning movement conflicts which are a public safety issue. It is the City's policy to
require new driveways to align with other driveways on the opposite side of streets,
especially on collector and arterial streets where traffic is heavier. Therefore, the proposed
driveway should align with the driveway on the west side of SW 135th Avenue.
The right-of-way (ROW) for SW Hawk's Beard Street was established by deed in 1989 at 50
feet. The applicant should be required to construct the standard half street improvements
plus an additional 8-foot wide lane on the opposite site of the street to provide a total
minimum pavement width of 24 feet to accommodate two lanes of traffic and the proposed
driveways to the site. The plan submittal shows a proposed pavement width of 26 feet,
which is acceptable.
The site is bounded on the east by the existing ROW for SW 131st Court which was
improved with a 26 foot wide roadway within a 35 foot ROW in the Castles at Brittany
subdivision. In addition, half of the cul-de-sac bulb was constructed as a part of that project.
The curb radius is 45 feet and the ROW radius is 52 feet, according to City as-built
drawings, and according to current City standards. The applicant should dedicate additional
ROW to provide for the completion of the bulb section in the cul-de-sac and the additional
pavement on the west side of the street along the apartment site frontage. Because this site
will not directly access onto SW 131st Court, and because the cul-de-sac serves only five
existing homes, this street qualifies for a narrower street standard. The City will allow the
street width to remain at 26 feet, but will require the applicant to complete the bulb section to
City standards.
It appears that the half-bulb shown as "existing" on the plans does not match the City's as-
built drawings, and the bulb completion depicted on the plans will not meet current City
standards. The applicant should revise their plans to properly show the existing cul-de-sac
dimensions and a plan to complete the cul-de-sac that will meet City standards.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 14
There is also an existing temporary extruded curb along the west side of 131st Court to help
accommodate street storm runoff. When this site is developed and the west side of the
street is completed, the existing extruded curb should be replaced with a standard full depth
PCC curb. Any pavement replacement needed to accomplish the curb installation shall be
done at the applicant's expense.
The street connection to the existing pavement in SW Hawk's Beard Street, at the easterly
edge of the site, adjacent to the intersection with SW 131st Court, should be redesigned to
provide for a 50 foot tangent between the reversing 200 foot centerline curves. The new
standards for local streets allow a reduction in the centerline radius to 167 feet. The
applicant should show the additional street dedication for SW Hawk's Beard Street and SW
131st Court on the plat for the Minor Land Partition. However, if the applicant does not
follow through with the MLP, then these ROW dedications shall be completed on standard
City forms.
Sanitary Sewer:
The site is served by the existing 8" public sewer located within SW 131st Court and the
sewer has sufficient capacity for the new development. The preliminary utility plan shows a
connection to this sewer by placement of a new manhole over the existing line.
Storm Drainage:
The site slopes in a southerly direction to the contiguous Summer Creek. The proposed
plan will convey the storm drainage to the southeast corner of the site where the low-flow
summer runoff will be treated in two biofiltration swales; all flows in excess of summer run-off
will overflow into the wetlands.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations
established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as
amended by R&O 91-75) which require the construction of on-site water quality facilities.
The facilities shall be designed to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious surfaces. In
addition, a maintenance plan is required to be submitted indicating the frequency and
method to be used in keeping the facility maintained through the year. Prior to issuance of
a building permit, the applicant shall submit plans and calculations for a water quality
facility that will meet the intent of R&O 91-47. In addition, the applicant shall submit a
maintenance plan for the facility that must be reviewed and approved by the City prior to
issuance of the building permit.
As stated above, two on-site biofiltration swales will be used to treat the hard-surface run-
off from this project.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 15
Erosion Control:
USA R&O 91-47 also regulates erosion control to reduce the amount of sediment and
other pollutants reaching the public storm and surface water system resulting from
development, construction, grading, excavating, clearing, and any other activity which
accelerates erosion. Per R&O 91-47, the applicant is required to submit an erosion
control plan for City review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination
System (NPDES) erosion control permit (1200-C General Permit) be issued for any
development that will disturb five or more acres of land. Since this site is over five acres,
the developer will be required to obtain an NPDES permit from the City prior to
construction. This permit will be issued along with the site and/or building permit.
SECTION VII: STAFF ,AGENCY & CIT COMMENTS
The City of Tigard Police Department has reviewed this proposal and has offered the
following comments: The applicant shall submit an exterior lighting plan and kiosk plan.
The City of Tigard Water Department has reviewed this proposal and has offered the
following comments: Fire hydrant locations have been reviewed by TVF&R. Two
additional fire hydrants are necessary and placements adjusted. In addition, the water
main needs to be extended to the existing 16 inch main at the south entrance. Please
note that water meters must be installed within landscape areas and that backflow
protection is required (minimum of double check valve assemblies).
Staff Contact: Mike Miller (639-4171).
The City of Tigard Building Division has reviewed this proposal and has offered the
following comments: A soils investigative report for the entire site shall be required. This
is due to soft spots from massive tree and stump removal and back fill of stump cavity
without compression.
Tualatin Valley Water District has reviewed this proposal and has offered the
following comments: Plans are not approved as drawn. Please meet the following
requirements: Hydrants shall be placed so that all portions of exterior walls of buildings,
measured along the outside and along access roadways, are no more than 500-feet for
private residences or 250-feet for all commercial buildings. Location of hydrants and
supply piping to said hydrants for water supply, shall be approved by this office. Additional
fire hydrants are needed with approved locations for access and distance.
The Unified Sewerage Agency has reviewed this proposal and has offered the
following comments: Preliminary review indicates that the applicant has taken into
consideration all of the minimum requirements of R&O 91-47 / 91-75. Note: The grading
plan indicates that the first floor elevation of buildings L, N, P, and R varies from four feet
to eight feet above the existing ground. The buildings and their patios abut a wetland
buffer. The applicant should remember that grading in the buffer is restricted, and if
grading is allowed the area must be landscaped using native reparian plant materials.
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 16
The City of Tigard Public Works Department, PGE, and GTE have reviewed this
application and have offered no comments or objections. No other comments have
been received.
SECTION VIII: PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was posted at City Hall and mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THE DECISION SHALL BE FINAL ON April 22, 1996
UNLESS AN APPEAL IS FILED.
Appeal:
Any party to the decision may appeal this decision in accordance with Section
18.32.290(A) and Section 18.32.370 of the Community Development Code which provides
that a written appeal must be filed with the City Recorder within 10 days after notice is
given and sent. The appeal fee schedule and forms are available from the Planning
Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
The deadline for filing of an appeal is 3:30 p.m. on April 22, 1996.
Questions:
If you have question, please call the City of Tigard Planning Department, Tigard City Hall,
13125 SW Hall Boulevard, Tigard, Oregon at (503)639-4171.
Cv�t-i/ 'C-- 2 April 12, 1996
PREPARED BY: Will D'Andrea DATE
Assistant Planner
i J
--/de Z— -`,�,'.�ZSd/7 �� April 12. 1996
AP ROVED BY: Richard Bewersdorff DATE
Senior Planner
NOTICE OF DECISION SDR 96-0006-Summer Creek Village/Bowen Dvlpmt. Page 17
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PLOT PLAN CASE NO. SDR96-0006 1
C.
EXHIBIT MAP SUMMER BEARD C REEH ROAD
APARTMENTS
North TIGARD, OREGON nu Min GIMP
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Vicinity Map A SDR 96-0006
Summercreek Village Apts.
Note:Map is not to scale
N
SDR 96-0006 SUMMERCREEK VILLAGE APTS./BOWEN (Page 1/2)49 EXHIBIT B
1 S 133DB-06100 1 S 133DB-05000
BENZ,DOUGLAS R AND DEBRA I BREITBARTH,NIKKI A
11025 SW ESCHMAN WAY 13123 SW WINTERLAKE CT
TIGARD,OR 97223 TIGARD,OR 97223
1S133CA-00300 1S133DB-05600
COE,GARY R COLLINS,DOUGLAS ALAN
11115 SW 135TH AVENUE 11074 SW 131ST PL
PORTLAND,OR 97223 TIGARD,OR 97223
1S133AC-08000 1S133DB-05500
GRABHORN, BURTON E HALLOCK,PETER M AND DEBRA M
11493 SE 82ND 11090 SW 131ST PL
PORTLAND,OR 97266 TIGARD,OR 97223
1S133DB-06301 1S133DB-06400
HUGHES, SHARON/STEPHEN P KARLS,MICHAEL J/TRACIE KENYON
11069 SW ESCHMAN WAY 11081 SW ESCHMAN WAY
TIGARD,OR 97223 TIGARD,OR 97223
1 S133DB-05700 1 S133DB-04900
KERNER, PATRICK M AND MYNDEE E LEHNOW,JOSEPH E/LESLIE J
11056 SW 131ST PL 13145 SW WINTERLAKE CT
TIGARD,OR 97223 TIGARD,OR 97223
1S133CA-00500 1S133CA-00700
NELSON,GARY R PATSY A NELSON,GARY R A
11295 SW 135TH AVE 11295 S H
TIGARD,OR 97223 D,OR 97223
1S133DB-05800 1S133DB-04300
RYMAL,CHARLES D&SUSAN K SCHOLLS FERRY ROAD LLC
11038 SW 131ST PL BY BOWEN FINANCIAL ICES CO
TIGARD,OR 97223 111 SW FIFTH
ATTN: ER C BOWEN
TLAND,OR 97204
1S133DB-04300 1S133CA-00200
SCHOLLS FERRY ROAD LLC SHRADER,DALE G E
BY BOWEN FINANCIAL SERVICES CO 310 3RD
111 SW FIFTH AVE UAH,WA 98027
ATTN:WALTER C BOWEN
PORTLAND,OR 97204
1S133CA-00100 1S133DB-04800
SHRADER, DALE G TRUSTEE SMITH,BRADLEY D&MARI A
310 3RD AVE NE 13156 SW WINTER LAKE CT
ISSAQUAH,WA 98027 TIGARD,OR 97223
1S133DB-05900 1S133DB-00101
STASHIN,TIMOTHY M&CARLA M TIGARD,CIT
11012 SW 131ST PLACE 13125 S ALL
TIGARD,OR 97223 PO 23397
GARD,OR 97223
SDR 96-0006 SUMMERCREEK VILLAGE APTS./BOWEN (Page 2/2
EXHIY rT3
'1 S 133CA-00400 1 S 133DB-07200
TIGARD, CITY TIGARD,CITY
13125 S LL 13125 S ALL
APO 23397 PO B 23397
ARD, OR 97223 j ARD,OR 97223
1 S133DB-06200
VAKIATHANA, NOOTCHANART BOWEN REAL ESTATE GROUP
11047 SW ESCHMAN WAY 2260 US BANCORP TOWER
TIGARD, OR 97223 111 SW FIFTH AVENUE
PORTLAND OR 97204
RECEIVE ! COMMUNITY NEWSPAPERS, INC. Legal
APR 17 199b P.O. BOX 370 PHONE(503)684-0360 Notice TT 8455
BEAVERTON, OREGON 97075
CITY OF TIGAl Legal Notice Advertising
*City of Tigard • ❑ Tearsheet Notice
13125 SW Hall Blvd.
•Tigard ,Oregon 97223-8199 • ❑ Duplicate Affidavit
•Accounts Payable—Terry • SITE DEVELOPMENT REVIEW/SDR)96-0006
SUMMER CREEK VILLAGE APARTMENTS
The Director has approved, subject to conditions, a request for Site
Development Review approval to allow the construction of a 19 building,
150 unit multi-family residential development,with a community building
AFFIDAVIT OF PUBLICATION and swimming pool.LOCATION: East of S.W. 135th Avenue,south of
S.W. Hawk's Beard Street and west of S.W. 131st Place(WCTM 1S1
STATE OF OREGON, ) 33DB,tax lot 4300).ZONE: R-25 (Residential, 25 Units per acre). The
COUNTY OF WASHINGTON, )SS. R-25 zone allows single-family attached,single-family detached,duplex
I, Snyder residential units, multiple-family residential units, residential care
being first Kathy thy sworn, depose and say that I am the Advertisin facilities,mobile home parks and subdivision,public support services,
Director,first duly principal clerk, ofd say that I a Tualatin ng mes family day care, home occupation, temporary use, and accessory
a newspaper of general circulation as defined in ORS 193.010 structures. APPLICABLE REVIEW CRITERIA: Community
and newspaper
published general Tigard in the Development Code Chapters 18.56, 18.92, 18.100, 18.102, 18.106,
18.108, 18.150, 18.160 and 18.164.
aforesaid county and state; that the "nest ■ �_ -� :Will
SDR96-0006 Summer Creek Apts . ��;
a printed copy of which is hereto annexed, was published in the Allis■ r i�* * a n .- m0 00
entire issue of said newspaper for ONE successive and „ Igtvio-040 riiiii
consecutive in the following issues: a
April 11, 1996 g° :� `I/ 4
Iii ;
Kcfl \ ji�1;� II MO t
� ::
Subscribed and swor o before me this 11th day of April , 19-g `• rllt:�����;
mom NoPublic for Oregon \,,..
mi
III
-
�.' •'
My Commission Expires: ,-.,,,-„
AFFIDAVIT III.a I1111.1,4 VIM
-l1. 101111. .il
1 114,11) 04401
I lila 1.1.7St4_A-40:147,7,
aniu 111/s — = = NO
The adopted finding of facts,decision,and statement of conditions can be
obtained from the Planning Department,Tigard Civic Center, 13125 S.W.
Hall Blvd.,Tigard,Oregon 97223.The decision shall be final on April 22
1996.Any party to the decision may appeal this decision in accordance
with Section 18.32.290(A) and Section 18.32.370 of the Community
Development Code, which provides that a written appeal may be filed
within 10 days after notice is given and sent. The deadline for filing an
appeal is 3:30 P.M.,April 22. 1996.
TT8455—Publish April 11, 1996.
FAX TRANSMITTAL C
DATE: March , 1996
TO: Mary White, Legals (fax)624-0338
FROM: Patricia Lunsford, City of Tigard (Ph.)639-4171
PLACE UNDER CITY OF TIGARD LOGO IN THE LEGALS SECTION
SITE DEVELOPMENT REVIEW (SDR) 96-0006
➢ SUMMER CREEK VILLAGE APARTMENTS Q
The Director has approved, subject to conditions, a request for Site Development Review approval to allow the
construction of a 19 building, 150 unit multi-family residential development, with a community building and
swimming pool. LOCATION: East of SW 135th Avenue, south of SW Hawk's Beard Street and west of SW
131st Place (WCTM 1S1 33DB, tax lot 4300). ZONE: R-25 (Residential, 25 Units per acre). The R-25 zone
allows single-family attached, single-family detached, duplex residential units, multiple-family residential units,
residential care facilities, mobile home parks and subdivision, public support services, family day care, home
occupation, temporary use, and accessory structures. APPLICABLE REVIEW CRITERIA: Community
Development Code Chapters 18.56, 18.92, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164.
(PLACE VICINITY MAP HERE)
The adopted finding of facts, decision, and statement of conditions can be obtained from the Planning Department,
Tigard Civic Center, 13125 SW Hall Boulevard, Tigard, Oregon 97223. The decision shall be final on
Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of
the Community Development Code, which provides that a written appeal may be filed within 10 days after notice is
given and sent. The deadline for filing of an appeal is 3:30 PM
TT PUBLISH DATE:
SDR 96-0006 SUMMER CREEK VILLAGE APARTMENTS/BOWEN PROPOSAL/REQUEST FOR COMMENTS
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Vicinity Map A NOTIFICATION MAP
SDR 96-0006/BOWEN
N
CITY OF TIGARD, OREGON
SITE DEVELOPMENT REVIEW APPLICATION
CITY OF TIGARD, 13125 SW Hall, PO Box 23397
Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY
CASE NO.
OTHER CASE NO'S:
RECEIPT NO.
APPLICATION ACCEPTED BY:
DATE:
1. GENERAL INFORMATION Application elements submitted:
PROPERTY �AADDRESS/LLO�OCC.A``TII.O�N Gj, 4, I�� mt:14u� (A) Application form (1)
W`U/ 4 1✓ l2V 1247. ____(B) Owner' s signature/written
TAX MAP AND TAX LOT NO. authorization
authorization
let✓1 ' �� • P O' 4W I ____(C) Title transfer instrument (1)
SITE SIZE 1,4167 pr�z6 (D) Assessor' s map (1)
PROPERTY OWNER/DEED HOLDER* iz L.E rAm 6Foor (E) Plot plan (pre-app checklist)
ADDRESS 111 ✓ril. Cj A AJ( /jPHONE214 4D (F) Applicant' s statement
CITY �PP11464.117
g
ZIP 112,0''' (pre-app checklist)
APPLICANT* 1.1 _,S6AM zar (G) List of property owners and
ADDRESS G. ►'�I Q� �/� PHONE �'' addresses within 250 feet (1)
CITY ZIP (H) Filing fee ($ )
*When the owner and the applicant are different (I) Construction Cost Estimate
people, the applicant must be the purchaser of record
or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE:
from the owner or an agent of the owner with written
authorization. The owner(s) must sign this
application in the space provided on page two or FINAL DECISION DEADLINE:
submit a written authorization with this application.
COMP. PLAN/ZONE DESIGNATION:
2. PROPOSAL SUMMARY
The owners of record of the subject property
request site development review approval to N.P.O. Number:
allow (Dt M)61ldt4 Op ISO
MULTI- PAMI� ' t f / , 1 Approval Date:
U -,10 1 !'J 1p Final Approval Date:
AO/Ay Planning
Engineering
0524P/13P
Rev'd 5/87 __
3. List any variance, conditional use, sensitive lands, or other land use actions
to be considered as part of this application:
4. Applicants: To have a complete application you will need to submit attachments
described in the attached information sheet at the time you submit this
application.
5. THE APPLICANT(S) SHALL CERTIFY THAT:
A. The above request does not violate any deed restrictions that may be
attached to or imposed upon the subject property.
B. If the application is granted, the applicant will exercise the rights
granted in accordant - with the terms and subject to all the conditions and
limitations of the approval.
C. All of the above statements and Lhe statements in the plot plan,
attachments, and exhibits transmitted herewith, are true; and the
applicants so acknowledge that any permit issued, based on this
application, may be revoked if it is found that any such statements are
false.
D. The applicant has read the entire contents of the application, including
the policies and criteria, and understands the requirements for approving
or denying the application.
DATED this day of 19
SIGNATURES of each owner (eg. husband and wife) of the subject property.
(KSL:pm/0524P)
•
CITY OF TIGARD
PROPOSAL DESCRIPTION
FILE NO: SITE DEVELOPMENT REVIEW (SDR) 96-0006
FILE TITLE: SUMMER CREEK VILLAGE APARTMENTS/BOWEN
APPLICANT: Bowen Real Estate Group OWNER: Same
2260 US Bancorp Tower
111 SW 5th Ave.
Portland, OR 97204
(503) 274-8400
REQUEST: A request for Site Development Review approval to allow the construction
of a 19 building, 150 unit multi-family residential development, with a
community building and swimming pool.
LOCATION: East of SW 135th Avenue, south of SW Hawk's Beard Street and west of SW 131st
Place (WCTM 1S1 33DB, tax lot 4300).
ZONE: R-25 (Residential, 25 Units per acre). The R-25 zone allows single-family attached,
single-family detached, duplex residential units, multiple-family residential units,
residential care facilities, mobile home parks and subdivision, public support services,
family day care, home occupation, temporary use, and accessory structures.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.56, 18.92, 18.100, 18.102, 18.106, 18.108,
18.150, 18.160 and 18.164.
CIT: West CIT FACILITATOR: List Available Upon Request
PHONE NUMBER: (503)
DECISION MAKING BODY
X STAFF DECISION
PLANNING COMMISSION DATE OF HEARING: TIME: 7:30
HEARINGS OFFICER DATE OF HEARING: TIME: 7:00
CITY COUNCIL DATE OF HEARING: TIME: 7:30
RELATIVE COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
X VICINITY MAP LANDSCAPING PLAN X NARRATIVE X
ARCHITECTURAL PLAN SITE PLAN X OTHER X
STAFF CONTACT: William D'Andrea (503) 639-4171 x315
SDR 96-0006 SUMMER CREEK VILLAGE APARTMENTS/BOWEN PROPOSAL/REQUEST FOR COMMENTS
RAR
ARCHITECTS
INCORPORATED
February 9, 1996
Mr. Will D'Andrea
Assistant Planner
Community Development Department
City of Tigard
13125 SW Hall Blvd.
Tigard, Oregon 97223
Re: Summer Creek Village Apartments
Site Development Review
Please find the enclosed application and required documents for the Site Development Review of
the Summer Creek Village Apartments. The Citizen involvement process has taken place and a
meeting was held on December 6, 1995. There were no significant comments made by the
attendees. Documentation of the community meeting has been sent to you under separate cover.
Following is a list of materials that are a part of this application:
1. Site Development Review Application
2. 18 sets of drawings
3. Wetland Mitigation Plan
4. Narrative addressing approval criteria
5. Traffic Access Report
6. Addendum to Traffic Access Report
7. Reduced 8-1/2 x 11 Site Plan
8. Application Fee
We appreciate your efforts and cooperation in processing this application. If you have any
questions or need additional information please contact me.
Sincerely,
RAR ARCHITECTS INCORPORATED
OW tilt 1
Scott A. Reiter
Vice President
34 NW FIRST AVENUE, SUITE 206, PORTLAND,OREGON 97209 (503)225-9095 FAX (503)225-9120
/l/arraT ✓e_
ATTACHMENT TO
DEVELOPMENT REVIEW APPLICATION
Summer Creek Village Apartments
Tigard, Oregon
The following is brief narrative indicating how the chapter 18.120.180. Approval Standards have
been met. Each chapter has been addressed and is as follows:
CHAPTER 18.84: SENSITIVE LANDS
There is an adjacent dedicated Greenway area to south of the subject site. All proposed
development is above the 100 year flood plain elevation and beyond a twenty-five foot
setback from the delineated wetland boundary. A Wetland Mitigation Plan prepared for the
FieldCrest Court project located on the south side of the Greenway is included with this
submittal.
CHAPTER 18.94: MANUFACTURED/MOBIL HOME REGULATIONS
This does not apply to this proposed development.
CHAPTER 18.92: DENSITY COMPUTATION
The density calculation for the proposed project is as follows:
Gross site Area: 346,995 sf
Net site area: 343,807 sf
Area per unit: 1,480 sf
Total units allowed: 232
The proposed number of units for this development is 150 which is less than that allowed.
CHAPTER 18.144: ACCESSORY USE AND STRUCTURES
Accessory structures for this project are limited to a mail kiosk. All accessory structures are
located with the required setbacks for buildings and do not exceed the allowed area or
height.. The garages indicated on the site plan are attached the buildings and are not
considered accessory structures.
Page 1
CHAPTER 18.96: ADDITIONAL YARD AREA REQUIREMENTS
Two additional yard area requirements effect this site. A thirty-foot setback from centerline
of 135th avenue is required, and a thirty-foot setback is required along the east property
boundary due to the adjacent lower density residential zone (R-12).
CHAPTER 18.98: BUILDING HEIGHT LIMITATIONS, EXCEPTIONS
The building height of the proposed structures is less than that allowed for the R-25 Zone
(45 ft.). None of the limitations or exceptions identified in this chapter apply.
CHAPTER 18.100: LANDSCAPING AND SCREENING
A detailed landscape plan has been provided with this submittal showing the required street
trees, parking lot landscaping, general site landscaping, refuse area screening and swimming
pool screening. There are no existing trees or significant vegetation requiring protection.
The abutting uses do not require screening.
CHAPTER 18.102: VISION CLEARANCE AREAS
The required vision clearance area of thirty feet at the intersection of SW 135th Avenue and
the proposed SW Hawks Beard Road has been met. The required vision clearance at all
driveways has also been met.
CHAPTER 18.106: OFFSTREET PARKING AND LOADING
Based upon the current requirements of 1.5 spaces for one bedroom units, and 2 spaces for
two or more bedroom units, the required number of spaces for the proposed project unit mix
is 266 spaces. With the requirement of 15% additional spaces for guest parking, the total
required number of parking spaces is 306, which has been provided. The required parking is
being provided in several ways. There are 116 units that have an attached garage providing
one space, and a private driveway in front of the garage allowing for a seceond space in the
same mannor as a single family residence. The remaining 34 units have a normal surface
space and a semi-detached garage, providing two spaces per unit. No more than 25%of the
required spaces are proposed to be compact. Handicap Accessible parking spaces have been
provided as required by chapter 38 of the UBC. Parking stall sizes and drive aisle widths are
as required.
Page 2
CHAPTER 18.108: ACCESS, EGRESS, AND CIRCULATION
•
Three ingress/egress are proposed for the Summer Creek Apartments, one on SW 135th
Avenue and two on the proposed extension of SW Hawks Beard Road. These access points
have been analyzed and documented in the Traffic Access Report included with this
submittal. The report concludes that, "this development will not have an impact of service at
the proposed site access intersections during either AM or PM peak hours".
Internal circulation has been preliminary reviewed and approved by the fire Marshall's
office. They were asked to review and comment on turning radii and turn around
requirements.
CHAPTER 18.114: SIGNS
The proposed identity signage for this project will consist of a lawn sign within the size
limitations identified for exempt signage. Building identification signage will be mounted
directly onto the structure. The size limitations will be well with the guideline identified in
this chapter. Final signage designs will be submitted for permitting and approval.
CHAPTER 18.150: TREE REMOVAL
There are no existing trees that proposed to be removed on the subject property.
CHAPTER 18.164: STREET AND UTILITY IMPROVEMENT STANDARDS
Adjacent street improvements are not proposed or required for SW 135th Avenue.
However,the Traffic Access Report has indicated that a left turn refuge in SW 135th
Avenue will be necessary. Sufficient street width exists to accomplish this by striping the
existing paved surface.
Street and storm drainage improvements are proposed for SW Hawks Beard Road within an
existing dedicated right-of-way. This will complete SW Hawks Beard Road from its present
terminus at SW 131st Place west to SW 135th Avenue. Also, Half street improvements are
proposed for SW 131st Place, which will bring the street up to city standards.
Sanitary sewer service will be extended into the project from an existing public main south
of the SW 131st Place cul-de-sac. A private internal sanitary sewer system is proposed.
A private storm drainage system is proposed to collect and dispose of roof and parking area
systems. Bio-filtration facilities will be provided prior to discharge in accordance with City
of Tigard and Unified Sewerage Agency requirements.
Page 3
Water system improvements will be extended from existing Tigard Water District mains in
SW Hawks Beard Road and in SW 135th Avenue. Public mains sized for fire flows and
domestic service are proposed within the site. Buildings will be serviced and metered
separatley off the public mains. Fire hydrants have been provided at strategic locations
within the site.
9557/55723004
Page 4
•
ADDENDUM TO
4
ACCESS REPORT
Summer Creek Village Apartment Project
(Formerly Known As Palomino Pointe)
Tigard, Oregon
Prepared for:
• Bowen Real Estate Group
111 SW 5th Avenue, Suite 2260
Portland, OR 97204
•
January, 1996
DAVID EVANS AND ASSOCIATES,INC.
A PROFESSIONAL SERVICES CONSULTING FIRM
OFFICES IN OREGON,WASHINGTON,CALIFORNIA AND ARIZONA
2828 S.W.CORBETT AVENUE
PORTLAND,OREGON 97201-4830
(503)223-6663 FAX(503)223-2701
A A4FRt.1Af'D!\f:CITI All) A TI I,:C I'D I I!f.n n“-t.1•0•-•r-c-
BACKGROUND
t
In October 1994, David Evans and Associates, Inc. (DEA) prepared an access report for the
Palomino Pointe development for Bowen Real Estate Group. The Palomino Pointe
development was proposed to be located east of SW 135th Avenue and south of the
proposed extension of Hawk's Beard Road, and the access report was based upon the
development containing a total of 160 apartment units.
The access report analyzed the following three traffic conditions:
1. Background traffic condition with the proposed Hawk's Beard Road extension.
i&I This included the current traffic, the traffic generated by the approved but not yet
completed project(s) within the study vicinity, and the traffic diverted to the study
area due to the Hawk's Beard Road extension. At the time of preparation of the
1994 report,only one project had been approved and under construction, which had
150 lots located south of Walnut Street and west of SW 135th Avenue.
2. Background and site traffic condition. This included the above identified
background traffic plus the traffic generated by the proposed development. This
traffic condition was assessed to identify the impact of the proposed Palomino
Pointe development.
3. Total traffic conditions. This condition was evaluated assuming the proposed
developments or potential development(s) within the study area will be developed.
These developments included (i) a development of 50 apartment units, located east
•
of SW 135th Avenue between Summer Creek and Brittany Drive; (ii) a shopping
center located south of SW Scholls Ferry Road/SW Old Scholls Ferry Road
between SW 135th Avenue and SW Scholls Ferry Road; and(iii)a currently vacant
parcel bounded by SW Scholls Ferry Road on the north, Hawk's Beard Road on the
south, SW 135th Avenue on the west. and SW 130th Avenue on the east.
According to the City, this vacant parcel. currently zoned as multifamily, can be
developed with a maximum of 380 apartment units.
PROPOSED DEVELOPMENT
The number of apartment units in this proposed development, now named Summer Creek
Village, has been reduced to 150 units. Due to the change in the number of proposed units a
reassessment of the traffic impacts on the surrounding street system and any measures which
will improve the traffic operations to mitigate any adverse impacts is prepared.
1
TRIP GENERATION
In the October 1994 report, a total of 160 apartment units was expected to generate an
• average weekday two-way traffic volume of 1,000 trips, with 82 total trips in the AM peak
hour and 99 total trips in the PM peak hour. With the currently proposed 150 unit
development a total of 935 daily trips is expected, with 77 total trips during the AM peak
hour and 93 total trips during the PM peak hour.
Trips to be generated by the currently proposed development were calculated using The
Institute of Transportation Engineers' Trip Generation (5th Edition).
CAPACITY ANALYSIS
Since traffic generated by the currently proposed development will be slightly less, the
conclusions and recommendations made in the access report in October 1994 for 160
apartment units are still valid.
The capacity and level of service(LOS)calculations were performed for the above three traffic
conditions in the October, 1994 `access report'. The results of the LOS calculations indicated
that the intersection of the two proposed site access points with SW Hawks Beard Road would
operate at LOS A for the `background and site' and the `total' traffic conditions. At the
intersection of SW 135th Avenue and the proposed site access, for the `background and site'
traffic condition,the left turns from SW 135th Avenue would operate at LOS A and the vehicle
movements from the site access approach would operate at LOS B during the AM peak hour
and LOS A during the PM peak hour.
The `total' traffic condition at the intersection of SW 135th Avenue and the site access would
include the approach to a shopping center to be located directly across from the site access
approach at its intersection with SW 135th Avenue. For the `total' traffic condition at the site
access approach on SW 135th Avenue, the left turns from SW 135th Avenue are estimated to
operate at LOS A during the AM and PM peak hours, the site access approach is estimated to
operate at LOS C during the AM and PM peak hours, and the shopping center access is
estimated to operate at LOS C during the AM peak hour and LOS D during the PM peak hour.
With the reduction of the number of apartment units in the Palomino Pointe development from
160 to the currently proposed 150 units, it is estimated that the three site access intersections
with SW 135th Avenue and Hawks Beard Road would operate at a LOS D or better for all
three traffic conditions.
LEFT TURN LANE REQUIREMENT
The left turn lane requirement at the proposed site access on SW 135th Avenue was evaluated
using the ODOTs traffic volume warrants for left turn refuges. It was found that a southbound
2
•
left turn refuge on SW 135th Avenue at the proposed site is required during the PM peak hour.
The required vehicle queue length for this left turn refuge is 75 feet.
At the other two proposed site access locations, left turn refuges are not warranted based on the
traffic volumes.
(F)))0 _1(f-i)
BLM/MDB\Ish\rara0002\accssrpt.doc
3
•
RECEIVED PLANNING
NOV 201995
Name of applicant Bowen Real Estate Group
•
Subjec Property: Tax Map and Lot # 1S1 33DB Tax Lot 4300
'Address cr General L.^catlon East side of SW 135th, south of Scholls Ferry Road
AFFIDAVIT OF POSTING NOTICE
I. Nancy T. Hubbard , do affirm that I aCrtf (represent) the party Initiating :merest Ina proposed
garden apartment complex affecting the land located at SW 135th, south of Scholls Ferry
, and did on the 1 t h day of November , 19 95 personally post notice indicating that.
the site may be proposed fora Design Review/p l a n n i n g application, and the time, date and place cf a
neighborhood meeting to tiles the proposal.
Tile sign was posted at Approximately 70 feet north of Summer Creek bri dge. R feet
back from side- (smote ictation ort property) walk, facing SW 135th
This 17 day cf November , 19 5
—'
2-7
Signature
SLfiso+zbed and sworn to, affirmed, before me this 1 7 f� day of 12 e , 19 C/
_"
,"1:11.1\ OFFICIAL SEAL p�,�� 11"
ZILDA HEUSINKVELD Notary Public for the State of Oregon
NOTARY PUBLIC-OREGON Commission Fires• �(�
COMMISSION N0.015334 My
MY COMMISSION EXPIRES MAY 13,1:396
WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO:
City of Tigard
Planning Division
13125 SW Hall Blvd.
Tigard, OR 97223
locrt w�
•
AFFIDAVIT OF MAILING
STATE OF OREGON
SS
CITY OF TICR0
i� Nancy T_ Hubba rd , being duly sworn, depose and say that on November
1 7 , 19 9 5 , I caused to have mailed to each of the persons on the attached list a notice of
a meeting to discuss a proposed development at gW 1 , south Qf Ss'halls FQrry Rd
, a copy of which notice so mailed is attached hereto and made a part of hereof.
I itirther state that said notices were enclosed in envelopes plainly addressed to said persons and
were deposited on the date indicated above in the United States Post Office at 5th Ave, Portland
, with postage prepaid thereon.
Signature _-
Subscribed and sworn to before me this / 7'7'`' day of 72O
, 19
OFFICIAL SEi.L
ZiLDA HEUSINKVELD
NOTARY PUBLIC-OREGON Notary Public
COMMISSION NO.015334
MY COMMISSION EXPIRES MAY 1:.19'35 My Commission Expires: 5 �3 �
h:\Icri n\jo\aifmaii.cit
Fl BOWEN Bowen Financial Services Corp.
H®l REAL ESTATE Bowen Development Company
Bowen Property Management Co.
• u❑❑ GROUP Bowen Senior Living
Bowen Securities Company
November 20, 1995 •
TO: Property Owner
FROM: Jim Ekberg, Bowen Real Estate Group
RE: Proposed 150 unit garden apartment project on the east side of SW 135th, south
of SW Scholls Ferry Road
Dear Property Owner,
We are the owner of the property located along the east side of SW 135th,just south of Scholls
Ferry Road in Tigard (Tax Map and Lot# 1 S 1 33DB 4300). We are planning the development
of a 150 unit garden apartment complex on the northerly portion of this site. Prior to applying
for permits with the City of Tigard, we would like to have the opportunity to discuss our plans
and answer any questions that the surrounding property owners may have. You are invited to
attend a meeting on:
7:00 p.m.
Wednesday, December 6, 1995
City Hall,
Red Rock Creek Conference Room
13125 SW Hall Blvd.
Tigard, OR 97223
This will be an informal meeting on our preliminary plans.
I look forward to the opportunity to discuss the details of our project with you. Please call me or
Nancy Hubbard at (503) 274-8400 if you have any questions prior to the meeting.
Sincerely, MEETING LOCATI N MAP:
9Ikherg
R. } 01;
tS ) \\: t
hAkt.
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•
22b0 C.S. Bancorp Tower • 111 S.W. Fifth Avenue ■ Portland, Oregon 97204 u (503) 274- 400 voice • (503) 274-4685 fax
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4 Traffic Access Report
_ i;
Palomino Point Apartments
Tigard, Oregon
DAVID EVANS AND ASSOCIATES,INC.
( gDa
TRAFFIC ACCESS REPORT
Palomino Point Apartments
Tigard, Oregon
PR op
c, a1N f '
� 157w
•
��,r(,�►.1994
Prepared for:
The Bowen Real Estate Group
111 SW 5th Avenue, Suite 2260
Portland, Oregon 97204
October 20, 1994
DAVID EVANS AND ASSOCIATES,INC.
A PROFESSIONAL SERVICES CONSULTING FIRM
OFFICES IN OREGON,WASHINGTON,CALIFORNIA AND ARIZONA
2828 S.W.CORBETT AVENUE
PORTLAND,OREGON 97201.4830
• (503)223-6663 FAX(503)223-2701
TABLE OF CONTENTS
Page
INTRODUCTION 1
DESCRIPTION OF SITE 2
SURROUNDING ROADWAYS 3
SW 135th Avenue 3
SW Hawk's Beard Road 3
SW 130th Avenue 3
Background Traffic 4
UUIJ Proposed Site Generated Traffic 6
Trip Generation 6
Site Traffic Distribution and Assignment 6
Background and Site Traffic 7
Total Traffic 7
Traffic Operations 7
CONCLUSIONS 11
•
i
LIST OF TABLES
No. Title Page
1. Traffic Generated by Other Approved Development 5
2. Estimated Site Generated Traffic 6
3. Level of Service Criteria for STOP- or YIELD-Sign-Controlled Movements
or Movement Groups 8
4. Estimated Levels of Service 9
'71101
LIST OF FIGURES
Follows
No. Title Page
1. Vicinity Map 2
2. Current Traffic Volumes without Hawk's Beard Road Extension 4
3. Traffic Volumes Generated by Other Approved Development 5
4. Current Traffic Volumes with Proposed Hawk's Beard Road Extension 6
5. Background Traffic Volumes 6
6. Site Traffic Volumes 6
7. Background and Site Traffic Volumes 7
8. Traffic Generated by Other Proposed Developments 7
9. Total Traffic Volumes 7
ii
INTRODUCTION
This Traffic Access Report addresses the traffic impact of the proposed Palomino Point
Apartments. The purpose of this access report is to calculate the amount of traffic generated
by the proposed development, to distribute and assign this site traffic to the surrounding
street system, to estimate how this site traffic will affect the traffic operations on the
surrounding street system and to recommend measures that will improve the traffic
operations to mitigate any adverse impacts, if necessary.
1 0:\pe jen\v\w t.000l T.o ..,p,
DESCRIPTION OF SITE
The proposed Palomino Point Apartments site is located east of SW 135th Avenue and south
of the proposed extension of Hawk's Beard Road, as shown in Figure 1. This development
will contain 160 apartment units.
Access to the site will be provided to SW 135th Avenue and the proposed extension of
Hawk's Beard Road, as also shown in Figure 1.
2 o:IptqleaWavim00111"oorespt
LEGEND • 4/}.
ARTERIAL 0 150 300 450
--- MINOR COLLECTOR FEET
LOCAL STREET
----- PROPOSED EXTENSION p-D)g__)c-f:-
OF HAWK'S BEARD RD.
DAVID Y.V ANS AND ASSOIIO ATVD INC.
R°•
RR�
C1k°L},S
FE
5� S
I
I
w
>
R° I
a
S RR� I o M
Rtiti -'° sc � I
o� 4 "
AI
. El M., .. . .. .AN SW HAW. ' BE;:D RD.
8: "
'Z'� o« � a Z
4. I:I: : .: SIT. : •• - I•
„,
IdROPOSE. . . • . . -
SR .'Acc S.. :i , t•• i i. . i
I
I FIGURE 1
VICINITY MAP
SURROUNDING ROADWAYS
In addition to the site access, Figure 1 also displays the surrounding roadways serving the
site area.
SW 135th Avenue
SW 135th Avenue is classified as a minor collector by the City of Tigard. South of SW
Scholls Ferry Road, this road has one travel lane in each direction with sidewalks provided
on both sides. The roadway width at the proposed site access was measured to be
(p)--5 approximately 39 feet with a 6 foot sidewalk on both sides. The posted speed limit on SW
135th Avenue south of SW Scholls Ferry Road is 40 mph.
SW 135th Avenue will provide direct access to the proposed site.
SW Hawk's Beard Road
SW Hawk's Beard Road is classified as a local street by the City of Tigard. This road starts
at the intersection with SW Summer Lake on the east, intersects with SW 130th Avenue,
and ends approximately 200 feet west of SW 130th Avenue. The roadway width is
approximately 30 feet with sidewalks provided on both sides adjacent to the newly developed
residential homes.
This road is planned to be extended west to connect with SW 135th Avenue by the time the
proposed development is completed. The proposed development will have two access points
on this road extension (see Figure 1).
SW 130th Avenue
SW 130th Avenue is classified as a minor collector by the City of Tigard. This road
provides access to the residential areas south of SW Scholls Ferry Road between SW 135th
Avenue and SW Summer Lake. Currently, this road has a total roadway pavement width
of approximately 16 feet and the pavement itself is in very bad condition. According to City
staff, this road will be improved in the near future.
3 o:project\a wv,001n. ..apt
TRAFFIC ANALYSIS
In this report, three traffic conditions were analyzed: (1) background traffic condition with
the proposed Hawk's Beard Road extension; (2) background and site traffic condition; and
(3) total traffic condition. For this access report, the impact of the proposed site on the
traffic operations at the proposed site access intersections was addressed.
The background traffic condition with the proposed Hawk's Beard Road extension is the
condition with current traffic, the traffic generated by the approved yet uncompleted
project(s) within the study vicinity (called "added" background traffic) and the traffic
diverted to the study area due to the Hawk's Beard Road extension. Currently, only one
project has been approved and is under construction. This particular project will have 150
lots located south of Walnut Street and west of SW 135th Avenue.
The traffic condition with the above identified background traffic plus the traffic generated
by this proposed development is called background and site traffic condition. This traffic
condition was assessed to identify the impact of the proposed Palomino Point Apartments.
Finally, total traffic condition was evaluated assuming the proposed development or potential
development(s) within the study area will be completed. These developments include (1)
50 apartment units, located east of SW 135th Avenue between Summer Creek and Brittany
Drive; (2) a shopping center located south of SW Scholls Ferry Road/SW Old Scholls Ferry
Road between SW 135th Avenue and SW Scholls Ferry Road; and (3) a currently vacant
parcel bounded by SW Scholls Ferry Road on the north, Hawk's Beard Road on the south,
SW 135th Avenue on the west, and SW 130th Avenue on the east. According to the City
of Tigard, this vacant parcel that is currently zoned as multifamily can be developed with
a maximum of 380 apartment units.
Background Traffic
Current traffic volumes on SW 135th Avenue south of SW Scholls Ferry Road were
provided by the City of Tigard and Washington County. These AM and PM peak hour
traffic volumes are summarized in Figure 2.
The traffic generated by the 150 lot development currently under construction was estimated
using the trip generation information contained in the ITE Trip Generation Report, Fifth
Edition. The calculation summary sheets are contained in Appendix A. The following
table summarizes the trip generation of this development.
4 o: a\w\wreoorn.coo.apt
0 75 150 225
misim
FEET
GqR
DAVID EVANS AND ASSIX)IATES•INC.
I
W v :rA=x w SW HAWK'S
o ,.¢ BEARD RD.
a . w F
,.
o
4, 1 SITE
•
PROPOSED. •. •
SITE ACCESS
LEGEND FIGURE 2
350 a AM PEAK HOUR VOLUME
(525) = PM PEAK HOUR VOLUME CURRENT TRAFFIC VOLUMES
WITHOUT HAWK ' S BEARD
ROAD EXTENSION
TABLE 1
TRAFFIC GENERATED BY OTHER APPROVED DEVELOPMENT
AM Peak Hour PM Peak Hour
Project 24-Hour In Out In Out
150 Lot Development 1,500 30 85 100 55
�((6,� The distribution of the traffic generated by this housing development was based on the select
zone assignment conducted by Washington County using the EMME/2 regional traffic
forecasting model. The following summarizes this distribution pattern:
• 50 percent to and from SW Scholls Ferry Road east
• 20 percent to and from SW Scholls Ferry west
• 30 percent to and from SW Walnut Street
The assignment of this traffic to the road network within the study area is shown in Figure
3.
5 o:\project\w\wIea001Trocew.Ipt
s vti'vuvu(SV c T 'n rnt:CTVTS:rur Tckn1 nc.r r..nccnror r.c
Q
0 75 150 225
■■11
FEET
ic= g=)a
DAVID EVANS AND ASSOCIATPCINI'.
,C1 rfl
► . w : .w SW HAWK'S
rn
:� • •. BEARD RD.
' o.' • . : : . •Q • . •
o
o a 2. H H
� ►
► ° SITE . .;,: . .
PROPOSED. ..
SITE ACCESS
LEGEND
FIGURE 3
20 - AM PEAK HOUR VOLUME
(70) - PM PEAK HOUR VOLUME TRAFFIC VOLUMES GENERATED
BY OTHER APPROVED
DEVELOPMENT
Figure 4 shows the current traffic plus the traffic diverted to the study area due to the
proposed Hawk's Beard Road extension. Figure 5 shows the background traffic, which
includes the current traffic, the traffic generated by the approved 150 lot development, and
the diverted traffic due to the Hawk's Beard Road extension.
Proposed Site Generated Traffic
Trip Generation
The traffic, which would be generated by the proposed Palomino Point Apartments, was
estimated using the trip generation information contained in the ITE Trip Generation
Report, Fifth Edition. The calculation summary sheet is contained in Appendix A. The
following table summarizes this trip generation.
TABLE 2
ESTIMATED SITE GENERATED TRAFFIC
AM Peak Hour PM Peak Hour
Project 24-Hour In Out In Out
Palomino Point 1,000 14 68 67 32
As indicated in the above table, the proposed Palomino Point Apartments was estimated to
generate 1,000 daily vehicle trips with 82 vehicle trips during AM peak hour (14 in and 68
out) and 99 vehicle trips during PM peak hour (67 in and 32 out) on a typical weekday.
Site Traffic Distribution and Assignment
The distribution of the proposed Palomino Point Apartments generated traffic was made
using the same distribution pattern as identified above.
The assignment of the traffic generated by this proposed Palomino Point Apartments was
made on the basis of the above identified distribution pattern and shown in Figure 6.
6 a:projea aaAwV0001 ...a
cv 0 75 150 225
o � FEET
Lc) 10 (10)
id,' 10 (5)
�VvV
DAVID EVANS AND A.450CIATLKINC.
! .' • rn • .cam .w
BEARD RD.
W ' 0
13 o • • a H . w . H
• • : : •SI•T•E . •:: . ::. . . : .:. . .' . ::' .
1 • PROPOSED.•
SITS ACGESS. '
. •
X "r-
C
LEGEND
FIGURE 4
360 - AM PEAK HOUR VOLUME CURRENT TRAFFIC VOLUMES
(530) - PM PEAK HOUR VOLUME
WITH PROPOSED HAWK ' S
BEARD ROAD EXTENSION
'41k
6 _
a' `n 0 75 150 225
�n -4
0 L.0 FEET
7
---- 10 (10) C J gR to
�' (5)
DAVID Y.VANS AN A.SSp('IATI:SINI'.
f______
SW HAWK'S
' BEARD RD.
•.ca in'. : .
• ' . w ' ' E-■
v.
o : _ .
• . . . . . .. , .S.I•T. N', . . . . • • .. • • • • '• .•4 PROPOSED.
4 '•SITE AC' ES;S• .: • ' . '. -
d - i
03
E-
U)
CO
LEGEND FIGURE 5
380 = AM PEAK HOUR VOLUME
(530)- PM PEAK HOUR VOLUME BACKGROUND T R A F F I C
VOLUMES
i
^ 0 75 150 225
-;31..
FEET
15 (8)
8) S (2) DAVID EVANS AND ASSDCIAThSINC.
"V--1 (8)
(12) 3 • • SW HAWK'S
BEARD RD.
1
•Q• U to '0 •-�
• " : • • : .S.I'T. : .': . .:. :
24 (11) . • •
PROPOSED' .
. SITE :ACCESS: .• •• : '. ..'
•
I
I
LEGEND FIGURE 6
5 - AM PEAK HOUR VOLUME
(24) - PM PEAK HOUR VOLUME SITE TRAFFIC
VOLUMES
Background and Site Traffic
The background and site traffic was obtained by adding the above assigned Palomino Point
Apartments generated traffic to the background traffic, as shown in Figure 5. Figure 7
shows the background and site peak hour traffic volumes.
Total Traffic
The traffic generated by the above-proposed developments and the potential development
was estimated using the trip generation information contained in the ITE Trip Generation
��� Report, Fifth Edition. The distribution and assignment of the traffic generated by both the
50 unit and estimated 380 unit apartment developments were performed using the above
identified distribution pattern. The distribution and assignment of the traffic generated by
the proposed shopping center west of SW 135th Avenue were based on the distribution and
assignment information contained in the May, 1991 report, titled Traffic Impact Study,
135th Avenue and Scholls Ferry Road, conducted by Carl Buttke Inc. The final total
assignment of the traffic generated by these three developments is shown in Figure 8.
Finally the total traffic was calculated by adding the traffic generated by these developments
to the background and site traffic, as shown in Figure 7. Figure 9 shows the peak hour total
traffic volumes.
Traffic Operations
The capacity and level of service calculations were performed for the three traffic
conditions: (1) background traffic condition; (2) background and site traffic condition; and
(3) total traffic condition.
Level of service is described by grades A through F, with A describing the best level and
F describing extreme congestion and failure of the system. Level of service D is generally
considered an acceptable condition in urban areas. At a STOP-sign-controlled intersection,
level of service is defined in terms of reserve capacity or unutilized capacity. Table 4
describes the level of service criteria contained in the 1985 Highway Capacity Manual
(HCM) for STOP- or YIELD-sign-controlled movements or movement groups.
7 cOproject oir.�....a
'o 0 75 150 225
co co
rn FEET
co \ 25 (18) -f-23 (17) C )�
— 10 (5) 0 (0) ��20 (15) DAVID EVANS AND A.S90CIATI�SINC.
— �^ - 1 (8)
• (12) .3 fi —�23j 10 -� , SW HAWK'S
BEARD RD.
O
co
• ' '24' (11) ': •
• ' .PROPOSED • • . • . , .
S•ITF: ACCE$
LEGEND
FIGURE 7
380 = AM PEAK HOUR VOLUME
(600) = PM PEAK HOUR VOLUME BACKGROUND A N D SITE
TRAFFIC VOLUMES
1O O ED
0 75 150 225
cv�v F��
�24 15 (5)
p-))
1 U�U
(10)
_•` 45 (20) DAVID EV ANS AND A.SSDCIATY_ti1NC.
(65) 5O J/ _ _ — — — - — — — — — — — — — — — —
(20) 20 �,, : SW HAWK'S
BEARD RD.
� • . . .• a .w
S:IT •
°OI • .
•
PROPOSED
SITE A C) SS.. • .
411 .81731/4 • : . .: . . :
xI .
HI
LEGEND
FIGURE 8
20 = AM PEAK HOUR VOLUME
(120) = PM PEAK HOUR VOLUME TRAFFIC GENERATED
BY OTHER PROPOSED
DEVELOPMENTS
Alk
i
Loin in / 0 75 150 225
'no l
FEET
cn o.--I
;4C 40 (23) §)), g a/L/Ir (5) =-`68 (37)
l �--. ---3g ('S) 0 (0) x-65 (3pp5) DAVID EVANS AND ASSOCUTFSINC.
(65) 50_21 (73)-28=i.=- -. --. (--70)-2-----,�- ----\,
(5) 5 —�-
Vu23 .(3) 1 SW HAWK'S
(20) 20 .
corn . .-a BEARD RD.
CV r) - H
_ U ' O
�I • d •
• .. S.7.I. a •E - I:TE •.• : U :
. ..p, .E .•.: :.••.•
r 21 (10) :PROPOSED ,
(70) 15� . ( .SITE: ACCESS-.. : ..' : :'.. .
(25) 5 ----`4s, o . •
w om�
x1.. ev
F
If' I
LEGEND
FIGURE 9
20 = AM PEAK HOUR VOLUME
TOTAL TRAFFIC VOLUMES
(120) - PM PEAK HOUR VOLUME
TABLE 3
LEVEL OF SERVICE CRITERIA FOR STOP- OR YIELD-SIGN-CONTROLLED
MOVEMENTS OR MOVEMENT GROUPS
•
Level of Reserve Expected Delay to
Service Capacity* Sign Controlled Traffic
A Over 400 Little or no delay
B 300-399 Short traffic delays
200-299 Average traffic delays
D 100-199 Long traffic delays
E 0-99 Very long traffic delays
F less than 0 Extreme traffic delays
*Passenger cars per hour
Table 5 contains the levels of service calculated using the computer software NCAP, which
was based on the procedures contained in the 1985 HCM. The detailed capacity and level
of service calculation summary sheets are contained in Appendix B.
8 D:\1fc cd\M\Mlso00I7.c ..ep
111\I T 0 TUC CTDITI:CIC TC 1\II\C I I I ICI\DPC!\I'OCCC
TABLE 4
ESTIMATED LEVELS OF SERVICE
Background Background Total
and Site
AM PM AM PM AM PM
SW 135th Avenue and
Site Access N/A(1) N/A AB(2) A/A A, A/C,C A, A/C,D(3)
Hawk's Beard Road and
West Site Access N/A N/A A/A A/A A/A A/A
Hawk's Beard Road and
East Site Access N/A N/A A/A A/A A/A A/A
Note:
(1) N/A = Not applicable
(2) A/B = Level of service A for left turn on main street and level of service B for
traffic movements from minor street.
(3) A,A/C,D = Level of service A and A for both left turn movements on SW 135th
Avenue, level of service C for traffic movements from the proposed site access and
level of service D for traffic movements from the proposed shopping center access.
As indicated in Table 5, this proposed site will not have an impact on the levels of service
at the site access intersections during either the AM or the PM peak hours.
With the other proposed or potential developments, traffic movements or movement groups
were estimated to operate at level of service D or better during both AM and PM peak
hours.
At the intersection of SW 135th Avenue and proposed site access/proposed shopping center
access, the traffic to and from the proposed site access was estimated to operate at level of
service C and A respectively during both the AM and the PM peak hours with the total
traffic.
9 O:prric[Y\w\w 01 7.«n...qx
1 11FURFU nc c 1 n - •n..•cmn.m.r.r mr...n.•.......................,,
At the other two proposed site access intersections with the proposed Hawk's Beard Road
extension, the traffic from and to the proposed site access was estimated to operate at the
highest level of service or level of service A during both the AM and the PM peak hours
with the total traffic.
Left Turn Lane Requirement
The left turn lane requirement at the proposed site access on SW 135th Avenue was
evaluated using the ODOT's traffic volume warrants for left turn refuges. It was found that
a southbound left turn refuge on SW 135th Avenue at the proposed site is required during
the PM peak hour. The required vehicle queue length for this left turn refuge is 75 feet.
As mentioned earlier, SW 135th Avenue currently has a pavement width of 39 feet, which
JH is enought to accommodate a left turn refuge.
At the other two proposed site access locations, left turn refuges are not warranted based
on the traffic volumes.
10 c:�oj.awwrd10171.om....a
IIVAIR1:V T\V TIIF l'TD1TFf.lr TVVit fIE\I t ICi\pvcr wVf CC
CONCLUSIONS
The proposed Palomino Point Apartments is expected to generate 1,000 daily two-way
vehicle trips with 82 vehicle trips during the AM peak hour and 99 vehicle trips during the
PM peak hour.
This proposed development will not have an impact on the levels of service at the proposed
site access intersections during either the AM or the PM peak hours.
Traffic from and to the proposed site at all three site access points will operate at level of
service C or better during both AM and PM peak hours even with the other proposed or
potential developments in the study vicinity.
At the proposed site access on SW 135th Avenue, the southbound left turn traffic to the
proposed site will warrant a left turn refuge during the PM peak hour. This refuge requires
a storage length of 75 feet. Currently, there is enough street width to accommodate this left
turn refuge.
11 o:Npmjea r000iT.�...�
APPENDIX A
TRIP GENERATION CALCULATIONS
WLSN0017
SUMMARY OF TRIP GENERATION CALCULATION
FOR 150 DWELLING UNITS OF SINGLE FAMILY DWELLINGS
10/10/94
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG WKDY 2-WAY VOL 10 . 00 0 . 00 1 . 00 1499
7-9 AM PK HR ENTER 0 . 20 0 . 00 1 . 00 30
7-9 AM PK HR EXIT 0 . 57 0 . 00 1 . 00 85
7-9 AM PK HR TOTAL 0 . 76 0 . 00 1 . 00 115
4-6 PM PK HR ENTER 0 . 67 0 . 00 1 . 00 101
4-6 PM PK HR EXIT 0 . 36 0 . 00 1 . 00 54
4-6 PM PK HR TOTAL 1 . 04 0 . 00 1 . 00 156
SATURDAY 2-WAY VOL 10 . 78 0 . 00 1 . 00 1617
PK HR ENTER 0 . 55 0 . 00 1 . 00 82
PK HR EXIT 0 .46 0 . 00 1 . 00 70
PK HR TOTAL 1 . 01 0 . 00 1 . 00 151
SUNDAY 2-WAY VOL 8 . 71 0 . 00 1 . 00 1307
PK HR ENTER 0 .48 0 . 00 1 . 00 72
PK HR EXIT 0 .48 0 . 00 1 . 00 72
PK HR TOTAL 0 . 96 0 . 00 1 . 00 144
Note : A zero rate indicates no rate data available
The above rates were calculated from these equations :
24-Hr. 2-Way Volume : LN (T) = . 921LN(X) + 2 . 698 , RA2 = . 96
7-9 AM Peak Hr. Total : LN (T) = . 867LN(X) + . 398
R"2 = . 89 , . 26 Enter, . 74 Exit
4-6 PM Peak Hr. Total : LN (T) = . 902LN(X) + . 528
RA2 = . 92 , . 65 Enter, = . 35 Exit
AM Gen Pk Hr. Total : LN(T) = . 858LN(X) + .464
RA2 = . 89 , . 26 Enter, .74 Exit
PM Gen Pk Hr. Total : LN(T) = . 892LN(X) + . 59
R&2 = . 91 , . 65 Enter, . 35 Exit
Sat . 2-Way Volume: T = 9 . 217 (X) + 234 . 586, RA2 = . 93
Sat . Pk Hr. Total : T = . 871 (X) + 20 . 759
R '2 = . 9 , . 54 Enter, .46 Exit
Sun. 2-Way Volume: T = 8 . 881 (X) + -25 . 166, R"2 = . 94
Sun. Pk Hr. Total : T = . 761 (X) + 29 . 705
RA2 = . 88 , . 5 Enter, .5 Exit
Source : Institute of Transportation Engineers
WLSN0017
SUMMARY OF TRIP GENERATION CALCULATION
FOR 102 DWELLING UNITS OF SINGLE FAMILY DWELLINGS
10/13/94
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG WKDY 2-WAY VOL 10 .30 0 . 00 1 . 00 1051
7-9 AM PK HR ENTER 0 . 21 0 . 00 1 . 00 21
7-9 AM PK HR EXIT 0 . 60 0 . 00 1 . 00 61
7-9 AM PK HR TOTAL 0 . 80 0 . 00 1 . 00 82
4-6 PM PK HR ENTER 0 . 70 0 . 00 1 . 00 71
4-6 PM PK HR EXIT 0 . 38 0 . 00 1 . 00 38
4-6 PM PK HR TOTAL 1 . 08 0 . 00 1 . 00 110
SATURDAY 2-WAY VOL 11 . 52 0 . 00 1 . 00 1175
PK HR ENTER 0 . 58 0 . 00 1 . 00 59
PK HR EXIT 0 .49 0 . 00 1 . 00 50
PK HR TOTAL 1 . 07 0 . 00 1 . 00 110
SUNDAY 2-WAY VOL 8 . 63 0 . 00 1 . 00 881
PK HR ENTER 0 . 53 0 . 00 1 . 00 54
PK HR EXIT 0 . 53 0 . 00 1 . 00 54
PK HR TOTAL 1 . 05 0 . 00 1. 00 107
Note : A zero rate indicates no rate data available
The above rates were calculated from these equations :
24-Hr. 2-Way Volume : LN (T) = . 921LN(X) + 2 . 698 , RA2 = . 96
7-9 AM Peak Hr. Total : LN(T) = . 867LN(X) + .398
RA2 = . 89 , . 26 Enter, . 74 Exit
4-6 PM Peak Hr. Total : LN(T) = . 902LN(X) + . 528
RA2 = . 92 , . 65 Enter,' . 35 Exit
AM Gen Pk Hr. Total : LN(T) = . 858LN(X) + .464
RA2 = . 89 , . 26 Enter, . 74 Exit
PM Gen Pk Hr. Total : LN(T) = . 892LN (X) + . 59
RA2 = . 91 , . 65 Enter, . 35 Exit
Sat . 2-Way Volume: T = 9 . 217 (X) + 234 . 586, RA2 = . 93
Sat . Pk Hr. Total : T = . 871 (X) + 20 . 759
RA2 = . 9 , . 54 Enter, .46 Exit
Sun. 2-Way Volume: T = 8 . 881 (X) + -25 . 166, RA2 = . 94
Sun. Pk Hr. Total : T = . 761 (X) + 29 . 705
RA2 = . 88 , . 5 Enter, . 5 Exit
Source : Institute of Transportation Engineers
WLSN0017
SUMMARY OF TRIP GENERATION CALCULATION
FOR 160 DWELLING UNITS OF APARTMENT
10/11/94
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG WKDY 2-WAY VOL 6 . 25 0 . 00 1 . 00 999
7-9 AM PK HR ENTER 0 . 09 0 . 00 1 . 00 14
7-9 AM PK HR EXIT 0 .43 0 . 00 1 . 00 68
7-9 AM PK HR TOTAL 0 .51 0 . 00 1 . 00 82
4-6 PM PK HR ENTER 0 .42 0 . 00 1 . 00 67
4-6 PM PK HR EXIT 0 .20 0 . 00 1 . 00 32
4-6 PM PK HR TOTAL 0 . 62 0 . 00 1 . 00 99
SATURDAY 2-WAY VOL 6 . 09 0 . 00 1 . 00 975
PK HR ENTER 0 . 00 0 . 00 1 . 00 0
PK HR EXIT 0 . 00 0 . 00 1 . 00 0
PK HR TOTAL 0 . 51 0 . 00 1 . 00 82
SUNDAY 2-WAY VOL 5 .43 0 . 00 1 . 00 869
PK HR ENTER 0 . 00 0 . 00 1 . 00 0
PK HR EXIT 0 . 00 0 . 00 1 . 00 0
PK HR TOTAL 0 . 51 0 . 00 1 . 00 82
Note : A zero rate indicates no rate data available
The above rates were calculated from these equations :
24-Hr. 2-Way Volume : LN(T) = 1 . 024LN(X) + 1 . 71, RA2 = . 86
7-9 AM Peak Hr. Total : T = .491 (X) + 3 . 391
R"2 = . 83 , . 17 Enter, . 83 Exit
4-6 PM Peak Hr. Total : LN(T) = . 928LN(X) + - . 118
R"2 = .69 , . 68 Enter,' . 32 Exit
AM Gen Pk Hr. Total : T = .557 (X) + 1 . 61
R '2 = . 84 , . 34 Enter, . 66 Exit
PM Gen Pk Hr. Total : LN(T) = . 986LN(X) + - . 344
RA2 = . 77 , . 58 Enter, .42 Exit
Sat . 2-Way Volume: T = 7.462 (X) + -219 .248 , R"2 = . 82
Sat . Pk Hr. Total : LN(T) = . 807LN(X) + . 308
RA2 = . 62 , 0 Enter, 0 Exit
Sun. 2-Way Volume : T = 5 . 915 (X) + -77 .409, RA2 = . 76
Sun. Pk Hr. Total : LN(T) = . 67LN(X) + 1 . 004
RA2 = . 29 , 0 Enter, 0 Exit
Source : Institute of Transportation Engineers
WLSNO017
SUMMARY OF TRIP GENERATION CALCULATION
FOR 50 DWELLING UNITS OF APARTMENT
10/10/94
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG WKDY 2-WAY VOL 6 . 07 0 . 00 1. 00 304
7-9 AM PK HR ENTER 0 . 09 0 . 00 1 . 00 5
7-9 AM PK HR EXIT 0 .46 0 . 00 1 . 00 23
7-9 AM PK HR TOTAL 0 . 56 0 . 00 1 . 00 28
4-6 PM PK HR ENTER 0 .46 0 . 00 1 . 00 23
4-6 PM PK HR EXIT 0 . 21 0 . 00 1 . 00 11
4-6 PM PK HR TOTAL 0 . 67 0 . 00 1 . 00 34
SATURDAY 2-WAY VOL 3 . 08 0 . 00 1 . 00 154
PK HR ENTER 0 . 00 0 . 00 1 . 00 0
PK HR EXIT 0 . 00 0 . 00 1 . 00 0
PK HR TOTAL 0 . 64 0 . 00 1 . 00 32
SUNDAY 2-WAY VOL 4 . 37 0 . 00 1 . 00 218
PK HR ENTER 0 . 00 0 . 00 1 . 00 0
PK HR EXIT 0 . 00 0 . 00 1 . 00 0
PK HR TOTAL 0 . 75 0 . 00 1 . 00 38
Note : A zero rate indicates no rate data available
The above rates were calculated from these equations :
24-Hr. 2-Way Volume : LN (T) = 1 . 024LN(X) + 1 . 71, R '2 = . 86
7-9 AM Peak Hr. Total : T = .491 (X) + 3 . 391
R"2 = . 83 , . 17 Enter, . 83 Exit
4-6 PM Peak Hr. Total : LN(T) = . 928LN (X) + - . 118
R '2 = . 69 , . 68 Enter, ' . 32 Exit
AM Gen Pk Hr. Total : T = . 557 (X) + 1 . 61
R '2 = . 84 , . 34 Enter, . 66 Exit
PM Gen Pk Hr. Total : LN(T) = . 986LN(X) + - . 344
RA2 = . 77 , . 58 Enter, .42 Exit
Sat . 2-Way Volume : T = 7.462 (X) + -219 . 248, R"2 = . 82
Sat . Pk Hr. Total : LN (T) = . 807LN(X) + . 308
R"2 = . 62 , 0 Enter, 0 Exit
Sun. 2-Way Volume: T = 5 . 915 (X) + -77 .409, RA2 = . 76
Sun. Pk Hr. Total : LN(T) = . 67LN (X) + 1 . 004
RA2 = . 29 , 0 Enter, 0 Exit
Source : Institute of Transportation Engineers
WLSN0017
SUMMARY OF TRIP GENERATION CALCULATION
FOR 380 DWELLING UNITS OF APARTMENT
10/13/94
DRIVE
AVERAGE STANDARD ADJUSTMENT WAY
RATE DEVIATION FACTOR VOLUME
AVG WKDY 2-WAY VOL 6 .38 0 . 00 1 . 00 2423
7-9 AM PK HR ENTER 0 . 08 0 . 00 1 . 00 32
7-9 AM PK HR EXIT 0 .41 0 . 00 1 . 00 158
7-9 AM PK HR TOTAL 0 . 50 0 . 00 1 . 00 190
4-6 PM PK HR ENTER 0 . 39 0 . 00 1 . 00 150
4-6 PM PK HR EXIT 0 . 19 0 . 00 1 . 00 70
4-6 PM PK HR TOTAL 0 . 58 0 . 00 1 . 00 220
SATURDAY 2-WAY VOL 6 . 89 0 . 00 1 . 00 2616
PK HR ENTER 0 . 00 0 . 00 1 . 00 0
PK HR EXIT 0 . 00 0 . 00 1 . 00 0
PK HR TOTAL 0 . 43 0 . 00 1 . 00 164
SUNDAY 2-WAY VOL 5 . 71 0 . 00 1 . 00 2170
PK HR ENTER 0 . 00 0 . 00 1 . 00 0
PK HR EXIT 0 . 00 0 . 00 1 . 00 0
PK HR TOTAL 0 . 38 0 . 00 1 . 00 146
Note : A zero rate indicates no rate data available
The above rates were calculated from these equations :
24-Hr. 2-Way Volume : LN(T) = 1 . 024LN(X) + 1 . 71, R^2 = . 86
7-9 AM Peak Hr. Total : T = . 491 (X) + 3 . 391
R '2 = . 83 , . 17 Enter, . 83 Exit
4-6 PM Peak Hr. Total : LN (T) = . 928LN(X) + - . 118
RA2 = . 69 , . 68 Enter, s . 32 Exit
AM Gen Pk Hr. Total : T = . 557 (X) + 1 . 61
RA2 = . 84 , . 34 Enter, . 66 Exit
PM Gen Pk Hr. Total : LN(T) = . 986LN(X) + - . 344
R '2 = . 77 , . 58 Enter, .42 Exit
Sat . 2-Way Volume : T = 7 .462 (X) + -219.248, RA2 = . 82
Sat . Pk Hr. Total : LN(T) = . 807LN(X) + . 308
R"2 = . 62 , 0 Enter, 0 Exit
Sun. 2-Way Volume: T = 5 . 915 (X) + -77 .409, R"2 = . 76
Sun. Pk Hr. Total : LN (T) = . 67LN(X) + 1. 004
RA2 = .29 , 0 Enter, 0 Exit
Source : Institute of Transportation Engineers
APPENDIX B
LEVEL OF SERVICE CALCULATIONS
�,.JCATION: 135th Avenue & Site Access INAME:JXZ
-------------------------------------------------------------------------------
URLY VOLUMES VOLUMES IN PCPH
N>
Major street :135th Avenue
1 <---V5--- 380 <---VS---
urade 605---V2---> v---V4--- 5 ---V2---> v---V4--- 5
0% 4---V3---v N= 2 ---V3---v
< > < I >
_ _ te of Counts:
Background + Si V7 V9 X STOP V7 V9
me Period: I I YIELD I I
PK HR 21 24 21 24
Approach Speed: Minor Street : Grade
. " Site Access 0%
:F: 0 . 8 N= 1
,Jpulation: 500000
ILUME ADJUSTMENTS
Movement no. I 2 I 3 I 4 I 5 I 7 I 9 I
)fume (vph) I 605 I 4 I 5 I 380 I 21 I 24 I
Un1 (pcph) , see Table 10 . 1IXXXXXXXXIXXXXXXXXI 5 IXXXXXXXXI 21 I 24 I
'EP 1 : RT From Minor Street I /-> V9
)nflicting Flows, Vc 1/2 V3+V2= 2 + 605 = 607 vph(Vc9)
-itical Gap, Tc Tc= 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp9= 625 pcph (Fig. 10 . 3)
" :tual Capacity, Cm Cm9=Cp9= 625 pcph
. EP 2 : LT From Major Street I v-- V4
>nflicting Flows, Vc V3+V2= 4 + 605 = 609 vph(Vc4)
itical Gap, Tc Tc= 4 . 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp4= 719 pcph (Fig. 10 . 3)
of Cp utilized and Impedance Factor (V4/Cp4)x100= . 7% P4= 1
:tual Capacity, Cm (Fig. 10 . 5) Cm4=Cp4= 719 pcph
STEP 3 : LT From Minor Street I <-\ V7
)nflicting Flows, Vc 1/2 V3+V2+V5+V4
2 + 605 + 380 + 5 = 992 vph (Vc7)
fitical Gap, Tc Tc= 6 secs (Tab. 10 . 2)
Dtential Capacity, Cp Cpl= 278 pcph (Fig. 10 . 3)
Actual Capacity, Cm Cm7=Cp7xP4= 278 x 1 = 278 pcph
-JARED LANE CAPACITY SH = (V7+V9) / ( (V7/Cm7) + (V9/Cm9) ) if lane is shared
CR CR LOS LOS
DVEMENT V(PCPH) CM (PCPH) CSH (PCPH) (CM-V) (CSH-V) CM CSH
7 21 278 395 257 350 C B
9 24 625 395 601 350 A B
4 s 719 714 A
)CATION: 135th Avenue & Site Access NAME:JXZ
-------------------------------------------------------------------------------
TTOURLY VOLUMES Grade 0%
N = 1
5
V12
0 N>
V11
15
V10
N= 2 < v 1 > V6-- 20
,,made 0% < V5-- 430 N= 2
10 --V1 v V4-- 5
660 --V2 > major road Grade 0%
4 --V3 v < I A > 135th Avenue
V7
21 STOP xx
V8 YIELD
N= 1 0 Date of Counts :Total
V9 Time Period:AM PK HR
minor road 24 Prevailing Speed:40
Site Access PHF: 0 . 8
Grade 0 % Population: 500000
)LUME ADJUSTMENTS
)vement no. I 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 1 10 1 11 1 12 1
.plume (vph) I 101 6601 41 51 4301 201 211 01 241 151 01 51
)1 (pcph) ,Tab. 10 . 11 10IXXXXIXXXXI 5IXXXXIXXXXI 211 01 241 151 01 51
)LUMES IN PCPH
5
V12
0
V11
� 15
V10
A
v 1 > V6-- ==
V5-- ==
10 --V1 A V4-- 5
__ --V2
__ --V3 v < 1 A
V7
21
V8
0
V9
24
DCATION: 135th Avenue & Site Access NAME:JXZ
________________ ------------------
------ -------------
-----------
STEP 1 : RT From Minor Street /-> V9 1 <-/ V12
inflicting Flows, Vc 1/2 V3+V2=Vc9 1/2 V6+V5=Vc12
2+ 660= 662 vph 10+ 430= 440 vph
Critical Gap, Tc (Tab. 10 . 2) 5 (secs. ) 5 (secs . )
Dtential Capacity, Cp (Fig10 . 3) Cp9 = 590 pcph Cp12 = 764 pcph
of Cp utilized (V9/Cp9)x100= 4 . 1% (V12/Cp12) x100= .7%
Impedance Factor, P (Fig. 10 . 5) P9= . 98 P12= 1
- :tual Capacity, Cm Cm9=Cp9= 590 pcph Cm12=Cp12= 764 pcph
STEP 2 : LT From Major Street I v-- V4 - Vl
Dnflicting Flows, Vc V3+V2=Vc4 V6+V5=Vcl
4+ 660= 664 vph 20+ 430= 450 vph
ritical Gap, Tc (Tab. l0 . 2) 4 . 5 (secs . ) 4 . 5 (secs . )
ctential Capacity, Cp (Fig10 . 3) Cp4 = 680 pcph Cpl = 855 pcph
rs of Cp utilized (V4/Cp4)x100= .7% (V1/Cpl) x100= 1 . 2%
Impedance Factor, P (Fig. 10 . 5) P4= 1 P1= . 99
ctual Capacity, Cm Cm4=Cp4= 680 pcph Cm1=Cpl= 855 pcph
TEP 3 : TH From Minor Street A V8 v V11
Conflicting Flows, Vc . 5V3+V2+V1+V6+V5+V4=Vc8 . 5V6+V5+V4+V3+V2+V1=Vc11
2+ 660+ 10+ 20+ 10+ 430+ 5+ 4+
430+ 5= 1127 vph 660+ 10= 1119 vph
critical Gap, Tc (Tab. 10 . 2) 5 . 5 (secs . ) 5 . 5 (secs. )
Potential Capacity, Cp (Fig10 . 3) Cp8 = 277 pcph Cpll = 279 pcph
of Cp utilized (V8/Cp8) x100= 0% (V11/Cpll) x100= 0%
mpedance Factor, P (Fig. 10 . 5) P8= 1 Pll= 1
Actual Capacity, Cm Cm8=Cp8xPlxP4 Cm1l=Cp11xPlxP4
274= 277x. 99x 1pcph 276= 279x. 99x 1pcph
CTEP 4 : LT From Minor Street <-\ V7 \-> V10
onflicting Flows, Vc Vc8 (step3) +V11+V12=Vc7 Vcll (step3) +V8+V9=Vc10
1127+ 0+ 5= 1132vph 1119+ 0+ 24= 1143vph
ritical Gap, Tc (Tab. 10 .2) 6 (secs. ) 6 (secs . )
otential Capacity, Cp (Fig10 . 3) Cpl = 225 pcph Cp10 = 222 pcph
Actual Capacity, Cm Cm7=Cp7xP1xP4xPllxPl2 Cm10=CplOxP4xPlxP8xP9
= 225x. 99x lx lx 1 = 222x lx. 99x lx. 98
= 223 pcph = 215 pcph
JCATION: 135th Avenue & Site Access NAME :JXZ
SHARED LANE CAPACITY
APPROACH MOVEMENTS 7, 8, 9
CR CR LOS LOS
MOVEMENT V(PCPH) CM(PCPH) CSH (PCPH) (CM-V) (CSH-V) CM CSH
7 21 223 334 202 289 C C
8 0 274 334 274 289 C C
9 24 590 334 566 289 A C
APPROACH MOVEMENTS 10, 11, 12
CR CR LOS LOS
DVEMENT V(PCPH) CM(PCPH) CSH (PCPH) (CM-V) (CSH-V) CM CSH
10 15 215 262 200 242 C C
11 0 276 262 276 242 C C
12 5 764 262 759 242 A C
MAJOR STREET LEFT TURNS 1,4
JVEMENT V(PCPH) CM (PCPH) CR(CM-V) LOS
1 10 855 845 A
4 5 680 675 A
COMMENTS :
LOCATION: 135th Avenue & Site Access INAME :JXZ
------------------------------------------------------------------------------
DURLY VOLUMES VOLUMES IN PCPH
N>
Major street :135th Avenue
= 1 <---V5--- 600 <---VS---
Grade 495---V2---> v---V4--- 24 ---V2---> v---V4--- 24
0% 20---V3---v N= 2 ---V3---v
uate of Counts : < I >
I > < I I
"ackground + Si V7 V9 X STOP V7 V9
ime Period: I I YIELD I I
_M PK HR 10 11 10 11 ,
Approach Speed: Minor Street : Grade
0 Site Access 0%
HF : 0 .85 N= 1
Population: 500000
DLUME ADJUSTMENTS
Movement no. I 2 I 3 I 4 I 5 I 7 I 9 I
Plume (vph) I 495 I 20 I 24 I 600 1 10 I 11
ol (pcph) , see Table 10 . 1IXXXXXXXXIXXXXXXXXI 24 IXXXXXXXXI 10 I 11
STEP 1 : RT From Minor Street I /-> V9
onflicting Flows, Vc 1/2 V3+V2= 10 + 495 = 505 vph (Vc9)
_ritical Gap, Tc Tc= 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp9= 706 pcph (Fig. 10 . 3)
ctual Capacity, Cm Cm9=Cp9= 706 pcph
STEP 2 : LT From Major Street I v-- V4
onflicting Flows, Vc V3+V2= 20 + 495 = 515 vph (Vc4)
ritical Gap, Tc Tc= 4 . 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp4= 797 pcph (Fig. 10 . 3)
of Cp utilized and Impedance Factor (V4/Cp4) x100= 3% P4= . 98
ctual Capacity, Cm (Fig. 10 . 5) Cm4=Cp4= 797 pcph
TEP 3 : LT From Minor Street I <-\ V7
k_onflicting Flows, Vc 1/2 V3+V2+V5+V4
10 + 495 + 600 + 24 = 1129 vph(Vc7)
ritical Gap, Tc Tc= 6 secs (Tab. 10 . 2)
otential Capacity, Cp Cp7= 226 pcph (Fig. 10 . 3)
Actual Capacity, Cm Cm7=Cp7xP4= 226 x . 98 = 221 pcph
'HARED LANE CAPACITY SH = (V7+V9) / ( (V7/Cm7) + (V9/Cm9) ) if lane is shared
CR CR LOS LOS
[OVEMENT V(PCPH) CM(PCPH) CSH(PCPH) (CM-V) (CSH-V) CM CSH
7 10 221 345 211 324 C B
9 11 706 345 695 324 A B
4 24 191 773 A}
DCATION: 135th Avenue & Site Access NAME:JXZ
OURLY VOLUMES Grade 0%
N = 1
25
V12
0 N>
V11
70
V10
N= 2 < v 1 > A V6-- 120
Grade 0% < V5-- 645 N= 2
35 --Vi v V4-- 24
540 --V2 > major road Grade 0%
20 --V3 v < I A > 135th Avenue
V7
10 STOP xx
V8 YIELD
N= 1 0 Date of Counts :Total
V9 Time Period:PM PK HR
minor road 11 Prevailing Speed:40
Site Access PHF: 0 . 85
Grade 0 % Population: 500000
OLUME ADJUSTMENTS
ovement no. 1 i 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 9 1 10 1 11 1 12 1
volume (vph) 1 351 5401 201 241 6451 1201 101 01 111 701 01 251
ol (pcph) ,Tab. 10 . 1I 351XXXXIXXXX1 241XXXXIXXXXI 101 01 111 701 01 251
OLUMES IN PCPH
25
V12
0
V11
70
V10
V I > V6-- __
< V5-- __
35 --V1 A V4-- 24
== --V2 >
== --V3 v < I A
V7
10
V8
0
V9
11
3CATION: 135th Avenue & Site Access NAME:JXZ
----------------------------------------------- -----------------------------
STEP 1 : RT From Minor Street /-> V9 1 <-/ V12
onflicting Flows, Vc 1/2 V3+V2=Vc9 1/2 V6+V5=Vc12
10+ 540= 550 vph 60+ 645= 705 vph
critical Gap, Tc (Tab. 10 . 2) 5 (secs . ) 5 (secs . )
otential Capacity, Cp (Fig10. 3) Cp9 = 670 pcph Cp12 = 562 pcph
of Cp utilized (V9/Cp9) x100= 1 . 6% (V12/Cp12) x100= 4 .4%
Impedance Factor, P (Fig. 10 . 5) P9= . 99 P12= . 97
ctual Capacity, Cm Cm9=Cp9= 670 pcph Cm12=Cp12= 562 pcph
-TEP 2 : LT From Major Street v-- V4 --^ V1
onflicting Flows, Vc V3+V2=Vc4 V6+V5=Vcl
20+ 540= 560 vph 120+ 645= 765 vph
ritical Gap, Tc (Tab. 10 . 2) 4 . 5 (secs . ) 4 . 5 (secs . )
otential Capacity, Cp (Fig10 . 3) Cp4 = 759 pcph Cpl = 610 pcph
% of Cp utilized (V4/Cp4) x100= 3 . 2% (V1/Cpl) x100= 5 . 7%
mpedance Factor, P (Fig. 10 . 5) P4= . 98 P1= . 97
ctual Capacity, Cm Cm4=Cp4= 759 pcph Cm1=Cp1= 610 pcph
TEP 3 : TH From Minor Street A V8 v V11
Conflicting Flows, Vc . 5V3+V2+Vl+V6+V5+V4=Vc8 . 5V6+V5+V4+V3+V2+V1=Vc11
10+ 540+ 35+ 120+ 60+ 645+ 24+ 20+
645+ 24= 1374 vph 540+ 35= 1324 vph
critical Gap, Tc (Tab. 10 . 2) 5 . 5 (secs . ) 5 . 5 (secs . )
'otential Capacity, Cp (Fig10 . 3) Cp8 = 198 pcph Cpll = 213 pcph
of Cp utilized (V8/Cp8)x100= 0% (V11/Cpl1) x100= 0%
_mpedance Factor, P (Fig. 10 . 5) P8= 1 P11= 1
Actual Capacity, Cm Cm8=Cp8xP1xP4 Cm11=Cp11xPlxP4
188= 198x. 97x. 98pcph 202= 213x. 97x. 98pcph
-TEP 4 : LT From Minor Street <-\ V7 \-> V10
onflicting Flows, Vc Vc8 (step3) +V11+V12=Vc7 Vc11 (step3) +V8+V9=Vcl0
1374+ 0+ 25= 1399vph 1324+ 0+ 11= 1335vph
ritical Gap, Tc (Tab. 10 . 2) 6 (secs . ) 6 (secs . )
otential Capacity, Cp (Figl0 . 3) Cpl = 155 pcph CplO = 168 pcph
Actual Capacity, Cm Cm7=Cp7xPlxP4xP11xP12 Cm10=Cp10xP4xP1xP8xP9
= 155x. 97x. 98x 1x. 97 = 168x. 98x. 97x 1x. 99
= 143 pcph = 158 pcph
)CATION: 135th Avenue & Site Access NAME:JXZ
SHARED LANE CAPACITY
APPROACH MOVEMENTS 7, 8, 9
CR CR LOS LOS
MOVEMENT V(PCPH) CM(PCPH) CSH(PCPH) (CM-V) (CSH-V) CM CSH
7 10 143 243 133 222 D C
8 0 188 243 188 222 D C
9 11 670 243 659 222 A C
APPROACH MOVEMENTS 10, 11, 12
CR CR LOS LOS
)VEMENT V(PCPH) CM(PCPH) CSH(PCPH) (CM-V) (CSH-V) CM CSH
10 70 158 195 88 100 E D
11 0 202 195 202 100 C D
12 25 562 195 537 100 A D
MAJOR STREET LEFT TURNS 1, 4
)VEMENT V(PCPH) CM(PCPH) CR (CM-V) LOS
1 35 610 575 A
4 24 759 735 A
COMMENTS:
LOCATION:Hawk' s Beard Rd & W Site Acces INAME :JXZ
)URLY VOLUMES A VOLUMES IN PCPH
N
Major street :Hawk' s Beard
. 1 <---V5--- 23 <---V5---
Grade 11---V2---> v---V4--- 0 ---V2---> v---V4--- 0
0% 3---V3---v N= 1 ---V3---v
- < > >
<
uate of Counts: 1 1
T'ackground + Si V7 V9 X STOP V7 V9
Lme Period: I I YIELD I I
...4 PK HR 12 0 12 0
Approach Speed: Minor Street : Grade
) W Site Access 0%
IF: 0 . 8 N= 1
Population: 500000
FLUME ADJUSTMENTS
movement no. 1 2 I 3 I 4 I 5 I 7 I 9 1
plume (vph) I 11 I 3 1 0 I 23 I 12 I 0 I
Dl (pcph) , see Table 10 . 1IXXXXXXXXIXXXXXXXXI 0 IXXXXXXXXI 12 I 0 I
STEP 1 : RT From Minor Street I /-> V9
Dnflicting Flows, Vc 1/2 V3+V2= 2 + 11 = 13 vph(Vc9)
ritical Gap, Tc Tc= 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp9= 1000 pcph (Fig. 10 . 3)
ctual Capacity, Cm Cm9=Cp9= 1000 pcph
STEP 2 : LT From Major Street I v-- V4
onflicting Flows, Vc V3+V2= 3 + 11 = 14 vph (Vc4)
-ritical Gap, Tc Tc= 4 . 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp4= 1000 pcph (Fig. 10 . 3)
of Cp utilized and Impedance Factor (V4/Cp4) x100= 0% P4= 1
ctual Capacity, Cm (Fig. 10 . 5) Cm4=Cp4= 1000 pcph
TEP 3 : LT From Minor Street I <-\ V7
Lonflicting Flows, Vc 1/2 V3+V2+V5+V4= '
2 + 11 + 23 + 0 = 36 vph(Vc7)
ritical Gap, Tc Tc= 6 secs (Tab. 10 . 2)
otential Capacity, Cp Cp7= 970 pcph (Fig. 10 .3)
Actual Capacity, Cm Cm7=Cp7xP4= 970 x 1 = 970 pcph
HARED LANE CAPACITY SH = (V7+V9) / ( (V7/Cm7) + (V9/Cm9) ) if lane is shared
CR CR LOS LOS
:OVEMENT V(PCPH) CM(PCPH) CSH (PCPH) (CM-V) (CSH-V) CM CSH
7 12 970 970 958 958 A A
9 0 1000 970 1000 958 A A
4 o 10.0 i co co A
LOCATION:Hawk' s Beard Rd & W Site Acces INAME :JXZ
)URLY VOLUMES A VOLUMES IN PCPH
N
Major street :Hawk' s Beard
= 1 <---V5--- 68 <---VS---
Grade 26---V2---> v---V4--- 0 ---V2---> v---V4--- 0
0% 3---V3---v N= 1 ---V3---v
Late of Counts : < I > < I I >
Total V7 V9 X STOP V7 V9
ime Period: I I YIELD I I
4 PK HR 12 0 12 0
Approach Speed: Minor Street : Grade
) W Site Access 0%
IF : 0 . 8 N= 1
Population: 500000
)LUME ADJUSTMENTS
Movement no. I 2 1 3 I 4 I 5 I 7 1 9 I
)lume (vph) I 26 I 3 I 0 I 68 I 12 I 0
"h1 (pcph) , see Table 10 . 1IXXXXXXXXIXXXXXXXXI 0 IXXXXXXXXI 12 I 0 I
,I'EP 1 : RT From Minor Street I /-> V9
inflicting Flows, Vc 1/2 V3+V2= 2 + 26 = 28 vph (Vc9)
ritical Gap, Tc Tc= 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp9= 1000 pcph (Fig. 10 . 3)
7,tual Capacity, Cm Cm9=Cp9= 1000 pcph
.rEP 2 : LT From Major Street I v-- V4
onflicting Flows, Vc V3+V2= 3 + 26 = 29 vph (Vc4)
ritical Gap, Tc Tc= 4 . 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp4= 1000 pcph (Fig. 10 . 3)
of Cp utilized and Impedance Factor (V4/Cp4) x100= 0% P4= 1
ctual Capacity, Cm (Fig. 10 . 5) Cm4=Cp4= 1000 pcph
"TEP 3 : LT From Minor Street I <-\ V7
-onflicting Flows, Vc 1/2 V3+V2+V5+V4
2 + 26 + 68 + 0 = 96 vph(Vc7)
ritical Gap, Tc Tc= 6 secs (Tab. 10 . 2)
otential Capacity, Cp Cp7= 904 pcph (Fig. 10 .3)
Actual Capacity, Cm Cm7=Cp7xP4= 904 x 1 = 904 pcph
HARED LANE CAPACITY SH = (V7+V9) / ( (V7/Cm7) + (V9/Cm9) ) if lane is shared
CR CR LOS LOS
OVEMENT V(PCPH) CM(PCPH) CSH (PCPH) (CM-V) (CSH-V) CM CSH
7 12 904 904 892 892 A A
9 0 1000 904 1000 892 A A
4 0 /000 10b0 4
LOCATION:Hawk' s Beard Rd & W Site Acces INAME:JXZ
-------------------- ---------------------------------------------------------
URLY VOLUMES A VOLUMES IN PCPH
N
Major street :Hawk' s Beard
: 1 <---V5--- 17 <---V5---
3rade 28---V2---> v---V4--- 0 ---V2---> v---V4--- 0
0% 12---V3---v N= 1 ---V3---v
:date of Counts : < 1 > < 1 1 >
ckground + Si V7 V9 X STOP V7 V9
me Period: I I YIELD I I
PK HR 6 0 6 0
Approach Speed: Minor Street : Grade
W Site Access 0%
:F: 0 . 8 N= 1
Population: 500000
)LUME ADJUSTMENTS
Movement no. I 2 I 3 1 4 I 5 I 7 I 9 I
plume (vph) I 28 I 12 I 0 I 17 1 6 I 0 I
>1 (pcph) , see Table 10 . 1IXXXXXXXXIXXXXXXXXI 0 IXXXXXXXX1 6 I 0 I
sJEP 1 : RT From Minor Street I /-> V9
)nflicting Flows, Vc 1/2 V3+V2= 6 + 28 = 34 vph (Vc9)
-itical Gap, Tc Tc= 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp9= 1000 pcph (Fig. 10 . 3)
:tual Capacity, Cm Cm9=Cp9= 1000 pcph
STEP 2 : LT From Major Street I v-- V4
)nflicting Flows, Vc V3+V2= 12 + 28 = 40 vph(Vc4)
_ritical Gap, Tc Tc= 4 . 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp4= 1000 pcph (Fig. 10 . 3)
of Cp utilized and Impedance Factor (V4/Cp4) x100= 0% P4= 1
:tual Capacity, Cm (Fig. 10 . 5) Cm4=Cp4= 1000 pcph
-TEP 3 : LT From Minor Street I <-\ V7
_onflicting Flows, Vc 1/2 V3+V2+V5+V4
6 + 28 + 17 + 0 = 51 vph (Vc7)
ritical Gap, Tc Tc= 6 secs (Tab. 10 . 2)
ptential Capacity, Cp Cp7= 954 pcph (Fig. 10 . 3)
Actual Capacity, Cm Cm7=Cp7xP4= 954 x 1 = 954 pcph
HARED LANE CAPACITY SH = (V7+V9) / ( (V7/Cm7) + (V9/Cm9) ) if lane is shared
CR CR LOS LOS
OVEMENT V(PCPH) CM(PCPH) CSH (PCPH) (CM-V) (CSH-V) CM CSH
7 6 954 954 948 948 A A
9 0 1000 954 1000 948 A A
4 0 /0.. 1 e,00 4
LOCATION:Hawk' s Beard Rd & W Site Acces INAME:JXZ
-----------------------------------------------------------------------------
URLY VOLUMES VOLUMES IN PCPH
N
Major street :Hawk' s Beard
1 <---V5--- 37 <---VS---
Grade 73---V2---> v---V4--- 0 ---V2---> v---V4--- 0
0% 12---V3---v N= 1 ---V3---v
• < I >
Late of Counts: < I I >
metal V7 V9 X STOP V7 V9
.me Period: I I YIELD I I 0
I PKHR 6 0
Approach Speed: Minor Street : Grade
W Site Access 0%
fF: 0 . 8 N= 1
Population: 500000
•
)LUME ADJUSTMENTS
Movement no. I 2 I 3 I 4 I 5 I 7 I 9 I
)fume (vph) I 73 I 12 I 0 I . 37 I 6 I 0
)1 (pcph) , see Table 10 . 1IXXXXXXXXIXXXXXXXXI 0 IXXXXXXXXI 6 I 0 I
sIEP 1 : RT From Minor Street I /-> V9
)nflicting Flows, Vc 1/2 V3+V2= 6 + 73 = 79 vph(Vc9)
:-itical Gap, Tc Tc= 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp9= 1000 pcph (Fig. 10 . 3)
:tual Capacity, Cm Cm9=Cp9= 1000 pcph
STEP 2 : LT From Major Street I v-- V4
)nflicting Flows, Vc V3+V2= 12 + 73 = 85 vph (Vc4)
_:itical Gap, Tc Tc= 4 . 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp4= 1000 pcph (Fig. 10 .3)
of Cp utilized and Impedance Factor (V4/Cp4) x100= 0% P4= 1
:tual Capacity, Cm (Fig. 10 . 5) Cm4=Cp4= 1000 pcph
-TEP 3 : LT From Minor Street I <-\ V7
,.onflicting Flows, Vc 1/2 V3+V2+V5+V4
6 + 73 + 37 + 0 = 116 vph (Vc7)
ritical Gap, Tc Tc= 6 secs (Tab. 10 . 2)
Dtential Capacity, Cp Cp7= 883 pcph (Fig. 10 . 3)
Actual Capacity, Cm Cm7=Cp7xP4= 883 x 1 = 883 pcph
HARED LANE CAPACITY SH = (V7+V9) / ( (V7/Cm7) + (V9/Cm9) ) if lane is shared
CR CR LOS LOS
OVEMENT V(PCPH) CM(PCPH) CSH (PCPH) (CM-V) (CSH-V) CM CSH
7 6 883 883 877 877 A A
9 0 1000 883 1000 877 A A
4 0 loon /000
LOCATION:Hawk' s Beard Rd & E Site Acces INAME:JXZ
------------------------------------------------------------------------------
DURLY VOLUMES VOLUMES IN PCPH
N -
Major street :Hawk' s Beard
= 1 <---V5--- 20 <---VS---
Grade 10---V2---> v---V4--- 1 ---V2---> v---V4--- 1
096 1---V3---v N= 1 ---V3---v
Late of Counts : < I I > < I I >
nackground + Si V7 V9 X STOP V7 V9
ime Period: 1 1 YIELD
K PK HR 3 9 3 9
Approach Speed: Minor Street : Grade
0 E Site Access 096
HF: 0 . 8 N= 1
Population: 500000
DLUME ADJUSTMENTS
Movement no. 1 2 I 3 I 4 I 5 1 7 I 9 1
plume (vph) 1 10 I 1 I 1 I 20 I 3 1 9 1
ol (pcph) , see Table 10 . 1IXXXXXXXXIXXXXXXXXI 1 IXXXXXXXXI 3 I 9
STEP 1 : RT From Minor Street /-> V9
onflicting Flows, Vc 1/2 V3+V2= 1 + 10 = 11 vph (Vc9)
ritical Gap, Tc Tc= 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp9= 1000 pcph (Fig. 10 . 3)
ctual Capacity, Cm Cm9=Cp9= 1000 pcph
STEP 2 : LT From Major Street v-- V4
onflicting Flows, Vc V3+V2= 1 + 10 = 11 vph(Vc4)
_ritical Gap, Tc Tc= 4 . 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp4= 1000 pcph (Fig. 10 . 3)
of Cp utilized and Impedance Factor (V4/Cp4) x100= . 196 P4= 1
ctual Capacity, Cm (Fig. 10 . 5) Cm4=Cp4= 1000 pcph
-TEP 3 : LT From Minor Street <-\ V7
..onflicting Flows, Vc 1/2 V3+V2+V5+V4
1 + 10 + 20 + 1 = 32 vph(Vc7)
:ritical Gap, Tc Tc= 6 secs (Tab. 10 . 2)
otential Capacity, Cp Cp7= 975 pcph (Fig. 10 . 3)
Actual Capacity, Cm Cm7=Cp7xP4= 975 x 1 = 975 pcph
•
;HARED LANE CAPACITY SH = (V7+V9) / ( (V7/Cm7) + (V9/Cm9) ) if lane is shared
CR CR LOS LOS
IOVEMENT V(PCPH) CM(PCPH) CSH (PCPH) (CM-V) (CSH-V) CM CSH
7 3 975 994 972 982 A A
9 9 1000 994 991 982 A A
4 1 lope, 9 9 9 A
LOCATION:Hawk' s Beard Rd & E Site Acces INAME:JXZ
-_____________________________________________________________________________
DIMLY VOLUMES VOLUMES IN PCPH
N
Major street :Hawk' s Beard
= 1 <---V5--- 65 <---VS---
Grade 25---V2---> v---V4--- 1 ---V2---> v---V4--- 1
096 1---V3---v N= 1 ---V3---v
Late of Counts : < I I > < I >
Total V7 V9 X STOP V7 V9
ime Period: I I YIELD I I
4 PK HR 3 9 3 9
Approach Speed: Minor Street : Grade
) E Site Access 096
4F: 0 .8 N= 1
Population: 500000
)LUME ADJUSTMENTS
Movement no. I 2 I 3 I 4 I 5 I 7 1 9 I
Dlume (vph) I 25 I 1 I 1 I 65 I 3 I 9 I
"hl (pcph) , see Table 10 . 11XXXXXXXXIXXXXXXXXI 1 IXXXXXXXXI 3 I 9 I
,JI'EP 1 : RT From Minor Street I /-> V9
Dnflicting Flows, Vc 1/2 V3+V2= 1 + 25 = 26 vph (Vc9)
ritical Gap, Tc Tc= 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp9= 1000 pcph (Fig. 10 . 3)
ctual Capacity, Cm Cm9=Cp9= 1000 pcph
STEP 2 : LT From Major Street I v-- V4
Dnflicting Flows, Vc V3+V2= 1 + 25 = 26 vph (Vc4)
_ritical Gap, Tc Tc= 4 . 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp4= 1000 pcph (Fig. 10 . 3)
of Cp utilized and Impedance Factor (V4/Cp4) x100= . 196 P4= 1
ctual Capacity, Cm (Fig. 10 . 5) Cm4=Cp4= 1000 pcph
"TEP 3 : LT From Minor Street I <-\ V7
-onflicting Flows, Vc 1/2 V3+V2+V5+V4
1 + 25 + 65 + 1 = 92 vph (Vc7)
ritical Gap, Tc Tc= 6 secs (Tab. 10 . 2)
otential Capacity, Cp Cp7= 909 pcph (Fig. 10 . 3)
Actual Capacity, Cm Cm7=Cp7xP4= 909 x 1 = 909 pcph
HARED LANE CAPACITY SH = (V7+V9) / ( (V7/Cm7) + (V9/Cm9) ) if lane is shared
CR CR LOS LOS
OVEMENT V(PCPH) CM(PCPH) CSH (PCPH) (CM-V) (CSH-V) CM CSH
7 3 909 976 906 964 A A
9 9 1000 976 991 964 A A
4 i /000 99 9 A
LJCATION:Hawk' s Beard Rd & E Site Acces INAME:JXZ
-------------------------------------------------------------------------------
DIMLY VOLUMES A VOLUMES IN PCPH
N
Major street :Hawk' s Beard
= 1 <---V5--- 15 <---VS---
v'rade 25---V2---> v---V4--- 8 ---V2---> v---V4--- 8
0% 3---V3---v N= 1 ---V3---v
- < � � > < >
_ate of Counts :
Background + Si V7 V9 X STOP V7 V9
ime Period: I I YIELD I I
4 PK HR 2 3 2 3
Approach Speed: Minor Street : Grade
- ) E Site Access 0%
iF: 0 .8 N= 1
copulation: 500000
JLUME ADJUSTMENTS
Movement no. I 2 I 3 I 4 I 5 I 7 I 9 I
)lume (vph) I 25 I 3 I 8 I 15 I 2 I 3 I
''ol (pcph) , see Table 10 . 1IXXXXXXXXIXXXXXXXXI 8 IXXXXXXXXI 2 I 3 I
rEP 1 : RT From Minor Street I /-> V9
Dnflicting Flows, Vc 1/2 V3+V2= 2 + 25 = 27 vph (Vc9)
ritical Gap, Tc Tc= 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp9= 1000 pcph (Fig. l0 . 3)
' :'tual Capacity, Cm Cm9=Cp9= 1000 pcph
-rEP 2 : LT From Major Street I v-- V4
Dnflicting Flows, Vc V3+V2= 3 + 25 = 28 vph (Vc4)
ritical Gap, Tc Tc= 4 . 5 secs (Tab. 10 . 2)
Potential Capacity, Cp Cp4= 1000 pcph (Fig. 10 . 3)
of Cp utilized and Impedance Factor (V4/Cp4)x100= . 8% P4= 1
ctual Capacity, Cm (Fig. 10 . 5) Cm4=Cp4= 1000 pcph
QTEP 3 : LT From Minor Street I <-\ V7
inflicting Flows, Vc 1/2 V3+V2+V5+V4
2 + 25 + 15 + 8 = 50 vph(Vc7)
ritical Gap, Tc Tc= 6 secs (Tab. 10 . 2)
otential Capacity, Cp Cpl= 955 pcph (Fig. 10 . 3)
Actual Capacity, Cm Cm7=Cp7xP4= 955 x 1 = 955 pcph
HARED LANE CAPACITY SH = (V7+V9) / ( (V7/Cm7) + (V9/Cm9) ) if lane is shared
CR CR LOS LOS
OVEMENT V(PCPH) CM(PCPH) CSH (PCPH) (CM-V) (CSH-V) CM CSH
7 2 955 982 953 977 A A
9 3 1000 982 997 977 A A
4- 8 /00c, ertz q
_ 2ATION:Hawk' s Beard Rd & E Site Acces INAME:JXZ
-------------------------------------------------------------------------------
:JRLY VOLUMES VOLUMES IN PCPH
N
major street :Hawk' s Beard
1 <---V5--- 35 <---VS---
__ade 70---V2---> v---V4--- 8 ---V2---> v---V4--- 8
0% 3---V3---v N= 1 ---V3---v
_ _ < I > < I >
_ :e of Counts :
Ttal V7 V9 X STOP V7 V9
ne Period: I I YIELD I
PK HR 2 3 2 3
�1.,proach Speed: Minor Street : Grade
= 0 E Site Access 0%
F: 0 . 8 N= 1
oulation: 500000
LUME ADJUSTMENTS
:.cvement no. I 2 I 3 I 4 I 5 I 7 I 9 I
lume (vph) I 70 I 3 I 8 I 35 I 2 I 3 I
ol (pcph) , see Table 10 . 1 IXXXXXXXXIXXXXXXXXI 8 IXXXXXXXXI 2 I 3 I
EP 1 : RT From Minor Street I /-> V9 .
nflicting Flows, Vc 1/2 V3+V2= 2 + 70 = 72 vph (Vc9)
. itical Gap, Tc Tc= 5 secs (Tab. 10 . 2)
_ ..tential Capacity, Cp Cp9= 1000 pcph (Fig. 10 . 3)
—dual Capacity, Cm Cm9=Cp9= 1000 pcph
EP 2 : LT From Major Street I v-- V4
nflicting Flows, Vc V3+V2= 3 + 70 = 73 vph(Vc4)
itical Gap, Tc Tc= 4 . 5 secs (Tab.10 . 2)
=utential Capacity, Cp Cp4= 1000 pcph (Fig.10 . 3)
of Cp utilized and Impedance Factor (V4/Cp4) x100= . 8% P4= 1
_ tual Capacity, Cm (Fig. 10 . 5) Cm4=Cp4= 1000 pcph
2TEP 3 : LT From Minor Street I <-\ V7
nflicting Flows, Vc 1/2 V3+V2+V5+V4= . ,
2 + 70 + 35 + 8 = 115 vph(Vc7)
"'itical Gap, Tc Tc= 6 secs (Tab. 10 . 2)
tential Capacity, Cp Cp7= 884 pcph (Fig. 10 . 3)
___tual Capacity, Cm Cm7=Cp7xP4= 884 x 1 = 884 pcph
. ARED LANE CAPACITY SH = (V7+V9) / ( (V7/Cm7) + (V9/Cm9) ) if lane is shared
CR CR LOS LOS
-""VEMENT V(PCPH) CM (PCPH) CSH(PCPH) (CM-V) (CSH-V) CM CSH
7 2 884 950 882 945 A A
9 3 1000 950 997 945 A A
4 8 /000 Q9z A
PY
O
August 2, 1995 MCMY0001
Mr. Bill Parks
Oregon Division of State Lands
775 Summer Street NE
Salem, Oregon 97310
Dear Bill:
On behalf of Bowen Development Company, David Evans and Associates,Inc. (DEA) submits
the enclosed permit application to fill 0.10 acres of jurisdictional wetlands located in the
proposed Fieldcrest Court multi-family development in Tigard, Oregon (NW 1/4 SE 1/4
Section 33 of Township 1 South, Range 1 West, Willamette Meridian). The purpose of this
activity is to provide needed multi-family housing within the City of Tigard to accommodate
current and anticipated affordable housing demands.
To support this application, the following documents are submitted for your review:
1. Completed application form, with the signature of the applicant.
2. A project summary.
3. Permit narration with detailed information on the project history, existing
conditions, proposed project, project purpose and need, alternatives examined,
and a proposed mitigation plan.
4. Supporting graphics:
a. Vicinity Map
b. Wetland Delineation Map
c. Planting Plan
d. Grading Plan
e. Cross Section A
f. Cross Section B
g. Monitoring Plan
5. A check payable to DSL for$375 ($375 commercial fill/removal base fee).
This application is being submitted concurrently to the US Army Corps of Engineers (ACOE).
If you have any questions,please call me directly at DEA(503) 223-6663 extension 224.
DAVID EVANS AND ASSOCIATES,INC.
A PROFESSIONAL SERVICES CONSULTING FIRM
OFFICES IN OREGON,WASHINGTON,CALIFORNIA AND ARIZONA
2828 S.W.CORBETT AVENUE
PORTLAND,OREGON 97201-4830
(503)223-6663 FAX(503)223-2701
.(#S PRINTED ON REC,C1P8LE AWER
Mr. Bill Parks
August 2, 1995
Page 2
Sincerely,
DAVID.EVANS AND ASSOCIATES, INC.
Larry Devroy, Associate
Natural Resources Manager
�n Enclosures
UUUUUU cc: Dale Haslem,ACOE
KRO:jlp\mcmyper.doc
DAVID EVANS AND ASSOCIATES, INC.
A PROFESSIONAL SERVICES CONSULTING FIRM
S.A RdNtEOc RECICIFBLF
AV ER
August 2, 1995 MCMY0001
Mr. Dale Haslem
US Army Corps of Engineers
Attn: CENPP-PE-R
P.O. Box 2946
Portland, Oregon 97208-2946
— ' Dear Dale:
On behalf of Bowen Development Company, David Evans and Associates,Inc. (DEA) submits
the enclosed permit application to fill 0.10 acres of jurisdictional wetlands located in the
proposed Fieldcrest Court multi-family development in Tigard, Oregon (NW 1/4 SE 1/4
Section 33 of Township 1 South, Range 1 West, Willamette Meridian). The purpose of this
activity is to provide needed multi-family housing within the City of Tigard to accommodate
current and anticipated affordable housing demands.
To support this application, the following documents are submitted for your review:
1. Completed application form, with the signature of the applicant.
2. A project summary.
3. Permit narration with detailed information on the project history, existing
conditions, proposed project, project purpose and need, alternatives examined,
and a proposed mitigation plan.
4. Supporting graphics:
a. Vicinity Map
b. Wetland Delineation Map
c. Planting Plan
d. Grading Plan
e. Cross Section A
f. Cross Section B
g. Monitoring Plan
This application is being submitted concurrently to the Oregon Division of State Lands (DSL).
If you have any questions,please call me directly at DEA(503)223-6663 extension 224.
DAVID EVANS ANDASSOCIATES,INC.
A PROFESSIONAL SERVICES CONSULTING FIRM
OFFICES IN OREGON,WASHINGTON,CALIFORNIA AND ARIZONA
2828 S.W.CORBETT AVENUE
PORTLAND,OREGON 97201-4830
(503)223-6663 FAX(503)223-2701
tz RaN1FD CN PEC1W iFNIR
Mr. Dale Haslem
August 2, 1995
Page 2
Sincerely,
DAVID EVANS AND ASSOCIATES,INC.
Larry Devroy
Natural Resources Manager
` Enclosures
cc: Ken Bierly,DSL
KRO:jlp\mcmyper.doc
DAVID EVANS AND ASSOCIATES, INC.
A PROFESSIONAL SERVICES CONSULTING FIRM
L:2) PRIMED ON?ECK]NaE AWE?
; JOINT
,/, ;
U S Army corps PERMIT APPLICATION FORM '-"0 •
of Engineers
Portland District THIS APPLICATION WILL MEET THE REQUIREMENTS OF BOTH AGENCIES ]•_•
AGENCIES WILL ASSIGN NUMBERS
Corps Action ID Number Oregon Division of State Lands Number
SEND ONE SIGNED COPY OF YOUR APPLICATION TO EACH AGENCY
District Engineer State of Oregon
ATTN: CENPP-PE-RP Division of State Lands
P.O. Box 2946 775 Summer Street NE
Portland, OR 97208-2946 Salem, OR 97310
503/326-7730 503/378-3805
1. Applicant Name Bowen Development Company business phone#
and Address 111 SW 5th Avenue, Suite 2260 home phone#
Portland, OR 97204 FAX#
Co-Applicant Larry Devroy business phone# 503-223-6663
Authorized Agent David Evans and Associates, Inc. home phone#
Contractor FAX# 503-223-2701
Name and Address 2828 SW Corbett Portland, OR 97201
Property Owner business phone#
(if different than applicant) home phone#
Name and Address FAX#
2. PROJECT LOCATION
Street, Road, or other descriptive location Legal Description
South of Summer Creek, East of SW 135th Avenue Quarter Section Township Range
SE 33 1S 1W
In or Near(City or Town) County Tax Map# Tax Lot#
Tigard Washington 1S1 W33DD 4300
Waterway River Mile Latitude Longitude
Summer Creek
Is consent to enter property granted to the Corps and the Division of State Lands ® Yes ❑ No
3- PROPOSED PROJECT INFORMATION
Activity Type: ® Fill ❑ Excavation(removal) ❑ In-Water Structure ❑ Maintain/Repair an Existing Structure
Brief Description: Wetland fill for multi-family residential development
Fill will involve cubic yards annually and/or cubic yards for the total project
400 cubic yards in a wetland or below the ordinary high water or high tide line
Fill will be ❑ Riprap ❑ Rock ❑ Gravel ® Sand ® Silt ® Clay ❑ Organics ❑ Other
Fill Impact Area is 0.10 Acres; length; width; depth
Removal will involve cubic yards annually and/or cubic yards for the total project
cubic yards in a wetland or below the ordinary high water or high tide line
Removal will be ❑ Riprap ❑ Rock ❑ Gravel ❑ Sand ❑ Silt ❑ Clay ❑ Organics ❑ Other
Removal Impact Area is Acres; length; width; depth
Estimated Start Date Estimated Completion Date
Are you aware of any Endangered Species on the project site? ❑ Yes ® No If Yes, please explain in
Are you aware of any Cultural Resources on the project site? ❑ Yes ® No the project description
Is the project site near a Wild and Scenic River? El Yes ® No (on page 2, block 4).
4. PROPOSED PROJECT PURPOSE & DESCRIPTION
Project Purpose and Need:
SEE ATTACHED
Project Description:
How many project drawing sheets are included with this application? Seven(7)
NOTE: A complete application must include drawings and a location map submitted on separate 8 1/2 x 11 sheets.
Will any material, construction debris, runoff, etc. enter a wetland or water way? ❑ Yes ® No
If yes, describe the type of discharge(above)and show the discharge location on the site plan.
Estimated Start Date Sept 15, 1995 Esimated Completion date July 15, 1995
5. PROJECT IMPACTS AND ALTERNATIVES
Describe alternative sites and project designs that were considered to avoid impacts to the waterway or wetland.
SEE ATTACHED
Describe what measures you will use (before and after construction)to minimize impacts to the waterway or wetland.
NOTE: If necessary, use additional sheets.
6. MISCELLANEOUS INFORMATION
Adjoining Property Owners and Their Addresses and Phone Numbers
SEE ATTACHED
List all other approvals or certificates received, applied for, or denied that are related to this application.
Issuing Agency Type of Approval Identification Number Dates of Application/ Approval/ Denial
7. CITY/ COUNTY PLANNING DEPARTMENT AFFIDAVIT
(to be completed by local planning official)
❑ This project is not regulated by the local comprehensive plan and zoning ordinance.
❑ This project has been reviewed and is consistent with the local comprehensive plan and zoning ordinance.
❑ This project has been reviewed and is not consistent with the local comprehensive plan and zoning ordinance
❑ Consistency of this project with the local planning ordinance cannot be determined until the following local
approval(s)are obtained:
❑ Conditional Use Approval ❑ Development Permit
❑ Plan Amendment ❑ Zone Change
❑ Other
An application ❑ has ❑ has not been made for local approvals checked above.
Signature(of local planning official) Title City/County Date
8 COASTAL ZONE CERTIFICATION
If the proposed activity described in your permit application is within the Oregon coastal zone, the following certification
is required before your application can be processed. A public notice will be issued with the certification statement which will
be forwarded to the Oregon Department of Land Conservation and Development(DLCD)for its concurrence or objection.
For additional information on the Oregon Coastal Zone Management Program, contact the department at 1175 Court Street
NE, Salem, Oregon 97310 or call 503-373-0050.
CERTIFICATION STATEMENT
I certify that, to the best of my knowledge and belief, the proposed activity described in this application complies with
the approved Oregon Coastal Zone Management Program and will be completed in a manner consistent with the program.
Print/Type Name (coapplicant) Title
Applicant Signature Date
9 SIGNATURE FOR JOINT APPLICATION
(REQUIRED)
Application is hereby made for the activities described herein. I certify that I am familiar with the information contained
in the application, and to the best of my knowledge and belief, this information is true, complete, and accurate. I further
certify that I possess the authority, including the necessary requisite property interests to undertake the proposed activities. I
understand that the granting of other permits by local, county, state, or federal agencies does not release me from the
requirement of obtaining the permits requested before commencing the project. I understand that local permits may be
required before the state removal-fill permit is issued. I understand that payment of the required state processing fee does not
guarantee permit issuance.
Print/Type Name (coapplicant) Title
Applicant Signature (coopplicant) Date
I certify that I may act as the duly authorized agent of the applicant.
Print/Type Name Title
Agent Signature Date
SUPPLEMENTAL WETLAND IMPACT INFORMATION*
(FOR WETLAND FILLS ONLY)
Site Conditions of Impact area
Impact area is ❑ Ocean ❑ Estuary ❑ River ❑ Lake ❑ Stream ® Freshwater Wetland
Note: Estuarian Resource Replacement is required by state law for project involving intertidal or tidal marsh
alterations. A separate Wetlands Resource Compensation Plan may be appended to the application.
Has a wetland delineation been completed for this site? ® Yes ❑ No
If yes, by whom?
DAVID EVANS AND ASSOCIATES, INC.
Describe the existing Physical and biological character of the wetland/waterway site by area and type of
resource (use separate sheets and photos, if necessary)
SEE ATTACHED
Resource Replacement Mitigation
Describe measures to be taken to replace unavoidably impacted wetland resources
SEE ATTACHED
* Because this information is not necessary for a complete application, you may submit this sheet and other
environmental information after submitting your application.
DIVISION OF STATE LANDS
COMPENSATORY MITIGATION FORM
If the permit involves multiple compensatory mitigation projects at different location then use a separate
form for each location.
1. Applicant Bowen Development Company Permit No. (if known)
MITIGATION SITE LOCATION:
Mitigation Site# Adjacent Waterway
County Wa. Section 33 Township 1S Range 1W Tax Lot 4300
2. Is the wetland or waterway fill/conversion project AND the compensatory mitigation project EACH smaller
than 1/4 acre in size?
❑ Yes- Sign and date the form. No additional information is needed.
® No -Complete the remainder of form.
WETLAND IMPACTS:
3. What wetland type or types will be filled or converted by your removal-fill project? (Not the
compensatory mitigation project.) List all of the types. The Division uses the Cowardin wetland classification
codes found on National Wetland Inventory Maps (1). Below are the most common wetland types. If your
wetland type is not listed, use one of the blank spaces and fill in the appropriate code. Also indicate the
acreage involved for each wetland type you list. Acreages should be listed to the 1/100 of an acre if
possible.
Acres Acres Acres Acres
• PEM 0.10 ❑ R3RB ❑ E2EM ❑
❑ PSS ❑ R3UB ❑ E2SS ❑
❑ PFO ❑ R4SB ❑ E2FO ❑
Fill in the wetland types and acreages for the remaining questions in the same manner.
COMPENSATORY MITIGATION
4. Will part or all of the compensatory mitigation project be located in existing wetlands? This does not
include wetlands that have been identified as"prior converted" by the Division.
® No-Skip to #7 below.
❑ Yes- Continue filling out the form.
5. List all of the wetland types that currently are found at the site of your proposed compensatory mitigation
project. Indicate the acreage that will actually be affected by the mitigation project for each wetland type
you list.
Acres Acres Acres Acres
❑ PEM ❑ R3RB ❑ E2EM ❑
❑ PSS ❑ R3UB ❑ E2SS ❑
❑ PFO 111 R4SB ❑ E2FO ❑
6. List all of the wetland types that will result from your proposed compensatory mitigation project in existing
wetland. Indicate the acreage involved for each wetland type you list..
Acres Acres Acres Acres
❑ PEM ❑ R3RB ❑ E2EM ❑
❑ PSS ❑ R3UB ❑ E2SS ❑
❑ PFO ❑ R4SB ❑ E2FO ❑
NOTE: The total acreage for No. 5 and No. 6 should be the same.
7. Is part or all of the compensatory mitigation project site a prior converted wetland or former wetland that
is now upland?
® No or Don't Know-Skip to#9 below.
❑ Yes- Continue filling out the form.
8. List all of the wetland types that will result from your proposed compensatory mitigation project on prior
converted or former wetlands. Indicate the acreage involved for each wetland type you list.
Acres Acres Acres Acres
❑ PEM ❑ R3RB ❑ E2EM ❑
❑ PSS ❑ R3UB ❑ E2SS ❑
❑ PFO ❑ R4SB ❑ E2FO ❑
9. Will part or all of the compensatory mitigation project involve creation of wetland from uplands?
❑ No -Skip to #7 below.
® Yes- Continue filling out the form.
10. List all of the wetland types that will be created from uplands. Also indicate the acreage involved for
each wetland type your list.
Acres Acres Acres Acres
® PEM .04 ❑ R3RB ❑ E2EM ❑
• PSS .13 ❑ R3UB ❑ E2SS ❑
® PFO .10 ❑ R4SB ❑ E2FO ❑
11. Form complete by Date
Signature
`'' Cowardin, Classification of Wetlands and Deepwater Habitats of the United States, 1979.
Oregon Division of State Lands, Wetland Inventory User's Guide, 1990.
JOINT REMOVAL/FILL APPLICATION
TO
OREGON DIVISION OF STATE LANDS
AND
US ARMY CORPS OF ENGINEERS
For
FIELDCREST COURT
Prepared For:
•
Bowen Development Company
111 Southwest Fifth Avenue, Suite 2260
Portland, Oregon 97204
Prepared By:
DAVID EVANS AND ASSOCIATES, INC.
2828 SW Corbett Ave.
Portland, Oregon 97201
August 2, 1995
MCMY0001
A11-.A11311k Of , 1 • R ' -TI III S I k:ATCG1('Tf-.A11((I ALI-ICU RI S(H k('I S PklA III)ON RI('lY I_A13I_f.I'VI I R
TABLE OF CONTENTS
Page
PROJECT SUMMARY 1
SITE DESCRIPTION AND EXISTING CONDITIONS 3
JURISDICTIONAL WETLAND FINDINGS 3
National Wetlands Inventory 3
Washington County Soil Survey 3
FIELD RESULTS 6
Hydrology 6
Soils 6
Vegetation 6
DISCUSSION 10
PROPOSED PROJECT DESCRIPTION 10
PROPOSED PROJECT IMPACTS TO WETLANDS 10
PROJECT ALTERNATIVES 11
EROSION CONTROL PLAN 11
ADJOINING PROPERTY OWNERS 11
MITIGATION PLAN 12
Total Mitigation Area 12
Mitigation Goals 15
Construction Sequence 16
Construction Supervision 16
Monitoring Program 16
Contingency Plan 17
APPENDICES
A. USFWS National Wetlands Inventory,Beaverton Quadrangle
B. USDA NRCS Washington County Soil Survey, Sheet No.44
C. Wetland Delineation Data Sheets
\\II NIRI.R 01 S'I A IZ "'-rUE S(Il:AU GI('TE.AA1 Of -AIIIEI)RES(1C'R(I[S PRINTI D ON RI?CYCI.AIfI k PrAPER
LIST OF TABLES
Page
1. Disturbed Community Representative Vegetation 7
2. Riparian Community Representative Vegetation 8
3. Floodplain Community Representative Vegetation 9
4. Mitigation Community Representative Vegetation 9
5. Wetland Impacts Associated With Development Fieldcrest Court 11
6. Adjoining Property Owners 12
7. Proposed Wetland Species 14
8. Proposed Upland Buffer Species 15
c
LIST OF FIGURES
Follows Page
1. Vicinity Map 3
2. Wetland Delineation Map 6
3. Planting Plan 12
4. Grading Plan 12
5. Cross Section A 12
6. Cross Section B 12
7. Monitoring Plan 12
ii
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FIELDCREST COURT
PROJECT DESCRIPTION AND DRAWINGS
PROJECT SUMMARY
APPLICANT: Bowen Development Company
LOCATION: The property is located in Tigard, Oregon, and is bounded by Summer
Creek to the north and SW 135th Avenue to the west. The property is in
the east 1/2 of Section 33, Township 1 South, Range 1 West, Willamette
Meridian,Washington County.
PROJECT DESCRIPTION:
1. The Bowen Development Company would discharge fill into a total of
0.10 acres of jurisdictional palustrine scrub-shrub/emergent, semi-
permanently flooded (PSS/EM1Y) wetlands as part of constructing a
multi-family residential development. An existing compensatory wetland
mitigation site, 3,330 square feet (0.076 acres), located just east of SW
135th Avenue and immediately south of the Summer Creek floodplain, will
be filled. An additional 1,085 square feet (0.025 acres) of undisturbed
PSS/PEM will also be filled.
2. The proposed mitigation plan for wetland impacts has been developed in
accordance with the Oregon Freshwater Compensatory Mitigation Rules
(145-85) for Minor Projects. A mitigation ratio of 1.5 of wetland acres
created for each acre of undisturbed wetland impacted, and 3.0 wetland
acres created for each acre of mitigation wetland impacted applies to the
mitigation design proposed under the above mitigation rules. Specifically,
Bowen Development Company proposes to create 11,650 square feet(0.27
acres) of PFO/PSS/PEM wetland complex, consisting of enhanced
vegetative structure and wildlife habitat. Thus a ratio of 2.64:1 (wetland
creation to fill)will be achieved
3. In accordance with the Oregon Freshwater Compensatory Mitigation
Rules, a monitoring program for the wetland mitigation area would entail
semi-annual visits and annual reports to document the progress of the
functional values created, and determine whether the criteria for success
have been met. The Bowen Development Company will accept
conservatorship for the mitigation areas,including all maintenance and any
necessary replacement.
PURPOSE: The purpose of the project is to provide needed multi-family housing in the
City of Tigard to accommodate current and anticipated housing demands
within the Urban Growth Boundary.
1
DRAWINGS: Seven (7) Figures, including: Site Vicinity Map, Wetland Delineation
Map, Planting Plan, Grading Plan„ two Typical Cross Sections and
Monitoring Plan.
ADDITIONAL INFORMATION:
Additional information may be obtained from the Bowen Development
Company's project manager Nancy Hubbard; 1 l 1 SW Fifth Avenue, Suite
2260, Portland, Oregon 97204, (503) 274-8400.
2
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SITE DESCRIPTION AND EXISTING CONDITIONS
The site is located in the northern portion of the Willamette Valley physiographic region of
Oregon. The Willamette Valley is a broad, alluvial plain that drains to the north and lies
between the Coast and Cascade Ranges of western Oregon. Topography consists of mostly
flat areas or gently rolling hills interspersed with occasional low buttes and hills that rise
about 300 feet above the valley floor. Summer Creek forms the northern property border.
The subject parcel is located in rolling hills with nearly level to sloping topography.
Elevation is 170-200 feet above sea level. Bull, Cooper, and Sexton Mountains, local
features of significant relief, are basalt hills rising above the mantle of silt and sands found
over most of the valley surface. Summer Creek forms the northern property border and is a
) l�C )( tributary to Fanno Creek which flows into the Tualatin River. Its headwaters occur on
% )-u-, Cooper Mountain. Several constructed ponds have been built in the creek, one of which lies
east of the property, in Summer Creek Park.
The property is located in Tigard, Oregon, and is bounded by Summer Creek to the north and
SW 135th Avenue on the west. The property is in the east 1/2 of Section 33, Township 1
South, Range 1 West,Washington County, Willamette Meridian (Figure 1).
The natural vegetation of the area has been modified by various land uses. The portion of
the site south of Summer Creek has been extensively modified by clearing and grading
operations with grouped coniferous, and mixed deciduous-coniferous, stands occupying
undisturbed sites. A coniferous woodland is located along the south border. An undisturbed
mixed deciduous-coniferous forest occupies the ecotonal region between the uplands and the
floodplain on the south side of the creek.
JURISDICTIONAL WETLAND FINDINGS
National Wetlands Inventory
A review of the Beaverton Quadrangle National Wetland Inventory (NWI) map (Appendix
A) shows the presence of several mapped wetlands along Summer Creek in the project area.
A wetland along the western portion of the creek is identified as a palustrine, forested,
broad-leaved deciduous, intermittently flooded(PFO1 W) wetland. Along the eastern portion
is a palustrine, scrub-shrub/emergent, semipermanently flooded (PSS/EM1Y) wetland. The
slopes on the north and south sides of Summer Creek are shown as uplands.
Washington County Soil Survey
According to the Washington County Soil Survey, the property is located within one major
soil association, the Woodburn-Quatama-Willamette association. These soils are well to
3
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§)(§66) FIELDCREST COURT
DAVID EVANS AND ASSOCIATES,INC. CITY OF TIGARD, OREGON Figure 1
2828 SW CORBETT AVENUE
PORTLAND,OREGON 97201 •••
Vicinity Map
poorly drained, located on nearly level to moderately steep terraces, and formed in alluvium
and old lacustrine material. The Washington County Soil Survey locates three soil series on
the site: Woodburn silt loam; 0 to 3, 3 to 7, and 7 to 12 percent slopes (map units 45A, B,
and C respectively); Wapato silty clay loam, (map unit 43); and Cornelius and Kinton silt
loam, 2 to 7 and 7 to 12 percent slopes (mapping units 11B and 11C respectively). Of these
soils, only Wapato silty clay loam is classified as a hydric soil by the Washington County
National Resource Conservation Service (NRCS) and the National Technical Committee for
Hydric Soils (NTCHS). Woodburn, and Cornelius and Kinton soils have inclusions of
hydric soils.
Woodburn silt loam, the most common soil on the property, is mapped on the gentle side
slopes and terraces north and south of the drainage. Wapato silty clay loam is mapped in the
(1 )A drainage bottom. A small area of Cornelius and Kinton silt loam occurs in the northwest
�JU corner of the parcel, along SW 135th Avenue.
Woodburn Silt Loams; 0 to 3, 3 to 7, and 7 to 12 percent slopes
This moderately well-drained soil is located on low, broad, valley terraces (slopes of 0 to 20
percent) and formed in old deposits of alluvium (rock fragments transported and deposited
by flowing water). The surface layer in a representative profile is a very dark grayish-brown
(10YR 3/2) silt loam about 11 inches thick. The subsoil layer is between depths of about 11
to 41 inches and is a dark brown (10YR 3/3) and dark grayish brown (10YR 4/2) silty clay
loam. The substratum is about 19 inches thick and a dark grayish-brown (10YR 4/2) silt
loam. Native vegetation is Douglas-fir (Pseudotsuga menziesii), Oregon white oak (Quercus
garryana), grasses, and shrubs. Permeability is slow and these soils have low shrink-swell
potential, slight to moderate to high susceptibility to sheet and rill erosion, depending on the
slope. Woodburn soils are not usually flooded but high water tables (2 to 3 feet deep),
associated with perched water bodies, can occur during December through April. Included
in this series are areas of Aloha, Amity, Willamette, Helvetia, and Dayton soils which can
occupy as much as 15 percent of this mapping unit. Woodburn and its associated inclusions,
with the exception of Dayton, are not listed as hydric by the Washington County NRCS or
the NTCHS.
Cornelius and Kinton Silt Loam; 2 to 7 and 7-12 percent slopes
This undifferentiated group consists of about 50 to 65 percent Cornelius soils and 25 to 35
percent Kinton soils. These soils occur in a variable pattern. The Cornelius series is a
moderately well-drained soil located on uplands with slopes that vary from 2 to 60 percent.
It formed in loess-like (wind blown) sediments deposited over fine-silty alluvium. These
alluvial deposits are old and the fragments are from many different kinds of rock. The
surface layer in a representative profile is a dark brown (10YR 3/3) silt loam about 6 inches
thick. The subsoil layer is divided into two layers. The upper part is located between depths
of about 6 to 38 inches and is a brown (10YR 5/3 to 4/3) silt loam. The lower subsoil is a
brown (10YR 5/3 to 4/3), mottled silt loam fragipan located between depths of 38 and 58
inches. A fragipan is a dense layer in the soil that prevents root penetration and water
4
A MEMBER OF STAR '-4'-"IHE S"IRAFEGIC IL 1M 01 ALLIED RISOLRCES. ERIN 1 LL)ON RECYCLABLE PAPER
passage. Fragipans are often mottled, contain streaks of gray silt, and are found on only a
few upland soils in Oregon. Native vegetation is Douglas-fir, big-leaf maple (Acer
macrophyllum), shrubs, and grasses. Permeability is slow and these soils have low to
moderate shrink-swell potential. Depending on the slope, runoff is slow to rapid and this
soil has slight to severe hazard of erosion. Cornelius soils are not usually flooded but high
water tables (2.5 to 4 feet deep), associated with perched water bodies, can occur from
December through April.
The Kinton series, mapped only with the Cornelius soils, is a moderately well-drained soil
located on uplands with slopes that vary from 2 to 60 percent. It formed in loess-like
sediments deposited over fine-silty alluvium. These alluvial deposits are old and the
fragments are from many different kinds of rock. The surface layer in a representative
v
�1(�� �����i profile is a very dark brown (10YR 2/2) and dark yellowish brown (10YR 4/4 to 3/6) silt
J loam about 10 inches thick. The subsoil layer is divided into two layers. The upper part is
located between depths of about 10 to 30 inches and is a brown (10YR 5/3 to 4/3) silt loam.
The lower subsoil is a brown (10YR 5/3 to 4/3), mottled silt loam fragipan located between
depths of 30 and 49 inches. The substratum is brown (10YR 5/3 to 4/3) mottled silt loam
fragipan. The fragipan has faint to prominent light brownish gray (10YR 6/2) mottles.
Native vegetation is Douglas-fir, big-leaf maple, shrubs, and grasses. Permeability is slow
and these soils have low shrink-swell potential. Depending on the slope, runoff is slow to
rapid and this soil has slight to severe hazard of erosion. Cornelius soils are not usually
flooded but high water tables (2.5 to 4 feet deep), associated with perched water bodies, can
occur during December through April.
Included in the undifferentiated Cornelius and Kinton group are areas of Cascade,
Laurelwood, and Delena soils which can occupy as much as 15 percent of this mapping unit.
Cornelius and Kinton, and their associated inclusions, with the exception of Delena, are not
listed as hydric by the Washington County NRCS or the NTCHS.
Wapato Silty Clay Loam
This poorly drained soil is located on nearly level (0 to 3 percent slopes) floodplains along
small streams and in low-lying areas next to larger streams. Parent material is recent
deposits of alluvium. The surface layer in a representative profile is a very dark grayish-
brown (10YR 3/2) silty clay loam about 14 inches thick. The subsoil layer is found between
depths of about 14 to 41 inches and is a dark grayish brown (10YR 4/2) silty clay loam.
Native vegetation is Oregon ash (Fraxinus latifolia), willow (Salix sp.), rushes, and grasses.
Permeability is moderately slow and these soils have low shrink-swell potential and slight to
moderate to high susceptibility to sheet and rill erosion, depending on the slope. Wapato
soils are frequently flooded for brief intervals from December through April when they also
exhibit an apparent high water table (0 to 1 feet deep). Included in this series are areas of
Chehalis, Cove, Labish, McBee, and gravelly soils which can occupy as much as 15 percent
of this mapping unit. Wapato and the inclusions of Cove and Labish soils are listed as
hydric by the Washington County NRCS or the NTCHS.
5
A MEMBER OF SI'I I X It r -I HF STR NI IOI('l 1 AM Of \I.I.III)RESOURCES. PKIN I l l)ON RECYCLABLF;PAPI{R
FIELD RESULTS
The site was investigated on May 23, 1995. Hydrology, soils, and plant communities were
assessed at 7 data sample plots (Figure 2). Data sheets are included as Appendix C. Results
of the field investigation are presented below.
Hydrology
Hydrology of the site appears to be governed primarily by seasonal surface runoff and
associated perched water bodies, seeps, and intermittent flooding of Summer Creek. The
y(cH��.�I Summer Creek floodplain was found to be saturated to the surface (Plots 3 and 7). Areas
near the edge of the floodplain were found to be saturated within the upper 12 inches (Plot
4). Areas of the floodplain, on both sides of the creek, were observed to be inundated. The
slopes on the north and south sides of Summer Creek were found to be dry to a depth of 18
inches (Plots 1, 2, 5, and 6).
Soils
Soils were sampled at each of the investigative plots (Appendix C). Soils located within the
floodplain adjacent to Summer Creek approximately matched the Wapato soils mapped by
the Washington County NRCS. The soil south of Summer Creek was found to be a very
dark gray (10YR 3/1) silty loam with common yellowish-brown (10YR 5/6) mottles (plots 3
and 4). North of Summer Creek the soil was found to be a black (10YR 2/1) silt loam with
common 10YR dark yellowish-brown mottles. These descriptions differ from the Wapato
description in that they have a somewhat lower chroma, and mottles are not a feature
common to Wapato soils. These descriptions are, however, consistent with hydric soils.
Soils on the slopes above the floodplain matched the descriptions of Woodburn silt loam,
and Cornelius and Kinton soils. Here the soils were generally a brown (10YR 4/3), dark
yellowish brown (10YR 4/4), or dark brown (7.5YR 3/3) (plots 1, 2, and 6). These
descriptions are found in upland soils. In the riparian forest, between the floodplain and the
south hillslope, the soil was found to be a grayish brown (10YR 5/2) with common, large,
dark brown 7.5YR 3/3 mottles; somewhat transitory between the Wapato and Woodburn
descriptions. This description satisfies the criteria for hydric soils.
Vegetation
Plant communities and vegetation dominance were assessed at each of the sample plots.
Plant species were identified, ascribed to communities, and the community status was
determined to be either hydrophytic or non-hydrophytic based on the dominant species.
Communities are identified by their location on-site. Communities are described as the
6
\III MBE R OF STAR -THE STRATEGIC TEAM OF ALLIED RESOI;RCIS. PRINTED ON RECYCLABLE:PAPIiR
"disturbed" community found in previously cleared areas; the "riparian" community found
along the south border of the Summer Creek floodplain; the "floodplain" community, and
the "mitigation"community located in the created mitigation wetland.
Disturbed Community
This community is located on the previously disturbed slopes both north and south of the
Summer Creek floodplain. The southern section retains groups of trees and shrubs, while
the north section has little or no native vegetation remaining (Plots 1,2, and 5). Table 2 lists
species representative of this disturbed community.
��UUU Table 1
uVU Disturbed Community Representative Vegetation
Scientific Name Common Name Wetland
Indicator
Status
Trees
Populus balsamifera balsam poplar FAC
Pseudotsuga menziesii Douglas-fir FACU
Shrubs
Cytisus scoparius Scot's broom :UPL
Holodiscus discolor ocean-spray UPL
Rubus discolor ':Himalayan blackberry FACU
Herbs
d
Anaphalis margaritacea pearly-everlasting UPL
Bromus mollis soft brome UPL
Chrysanthemum leucanthemum ox-eye daisy UPL
Holcus lanatus velvetgrass FAC
Hypochaeris radicata spotted cats-ear :FACU
Lupinus polyphyllus big-leaved lupine FAC+
Parentucellia viscosa yellow-weed ;FAC-
Poa pratensis Kentucky bluegrass FAC
Rubus ursinus trailing blackberry :FACU
Trifolium pratense red clover FACU
Vicia sativa common vetch UPL
Douglas fir dominates the remnant tree strata. Scot's broom dominates the shrub layer on the
north side of the parcel. Various ruderal species dominate the previously cleared herbaceous
layer. This community is considered non-hydrophytic based on its dominance by UPL and
FACU species.
7
A MPMRFR flP CITI AIR 4*.TI-IP TR ATFC:I 'FIM flP Al I IP l RFCfIIiR!`GC PRlNTFrl(MI RGf Vf 1 A RI G PA PPP cS',)
Riparian Community
This community is located mainly along the southern edge of the Summer Creek floodplain,
though it is also found near the east border north of the floodplain (Plots 3 and 7). Table 3
lists species representative of the riparian community.
Table 2
Riparian Community Representative Vegetation
Scientific Name Common Name Wetland
Indicator
Status
Trees
Pseudotsuga menziesii Douglas-fir FACU
Crataegus douglasii black hawthorn FAC
Fraxinus latifolia Oregon ash FACW
Shrubs
•
Cornus stolonifera red-osier dogwood FACW
Physocarpus capitatus Pacific ninebark FACW-
Rubus discolor Himalayan blackberry IFACU
Symphoricarpos albus common snowberry FACU
Herbs
Carex deweyana Dewey's sedge FACU
Circaea alpina enchanter's nightshade FAC+
Polystichum munitum sword fern FACU
Tolmiea menziesii piggy-back plant FAC
This community forms a transition from the disturbed slopes to the southern floodplain edge.
Away from the floodplain Douglas-fir, common snowberry, and sword fern are more
common, though all species occur together. Near the floodplain edge Oregon ash, Pacific
ninebark, piggy-back plant and enchanter's nightshade are more common. This community
is generally considered hydrophytic due to the relative dominance of FAC and FACW
species over FACU species. Himalayan blackberry forms a near monotypic stand along the
majority of the north floodplain edge.
Floodplain Community
This community is located in the Summer Creek floodplain (Plots 3 and 6). Table 4 lists
species representative of this community.
8
A MEMBER OF SITIAI R*-THE STRATEGIC TEAM OF ALLIED RESOURCES. PRINTED ON RECYCLABLE PAPER
Table 3
Floodplain Community Representative Vegetation
Scientific Name Common Name Wetland
Indicator
Status
Trees
Fraxinus latifolia Oregon ash FACW
Shrubs
Lonicera involucrata black twinberry FAC+
Rosa nutkana Nootka rose FAC
Salix sp. willows FACW
�( Spiraea douglasii Douglas spirea '•.FACW
!Herbs
rPhalaris arundinacea reed canarygrass FACW
Oregon ash, black twinberry,Douglas spirea, and Nootka rose are located along the southern
floodplain edge. Reed canarygrass forms a near monotypic stand from near the southern
floodplain edge to the north floodplain edge. Widely scattered willows located near Summer
Creek add the only structural diversity.
Mitigation Community
This community is located in the created compensatory mitigation wetland located just east
of SW 135th Ave., immediately south of the floodplain. Table 5 lists species representative
of this community.
Table 4
Mitigation Community Representative Vegetation
Scientific Name Common Name Wetland
Indicator
Status
Trees
Crataegus monogyna English hawthorn FACU+
Herbs
Holcus lanatus velvetgrass .FAC _µ
Juncus effusus soft rush FACW
Juncus ensifolius dagger-leaf rush FACW
Phalaris arundinacea reed canary-grass FACW
Typha latifolia narrow-leaf cattail OBL
A few scattered English hawthorn are found around the perimeter of this predominately
emergent mitigation wetland. Narrow-leaf cattail is located in the central portion with soft
rush and dagger-leaf rush also common. Reed canarygrass has invaded the site.
9
A MEMBER OF SITIAIR -THE STRATEGIC TEAM OF ALLIED RESOURCES. PRINTED ON RECYCLABLE PAPER� Y
DISCUSSION
Data compiled from the investigative plots were analyzed and resulted in the identification
of one 4.70-acre wetland (Figure 2). The wetland bisects the parcel from SW 135th Avenue
to the east property line. The wetland delineation was based on the presence of dominant
hydrophytic vegetation, hydric soil indicators, and evidence of positive wetland hydrology.
Wetland data sheets positive for all three wetland parameters indicate those wetlands subject
to regulation from both the ACOE and DSL. Upland/wetland boundaries were determined
by the presence or absence of saturated or inundated soils and changes in vegetation. The
wetland acreage and location has been professionally land surveyed by DEA in order to
provided accurate location and size.
vV This wetland encompasses the Summer Creek floodplain, a wetland mitigation site located
near the southwest edge of the wetland, and a narrow groundwater seep located
approximately 50 feet east of the mitigation site (Plots 3, 4, and 7). Vegetation in these areas
is dominated by Reed canary grass in the floodplain and a mix of Oregon ash, Pacific
ninebark, Nootka rose, and Douglas spirea near the south wetland edge. Reed canarygrass
extends to the northern limit. The soil matches the description of the hydric Wapato soils.
These soils occur on floodplains. At the time of the investigation, areas delineated were
saturated within 12 inches of the surface. The vast majority of the floodplain wetland was
saturated to the surface with pockets on inundation.
PROPOSED PROJECT DESCRIPTION
The proposed project creates 52 single-family attached residences with amenities. The
development encourages single-family home-ownership at multi-family densities in a
planned development that is single-family in nature.
PROPOSED PROJECT IMPACTS TO WETLANDS
Jurisdictional wetlands impacted by the proposed Fieldcrest Court are itemized in Table 6.
These impacts are limited to wetlands extending south of the Summer Creek floodplain. These
wetlands will only be partially filled. A buffer with an average width of 25 feet, but never less
than 15 feet is proposed along the entire width of the project, with the exception of these two
fill areas. The buffer will preserve the riparian forest community which borders the floodplain
community.
10
A MEMBER OF SITIAIR i'-THE STRATEGIC TEAM OF Al.I.IFI)RFSOI IR(FS MIN ON RF('YY'I.ARI.F PAPER
Table 5
Wetland Impacts Associated With Development Fieldcrest Court
Wetland Area(Acres)
PSS/PEM 0.025
Mitigation Wetland 0.076
Totals 0.101
PROJECT ALTERNATIVES
Site planning and project development schemes have attempted to minimize development
((- )A impacts to water quality in Summer Creek, on-site wetlands, and the remnant Douglas-fir
woodland. In order to completely avoid all wetland impacts the entire layout would have to be
shifted to the south, resulting in the removal of many significant Douglas-fir trees along the
south border. The layout selected results in the preservation of this woodland and associated
habitat, and the least amount of wetland fill practicable. The proposed layout avoids all impact
to the Summer Creek floodplain.
EROSION CONTROL PLAN
A complete erosion control plan will be prepared along with the civil engineering
construction drawings. This plan will show the location of all sediment fences, inlet
barriers, gravel construction entrance and other measures deemed necessary to prevent
erosion during the course of construction. Furthermore, there shall be clear directions given
regarding inspection and maintanence of erosion control facilities during the construction
period. Finally, instructions shall be given in the seeding and planting of all ground not
receiving hard surface so as to stabilize these areas at the earliest possible time.
ADJOINING PROPERTY OWNERS
Adjoining property owners are listed in Table 6.
11
A MEMBER OP S EAR 4-THE VI RAF'GIC TEAM 01 ALLIED RESOURCES_ PRINTED ON RF.CYCI.AHLE PAPER
Table 6
Adjoining Property Owners
Name Address on
Russell,John 11595 SW 134th PL Tigard,Or 97223
Hart,Tracy W&Sigrid A 11593 SW 134th PL Tigard,OR 97223 503-524-8852
Lyyski,Dale A 11591 SW 134th PL Tigard,OR 97223 503-524-9727
O'Halloran, Kevin J 11589 SW Sheffield Cir Tigard,OR 97223 503-524-8180
Robertson,Lee H 11587 SW Sheffield Cir Tigard,OR 97223 503-524-5347
Sackley,Wayne&Anne B 11585 SW Sheffield Cir Tigard,OR 97223 '503-524-3210
Hawley,Jeffrey K&Linda K 11583 SW Sheffield Cir Tigard,OR 97223 503-524-4519
U
� (`� Rothenberger,Thomas A 11581 SW Sheffield Cir Tigard,OR 97223 503-524-7711
Chang,Yao-Ke 11577 SW Sheffield Cir Tigard,OR 97223
Russo,Sandie 5435 SW Natchez St Tualatin,OR 97062
Dillman,Carolyn J '11575 SW Sheffield Cir Tigard,OR 97223 503-524-0313
Pfeifer,Allen C&Lisa C 11573 SW Sheffield Cir Tigard,OR 97223 503-524-6681
Jenkins,William R&Carol Lee 11405 SW Winter Lake Dr Tigard,OR 97223 503-524-5709
Best,Carol Ann 11381 SW Winter Lake Dr Tigard,OR 97223 503-646-4209
Garbot,David R&Jean E 11369 SW Winter Lake Dr Tigard,OR 97223
Yasumiishi,Ki Kazuo&Kristi L 13134 SW Winter Lake Ct Tigard,OR 97223 503-524-8150
Smith,Bradley D&Mari A 13156 SW Winter Lake Ct Tigard,OR 97223
MITIGATION PLAN
Total Mitigation Area
The total area of the on-site wetland creation will be 0.27 acres. This area is proposed as
offsetting compensation for the filling of 0.10 acres of on-site wetlands and a wetland
mitigation site.
The proposed mitigation plan for wetland impacts associated with the Fieldcrest Court multi-
family residential development has been developed in accordance with the Oregon Freshwater
Compensatory Mitigation Rules(145-85)for Minor Projects. A mitigation ratio of 1.5 acres of
wetland created for each acre of wetland impacted, applies to the mitigation design proposed
herein. Specifically, in order to compensate for loss of 1,085 square feet (0.025 acres) of
PSS/PEM wetland and 3,330 square feet (0.076 acres) of existing PEM mitigation wetland,
Bowen Development Company proposes to create 11,650 square feet (0.27) acres of
PFO/PSS/PEM wetland complex, consisting of enhanced vegetative structure and wildlife
habitat. Thus an overall ratio of 2.64:1 (wetland creation to fill) will be achieved.
12
A MEMBER OF SITIAiR - '-THE STRATEGIC TEAM OF ALLIED RESOURCES. PRINTED ON RECYCI.AHLE PAPER
( .
N
LEGEND- - — — —
\W W W W W W W
Compensatory ■ W W W W W W W W Upland Areas Mitigation Site O ` W W W W W • W W
10,180. ,V W W W W W W W
1` Y W W W W W W W r W Wetland
V W W W W W W W \ Proposed Mitigation Site
Y W W W W W W
W Y W W
W W W W
I A Pro
posed Fill
Are
a s\ 2 W Y W W Jr W W ,/, Photo Station* W W V W 4 W W W W
W W V W ,W W W W A Y e gatatlon Sample Q
uadrat W W W Y W W W W Property Line Q W W W Y (Si W 4, W
, 3W W W S W W W
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II
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4'
Proposed Fi Il Areas
W W W W W W W W W
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7
W W W W W W W W W
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.11(./ 1
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s ` Compensatory Ir. W W W W W W W
Miitigation Site W W W W W
810 4) - - W W W le
6.1.11 135th AVE.
FIELDCREST COURT Figure 1
CITY OF TIGARD, OREGON i"iONiTOIRING FLAN
111 II II
( •
- - .� - - LEGEND
N. .... . ,„.. . . W W W W W W W W W
W ., r
W W W W W W W W U Upland Areas
Y W W W W W W W
14.W WJ wetland Y W W W _W W W W
Y W W W ' W W W W \\ Proposed Mitigation Site
Y W W W W W W
W Y W W W W W W • r -J Proposed Fill Areas
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W W Y W .W W W W
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wetland Limit W W
Property Line
W W W 4, 0 . W W
W 4, 7 W W W o W W W W 5 , * W W W
CO W W W W W W W
W
4 W W W W W (` W W W W W W W W
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4, W W
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7 : : : � : : : + W W W W O W W W W W wtlnd Limit
x W W W W W
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il W W W W W W W W W V
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W W W W W W W W W I
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Compensatory
W W W W W ,W W W
Mitigation Site
W •Y W W W 4, W W W
8100 W W W W W W W W 4,
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--________ ......
t W W W W W W W
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.M...111111 W W - _
S.W. 135th AVE.
•Q
E FIELDCREST COURT Figure 2
I= CITY OF TIGARD, OREGON WETLAND DELINEATION
( •
i ( – –
Compensatory
Mitigation Site
lO,y VOo �v2'e`I$ e W
W W W W W W W
tl eW W W W W W W
W
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– I LEGEND
IS Upland
Areas
r,21 Wetland
PPrroo osed Mitigation
rti ation Site I posed Fi l l Area s
P. � (1 ' \ Emergent Wetland
�, ,1e W W V 4, •W 4, W W i " Upland Forest I W W W • W W W W
v. mg I W W W Property Line 4 Wetland Forest 9 6 ,%•f9
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aEmergent Wetland
I Q Z 1s�6
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W
REFER TO TEXT FOR
iQ Wetland Scrub/Shrub ,•kW W W t) Cl W W W W•i, W W W A W W W W W PROPOSED PLANT SPECIES
PECIES
til tit) W W * /, W W W W LIST.
m Wetland Forest ,i W W W Y W W W W
� W W W W ^ :W W W W W; 4 I
,I W W W W 13 • W
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i ' W W W 40 0 W 40 4. 4, 4, Wetland Limit
/
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Proposed Fill Areas
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ibtiki -
t— __ _ Compensatory %, W W W W W W WP
Mitigation/.. Site W W W W W
BUOY' - - W W / /
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•
Figure 3
FIELDCREST COURT F1 g
U CITY OF TIGARD, OREGON PLANTING FLAN
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COMPENSATORY MITIGATION SITE
SCALE: I"n/40'
DAND EVAN6 AND A660CIATEO,NC.
7020 6111 CORCETT AVENUE
PORTLAND,OREGON 51201
(OOD)723-6663
FIELDCREST COURT Figure 4
CITY OF TIGARD, OREGON 4D INCA FLAN
•
UPLAND FOREST
..i
r� WETLAND FOREST
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81
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//���
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iil NOT TO SCALE
MAD EWIS nNDAS500nTFSWC Fieldcrest Court Figure 6
3S SW meE1T AfilE CITYOF TIGARD,OREGON
rowAEUaaECaor+97 1 ,,, CROSS SECTION B
mcmy00014I
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69 10 20 30 40 50 60 70
68
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//��� ELEVATION
iil NOT TO SCALE
gigilil ,u�Dp� Fieldcrest Court Figure 5
XS AV Cain MU CITY OF TIGARD.OREGON CR055 SECTION A
r.mmo0o1•e
ei
Planting and Grading Plans for this proposed mitigation are shown on Figures 3 and 4. Species
to be planted are listed in Tables 8 and 9. Typical Sections on Figures 5 and 6 show proposed
plant community concepts. Planting specifications will be developed with construction
drawings. Vegetative monitoring and photographic stations are on Figure 7.
The concept behind the proposed mitigation plan is to widen the Summer Creek floodplain to
the north by grading the existing Himalayan blackberry (Rubus discolor) dominated bank to
wetland elevation, and planting native trees, shrubs, and herbs, creating a broader spectrum of
functional values than now present. The bank will be planted to native upland conifers, shrubs,
and forbs creating a buffer to the mitigation project. Using the relatively undisturbed wetland
along the southern edge of the Summer Creek floodplain as a reference, the created
PFO/PSS/PEM wetland complex will restore some of the values and functions lost as a result
CD (D of prior clearing and grading activities. Bowen Development accepts all responsibilities for the
maintenance and monitoring of the mitigated area.
The wetland creation area will consist of a palustrine scrub-shrub/emergent wetland, with a
forested-corridor transitioning to uplands (Figure 3). The source of water for these wetlands
will be groundwater and seasonal flooding of Summer Creek. We anticipate that there will be
no need to divert surface water from Summer Creek at normal stages.
The grading plan will create a wetland corridor north of and parallel to Summer Creek (Figure
4). The edge proximal to the floodplain will be graded to at least an 18-inch depth in an attempt
to remove the existing reed canarygrass (Phalaris arundinacea) rhizomes and seedbank. The
existing bank will be graded down to the wetland elevation. The bank, which approaches a
steep 1:1 slope in many areas, will be graded to a more gentle 3:1 slope. The wetland will
widen at the east(downstream)end of the project site.
Wetland Planting Plait
Wetland plantings have been designed to accommodate the different tolerances to depth of
standing water for different wetland species, as well as to mimic the zonation of vegetation
found in natural riparian corridors. Many of the species selected for use in the mitigation plan
are presently found on-site in remnant communities, which are indicative of pre-clearing
community patterns. Species planned for this community are found in Table 8.
I3
A MEMBER OF STAR THE STRATEGIC TEAM OF ALLIED RESOURCES. PRINTED ON RECYCLABLE PAPER
Table 7
Proposed Wetland Species
Wetland
Indicator
Scientific Name Common Name Status
Trees
Fraxinus latifolia Oregon ash FACW
Populus balsamifera balsam poplar FAC
Salix lasiandra Pacific willow FACW+
Shrubs
Cornus stolonifera red-osier dogwood FACW
O) 1( >( (f l l Lonicera involucrata black twinberry FAC+
�UUII UU Rosa pisocarpa clustered wild rose FAC
Salix sitchensis Sitka willow FACW
Spiraea douglasii Douglas spirea FACW
w
Grasses
Beckmannia syzigachne American sloughgrass OBL
Festuca rubra red fescue FAC+
Glyceria elata tall mannagrass FACW+
Hordeum brachyantherum meadow barley FACW-
Forbs
Athyrium filix femina lady fern FAC
Carex obnupta slough sedge OBL
Carex stipata sawbeak sedge OBL
Juncus effusus common rush
:FACW
Juncus tenuis slender rush FACW-
Scirpus microcarpus small-fruited bulrush OBL
The plan is to create a forested corridor along the distal wetland edge, transitioning to a
scrub/shrub community along the edge proximal to the floodplain. Oregon ash will
dominate the tree strata. The proximal edge will be densely planted with a mixture of
scrub/shrub species in an attempt to create an invasion barrier to the relatively shade-
intolerant reed canarygrass. Open areas will be heavily planted with a diversity of native
rush and sedge species. Each species will be planted in drifts of either 25 or 50 individual
plants. Planting in this way reduces the importance of any one plant's survival, thus
increasing the chance for establishing the vegetative mosaic planned. Disturbed ground will
be seeded with native grasses to serve as both short-term erosion control and add long-term
structural diversity. The entire mitigation site will be seeded with the same seed mix, rather
than attempt to match specific micro-sites to specific species. This is done to compensate for
initial conditions which may be wetter, or drier, than anticipated. A mix of species, able to
tolerate a range of environmental conditions, should augment initial vegetative coverage of the
site.
14
A MEMBER OF SI77AI R*-THE STRATEGIC TEAM OF ALLIED RESOURCES. PRINTED ON RECYCLABLE PAPER L#`
Upland Buffer Planting Plan
Species selected for use in the upland buffer are those presently found on-site in remnant
forest communities, indicative of pre-clearing community patterns. Species planned for this
community are found in Table 9.
Table 8
Proposed Upland Buffer Species
Wetland
Indicator
��
Scientific Name Common Name Status
Trees
Acer macrophyllum big-leaf maple FACU
Alnus rubra red alder FAC
Crataegus douglasii black hawthorn FAC
Pseudotsuga menziesii Douglas-fir FACU
Shrubs
d
Amelanchier alnifolia western serviceberry FACU
Berberis nervosa Cascade Oregon-grape UPL
Holodiscus discolor ocean-spray UPL
Rhamnus purshiana cascara FAC-
Symphoricarpos albus common snowberry IFACU
Grasses
Elymus glaucus blue wildrye FACU
Festuca rubra red fescue FAC+
Forbs
Polystichum munition swordfern FACU
Douglas-fir and big-leaf maple will dominate the tree layer with ocean-spray, western
serviceberry, and Cascade Oregon-grape dominating the shrub layer. Red fescue and blue
wildrye will be seeded to all exposed sites.
Mitigation Goals
The goals of the mitigation effort must be designated in order to determine whether or not the
project has been successful, and to have criteria which can help in deciding if and when to
initiate remedial action in the event of mitigation failure. The goals are as follows:
1. At the end of the first year,the effort will be deemed successful up to that point
if at least 50 percent coverage of the planted portion of the mitigation area by
desirable and planted species (desirable volunteer species are acceptable), as
estimated visually,is achieved;
15
A MEMBER OF SITIAIR '-THE STRATEGIC TEAM OF ALLIED RESOURCES. PRINTED ON RECYCLABLE PAPER
2. At the end of the second year, at least 75 percent coverage by desirable planted
and recruited species will constitute success as measured in a similar manner;
3. At the end of year three, the mitigation effort shall be deemed successful if an
75 percent coverage of the mitigation area by desirable species is achieved,
when measured as above. Undesirable invasive species are plants that are not
native to site vicinity, and have the ability to dominate the vegetation to the
exclusion of other native species; examples of undesired invasive species
include Himalayan blackberry (Rubus discolor) and reed canarygrass (Phalaris
arundinacea). It is expected that these species will be present, but that
desirable species will predominate in order to deem the site a success.
Construction Sequence
Five tasks have been recognized for implementing the proposed mitigation plan. These tasks
include: (1) a pre-construction meeting; (2) excavation; (3) inspection of final grades; (4)
planting; and a (5) post- construction meeting. A pre-construction meeting would be held on-
site with the construction contractor, a wetland ecologist, and a wetland designer. During the
pre-construction meeting, the site conditions and mitigation plan would be reviewed. This
would allow all parties to understand the intent of the plan and to ensure that all specified
materials and conditions would be met. Construction notes on protection of site water quality
and erosion control will be supplied to the contractor. A post-construction review of the
completed work would be conducted to verify that the plan was properly implemented.
Construction Supervision
Because plant locations and water regimes are critically interrelated in wetland mitigation
projects, and because construction plans are commonly adjusted on-site, a wetland biologist, or
other qualified natural resource personnel, would assist with proper implementation of the plan.
Functioning as a construction observer, the wetland biologist, or other personnel with wetland
mitigation experience, would be responsible for notifying Bowen Development Company
whether the intent and specifications of the plan have been met. The biologist would also
make modifications to the site plan based on unforeseen site conditions. If specific plant
materials are not available, the biologist would authorize planting substitutions. The wetland
biologist would work with the construction contractor in providing assistance and guidance for
meeting plan specifications.
Monitoring Program
To ensure the successful completion and viability of the new wetland area, inspections will be
conducted semi-annually, with a comprehensive report compiled annually, by a wetland
biologist. This program would monitor vegetation parameters and wildlife usage for a period
of three years and include recommendations for removal of undesirable invasive species, to
preclude dominance of any one species. One meter-square quadrant plots would be
16
A MEMBER OF STAI R :fi-THE STRATEGIC TEAM OF ALLIED RESOURCES. PRINTED ON RECYCLABLE PAPER
permanently established in the mitigation area to monitor sedimentation and vegetation. In
addition, permanent photographic points would be established to provide further
documentation of the changes in wetland vegetation over time. Vitality observations will be
used to monitor plant communities in the remainder of the mitigation area. Vegetation
sampling would be conducted annually at some time during the summer. Overall wetland
observations would be conducted semi-annually. Each of the parameters to be monitored is
further described below. Annual monitoring reports would be submitted to DSL.
a. Vegetation Monitoring: Vegetation would be monitored semi-annually during
the growing season, within two weeks of the same time every year. Monitoring
would consist of species list compilation and estimated percent cover of
established quadrats along with wildlife observations. Several quadrats, each
�-
one-meter square, would be established in the created wetland, spaced so as to
sample each representative typical community. Once established, quadrats
would be monitored throughout the three-year program. To supplement this
information,photographs of each quadrant would be taken.
In addition, 15 selected trees will be assessed for growth by measurement of
diameter and by overall height from grade to end of new growth. These trees
will be marked for future reference with tree tags.
b. Hydrologic Monitoring: During each monitoring inspection, the mitigation
area will be checked for the presence of water and levels measured, if present
above the surface. At the same time, soils will be checked for saturation.
c. Overview Photographic Sampling: To supplement the sampling measurements
described above,permanent overview photographic points would be established
sufficient to provide photographic documentation of the entire mitigation area
and overall character of the created wetlands.
Contingency Plan
Should the desired mitigation goal not be achieved, a determination by DSL and ACOE should
be made to implement the contingency plan. The contingency plan would provide for
replacing plants that have not survived, and for further excavation or adjustment where
required to provide the necessary hydrologic regimes. An assessment of the cause of plant
mortality would be made by the monitoring biologist, and a recommendation made for species
composition changes or other mutually agreeable correction measures.
17
A MEMBER OF SITIAI R .!t'-THE STRATEGIC TEAM OF ALLIED RESOURCES. PRINTED ON RECYCLABLE PAPER L
APPENDIX A
USFWS NATIONAL WETLANDS INVENTORY
Beaverton Quadrangle
A MEMBER OFSITIAIR 4'-THE STRATEGIC TEAM OF ALLIED RESOURCE S. PRINTF-I)ON RI?('1('L:\BI E I'.-\I'hk
1\46.0.
`:„" e is / _
Project �„
L ocation "" `'
of 4, , °'' ,7,..s
MIN
b --
RW
POWK,Zh .....t7
FOi
PErvi
� Y
nI.
PFO1W Palustrine,forested,broad-leaved deciduous,intermittently flooded
PEM IY Palustrine,scrub/shrub-emergent,semipermanently flooded
POWz Palustrine,open water,artifically flooded,intermittently exposed/permanent
l I NOT TO SCALE
§)C§a FIELDCREST COURT Appendix A
DAVID EVANS ANDASSOCIATFS,INC. CITY OF T I G A R D, OREGON
2828 PORTLAND.OREGON 9V9 201 ••• National Wetlands
Inventory
Beaverton Quadrangle
APPENDIX B
USDA NRCS WASHINGTON COUNTY SOIL SERIES MAP
Sheet No. 44
( 1) (1 -)C-ftH
A MEMBER OF SITIAIR 4*-THE STRATEGIC TEAM OF ALLIED RESOURCES. PRINTED ON RECYCLABLE PAPER
, d
} 11 .
t
1 Project
t 11B 3 3 - ,_,
7
45B
. „ ily --------
c ,, ''1" ' ‘. - '4
4 ' w v F s
' e1 q..
11B- Cornelius and Kinton 2 to 7 percent slope
11 C- Cornelius and Kinton 7 to 12 percent slopes
43 - Wapato silty clay loam
45B- Woodburn silt loam 3 to 7 percent slopes
45C- Woodburn silt loam 7 to 12 percent slopes
`L NOT TO SCALE
FIELDCREST COURT Appendix B
DAVID EVANS AND ASSOCIATES,INC. CITY OF TIGARD, OREGON
2828 SW CORBETT AVENUE
PORTLAND.OREGON 97201 •■• NRCS Washington County
Soil Survey
Sheet 44
APPENDIX C
WETLAND DELINEATION DATA SHEETS
"UUU
A MEMBER OFSITIAIR 44'-THE STRATEGIC TEAM OF ALLIED RESOURCES. PRINTED ON RECYCLABLE PAPER :6
Wetland Routine Onsite Determination Data Sheet
Project Location: Southeast corner of SW 135th and Scholls Ferry Road,in Tigard(E 1/2,Section 33,T1 S,RI W)
Field Investigator(s): Larry Devroy and Kevin O'Hara Plot or Pit No. 1
Applicant/Owner: Bowen Development Company Date: 5/23/95
County: Washington County State: Oregon
Plot or pit location: 100 feet north of SW 133 Ave,in apparent abandoned borrow pit
Prevailing Weather Conditions: Sunny,temperature in mid 60s F.
General Site Conditions:
Cleared,graded ground bisected by Summer Creek. Summer Creek drainage cleared in past,now dominated by Phalaris arundinacea
Is there noticeable disturbance of this site's native vegetation,soils,and/or hydrology?
Areas north and south of Summer Creek drainage have been cleared in past,though some large trees remain on south side of parcel
Vegetation:
Indicator
Dominant Plant Species: Status Stratum %Cover
1 Salix sitchensis FACW S 30*
2 Populus balsamifera FAC S 5
3 Holcus lanatus FAC H 60*
4 Hypochaeris radicata FACU H 20
5 Daucus carota UPL H 5
6 Trifolium pretense FACU H 5
7 Epilobium angustifolium FACU+ H 5
8 Poa pratensis FAC H _ 5
9 Rubus ursinus FACU H 2
10 Vcia sativa UPL H 2
=dominant
Percent of dominant species that are OBL,FACW,and/or FAC? 100%
Soils:
Series/Phase: Woodburn silt loam Is the soil on the hydric soils list? Y/N No
Soil profile: 0-18"10YR 4/3,4/4 blocky,silt sloam;no mottles
Other hydric soil indicators:
None
Hydrology:
Visual observation of inundation. Y/N No
Visual observation of soil saturation. YIN No
Depth to saturated soil: >18" Depth to free standing water: >18"
Drift lines. Y/N No Sediment deposits. Y/N No Drainage patterns. Y/N No
DEA Wetland Determination:
Is the hydrophytic vegetation criterion met? Y/N Yes
Is the hydric soil criterion met? Y/N No
Is the specific hydrology criterion met? Y/N No
Is this plant community a wetland? Y/N No
Comments:
Soil is dry and surface is cracked
David Evans and Associates,Inc.
2828 SW Corbett Avenue
Portland,Oregon 97201
(503)223-6663 FAX(503)223-2701
Wetland Routine Onsite Determination Data Sheet
Project Location: Southeast corner of SW 135th and Scholls Ferry Road,in Tigard(E 1/2,Section 33,T1S,R1 W)
Field Investigator(s): Larry Devroy and Kevin O'Hara Plot or Pit No. 2
Applicant/Owner: Bowen Development Company Date: 5/23/95
County: Washington County State: Oregon
Plot or pit location: Cleared terrace immediately south of Summer Creek corridor,150 feet west of east property line
Prevailing Weather Conditions: Sunny,temperature in mid 60s F.
General Site Conditions:
Cleared,graded ground bisected by Summer Creek. Summer Creek drainage cleared in past,now dominated by Phalaris arundinacea
Is there noticeable disturbance of this site's native vegetation,soils,and/or hydrology?
Areas north and south of Summer Creek drainage have been cleared in past,though some large trees remain on south side of parcel
Vegetation:
Indicator
Dominant Plant Species: Status Stratum %Cover
1 Populus balsamifera FAC S 20*
2 Pseudotsuga menziesll FACU S 5*
3 Holcus lanatus FAC H 60*
4 Hypochaerfs radicata FACU H 60•
5 Anaphalis margarltacea UPL H 5
6 Phalaris arundinacea FACW H 5
7 Poa pratensis FAC H 5
8 Rubus discolor FACU H 5
9 Trtentalls latlfolia FAC- H 2
10 Juncus effusus FACW H 2
•=dominant
Percent of dominant species that are OBL,FACW,and/or FAC? 50%
Soils:
Series/Phase: Woodburn silt loam Is the soil on the hydric soils list? Y/N No
Soil profile: 0-18"10YR 4/3,4/4 silt loam
Other hydric soil indicators:
None
Hydrology:
Visual observation of inundation. YIN No
Visual observation of soil saturation. YIN No
Depth to saturated soil: >18" Depth to free standing water: >18"
Drift lines. YIN No Sediment deposits. Y/N No Drainage patterns. Y/N No
DEA Wetland Determination:
Is the hydrophytic vegetation criterion met? Y/N No
Is the hydric soil criterion met? Y/N No
Is the specific hydrology criterion met? Y/N No
Is this plant community a wetland? Y/N No
Comments:
David Evans and Associates,Inc.
2828 SW Corbett Avenue
Portland,Oregon 97201
(503)223-6663 FAX(503)223-2701
Wetland Routine Onsite Determination Data Sheet
Project Location: Southeast corner of SW 135th and Scholls Ferry Road,in Tigard(E 1/2,Section 33,T1S,R1W)
Field Investigator(s): Larry Devroy and Kevin O'Hara Plot or Pit No. 3
Applicant/Owner: Bowen Development Company Date: 5/23/95
County: Washington County State: Oregon
Plot or pit location: 70 feet north of plot#2
Prevailing Weather Conditions: Sunny,temperature in mid 60s F.
General Site Conditions:
Cleared,graded ground bisected by Summer Creek. Summer Creek drainage cleared in past,now dominated by Phalaris arundinacea
Is there noticeable disturbance of this site's native vegetation,soils,and/or hydrology?
Areas north and south of Summer Creek drainage have been cleared in past,though some large trees remain on south side of parcel
Vegetation:
Indicator
Dominant Plant Species: Status Stratum %Cover
1 Fraxinus latifolia FACW T 25*
2 Fraxinus latifolia FACW S 15*
3 Lonicera involucrata FAC+ S 15*
4 Spiraea douglasii FACW S 5
5 Rosa nutkana FAC S 5
6 Phalaris arundinacea FACW H 100*
7
8
9
10
=dominant
Percent of dominant species that are OBL,FACW,and/or FAC? 100%
SOUS:
Series/Phase: Wapato silty clay loam Is the soil on the hydric soils list? Y/N No
Soil profile: 0-18"10YR 3/1 with common 10YR 4/6 mottles
Other hydric soil indicators:
None
Hydrology:
Visual observation of inundation. Y/N No
Visual observation of soil saturation. Y/N Yes
Depth to saturated soil: Surface Depth to free standing water: 12"
Drift lines. Y/N No Sediment deposits. Y/N No Drainage patterns. YIN No
DEA Wetland Determination:
Is the hydrophytic vegetation criterion met? Y/N Yes
Is the hydric soil criterion met? Y/N Yes
Is the specific hydrology criterion met? Y/N Yes
Is this plant community a wetland? YIN Yes
Comments:
Oxidized rhizosphere common in upper part of soil
David Evans and Associates,Inc.
2828 SW Corbctt Avenue
Portland,Oregon 97201
(503)223-6663 FAX(503)223-2701
Wetland Routine Onsite Determination Data Sheet
Project Location: Southeast corner of SW 135th and Scholls Ferry Road,in Tigard(E 1/2,Section 33,T1S,R1W)
Field Investigator(s): Larry Devroy and Kevin O'Hara Plot or Pit No. 4
Applicant/Owner: Bowen Development Company Date: 5/23/95
County: Washington County State: Oregon
Plot or pit location: In remnant forested area between cleared area and south edge of Summer Creek corridor.
Prevailing Weather Conditions: Sunny,temperature in mid 60s F.
General Site Conditions:
Cleared,graded ground bisected by Summer Creek. Summer Creek drainage cleared in past,now dominated by Phalaris arundinacea
Is there noticeable disturbance of this site's native vegetation,soils,and/or hydrology?
Areas north and south of Summer Creek drainage have been cleared in past,though some large trees remain on south side of parcel
Vegetation:
Indicator
Dominant Plant Species: Status Stratum %Cover
1 Pseudotsuga menziesil FACU T 30*
2 Crataegus douglasii FAC T 25*
3 Fraxinus latifolia FACW T 20*
4 Symphorlcarpos albus FACU S 20'
5 Physocarpus capitatus FACW- S 10*
6 Holodiscus discolor UPL S 10•
7 Polystichum munitum FACU H 20*
8 Tolmlea menzles!i FAC H 20'
9 Clrcaea alpine FAC+ H 20'
10 Carex deweyana FACU H 5
=dominant
Percent of dominant species that are OBL,FACW,and/or FAC? 56%
Soils:
Series/Phase: Wapato silty clay loam Is the soil on the hydric soils list? Y/N No
Soil profile: 0-18"10YR 3/1 with common 10YR 5/6 mottles
Other hydric soil indicators:
None
Hydrology:
Visual observation of inundation. Y/N No
Visual observation of soil saturation. Y/N Yes
Depth to saturated soil: 8" Depth to free standing water: >18"
Drift lines. Y/N No Sediment deposits. Y/N No Drainage patterns. Y/N No
DEA Wetland Determination:
Is the hydrophytic vegetation criterion met? YIN Yes
Is the hydric soil criterion met? YIN Yes
Is the specific hydrology criterion met? Y/N Yes
Is this plant community a wetland? Y/N Yes
Comments:
David Evans and Associates,Inc.
2828 SW Corbett Avenue
Portland,Oregon 97201
(503)223-6663 FAX(503)223-2701
Wetland Routine Onsite Determination Data Sheet
Project Location: Southeast corner of SW 135th and Scholls Ferry Road,in Tigard(E 1/2,Section 33,T1S,R1 W)
Field Investigator(s): Larry Devroy and Kevin O'Hara Plot or Pit No. 5
Applicant/Owner: Bowen Development Company Date: 5/23/95
County: Washington County State: Oregon
Plot or pit location: In cleared area 50 feet south of Summer Creek corridor,—500 feet east of SW 135th
Prevailing Weather Conditions: Sunny,temperature in mid 60s F.
General Site Conditions:
Cleared,graded ground bisected by Summer Creek. Summer Creek drainage cleared in past,now dominated by Phalaris arundinacea
Is there noticeable disturbance of this site's native vegetation,soils,and/or hydrology?
Areas north and south of Summer Creek drainage have been cleared in past,though some large trees remain on south side of parcel
Vegetation:
Indicator
Dominant Plant Species: Status Stratum %Cover
1 Ranunculus occidentalis FAC H 30*
2 Juncus tenuis FACW- H 20*
3 Hypochaeris radicata FACU H 20'
4 Parentucellia viscosa FAC- H 20'
5 Bromus mollis UPL H 20*
6 Poa pratensis FAC H 15
7 Juncus effusus FACW H 10
8 Chrysanthemum leucanthemum UPL H 10
9 Vicia sativa UPL H 10
10 Lupinus polyphyllus FAC+ H 5
•=dominant
Percent of dominant species that are OBL,FACW,and/or FAC? 40%
Soils:
Series/Phase: Woodburn silt loam Is the soil on the hydric soils list? Y/N No
Soil profile: 0-18"10YR 5/2 with common,large 7.5YR 3/3 mottles
Other hydric soil indicators:
None
Hydrology:
Visual observation of inundation. Y/N No
Visual observation of soil saturation. Y/N No
Depth to saturated soil: >18" Depth to free standing water: >18"
Drift lines. Y/N No Sediment deposits. Y/N No Drainage patterns. Y/N No
DEA Wetland Determination:
Is the hydrophytic vegetation criterion met? Y/N No
Is the hydric soil criterion met? YIN Yes
Is the specific hydrology criterion met? Y/N No
Is this plant community a wetland? Y/N No
Comments:
Soil is dry to 18-inch depth
David Evans and Associates,Inc.
2828 SW Corbett Avenue
Portland,Oregon 97201
(503)223-6663 FAX(503)223-2701
Wetland Routine Onsite Determination Data Sheet
Project Location: Southeast corner of SW 135th and Scholls Ferry Road,in Tigard(E 1/2,Section 33,T1S,R1W)
Field Investigator(s): Larry Devroy and Kevin O'Hara Plot or Pit No. 6
Applicant/Owner: Bowen Development Company Date: 5/23/95
County: Washington County State: Oregon
Plot or pit location: In forested area north of Summer Creek corridor,—100 feet east of west propery line
Prevailing Weather Conditions: Sunny,temperature in mid 60s F.
General Site Conditions:
Cleared,graded ground bisected by Summer Creek. Summer Creek drainage cleared in past,now dominated by Phalaris arundinacea
Is there noticeable disturbance of this site's native vegetation,soils,and/or hydrology?
Areas north and south of Summer Creek drainage have been cleared in past,though some large trees remain on south side of parcel
Vegetation:
Indicator
Dominant Plant Species: Status Stratum %Cover
1 Fraxinus latifolia FACW T 80*
2 Rhamnus purshiana FAC- T 10
3 Rubus discolor FACU S 90*
4 Comus stolonlfera FACW S 30*
5 Corylus comuta FACU S 10
6 Phalaris arundinacea FACW H 40'
7 Carex deweyana FACU H 10
8 Poe pratensis FAC H 5
9 Festuca arundinacea FAC- H 2
10
=dominant
Percent of dominant species that are OBL,FACW,and/or FAC? 75%
SOUS:
Series/Phase: Woodbum silt loam Is the soil on the hydric soils list? Y/N No
Soil profile: 0-18"7.5YR 3/3
Other hydric soil indicators:
None
Hydrology:
Visual observation of inundation. Y/N No
Visual observation of soil saturation. YIN No
Depth to saturated soil: >15" Depth to free standing water: >18"
Drift lines. Y/N No Sediment deposits. YIN No Drainage patterns. YIN No
DEA Wetland Determination:
Is the hydrophytic vegetation criterion met? Y/N Yes
Is the hydric soil criterion met? Y/N No
Is the specific hydrology criterion met? Y/N No
Is this plant community a wetland? Y/N No
Comments:
Plot is located immediately outside wetland limit
David Evans and Associates,Inc.
2828 SW Corbett Avenue
Portland,Oregon 97201
(503)223-6663 FAX(503)223-2701
Wetland Routine Onsite Determination Data Sheet
Project Location: Southeast corner of SW 135th and Scholls Ferry Road,in Tigard(E 1/2,Section 33,T1S,R1W)
Field Investigator(s): Larry Devroy and Kevin O'Hara Plot or Pit No. 7
Applicant/Owner: Bowen Development Company Date: 5/23/95
County: Washington County State: Oregon
Plot or pit location: In Summer Creek corridor,-75 feet east of west propery line,-75 feet southeast of plot#6
Prevailing Weather Conditions: Sunny,temperature in mid 60s F.
General Site Conditions:
Cleared,graded ground bisected by Summer Creek. Summer Creek drainage cleared in past,now dominated by Phalaris arundinacea
Is there noticeable disturbance of this site's native vegetation,soils,and/or hydrology?
Areas north and south of Summer Creek drainage have been cleared in past,though some large trees remain on south side of parcel
Vegetation:
Indicator
Dominant Plant Species: Status Stratum %Cover
1 Phalaris arundinacea FACW H 100*
2 --
3
4
5
6
7
8
9
10
•=dominant
Percent of dominant species that are OBL,FACW,and/or FAC? 100%
Soils:
Series/Phase: Wapato silty clay loam Is the soil on the hydric soils list? YIN No
Soil profile: 0-18"10YR 2/1 with common 10YR 3/6 mottles
Other hydric soil indicators:
None
Hydrology:
Visual observation of inundation. Y/N No
Visual observation of soil saturation. Y/N Yes
Depth to saturated soil: Surface Depth to free standing water: 12"
Drift lines. YIN No Sediment deposits. Y/N No Drainage patterns. Y/N No
DEA Wetland Determination:
Is the hydrophytic vegetation criterion met? Y/N Yes
Is the hydric soil criterion met? YIN Yes
Is the specific hydrology criterion met? Y/N Yes
Is this plant community a wetland? Y/N Yes
Comments:
David Evans and Associates,Inc.
2828 SW Corbett Avenue
Portland,Oregon 97201
(503)223-6663 FAX(503)223-2701
1, LJ G
l_.
October 12, 1995 ( E0001
Mr. Bill Parks
• Oregon Division of State Lands
775 Summer Street NE
Salem,Oregon 97310
Dear Bill:
-)cUUU SUBJECT: AMMENDED PROJECT IMPACTS AND MITIGATION PLAN FOR
FIELDCREST COURT: OREGON DIVISION OF STATE LANDS PERMIT
APPLICATION NUMBER FP 10153.
On behalf of Bowen Development Company,David Evans and Associates,Inc. (DEA) submits
the following modifications to the Oregon Division of State Lands permit application number
FP 10153. These modifications are being submitted concurrently to the US Army Corps of
Engineers.
PROPOSED PROJECT IMPACTS TO WETLANDS
Jurisdictional wetlands impacted by the proposed Fieldcrest Court are itemized in Table 1.
These impacts are limited to wetlands extending south of the Summer Creek floodplain.
Originally, a variable width buffer was proposed along the entire length of the project. This
buffer was to maintain an average width of 25 feet, but never less than 15 feet. The Unified
Sewerage Agency (USA) is now requiring that the buffer never be less than 25 feet wide. The
additional wetland fill is necessary in order to maintain this 25-foot wide buffer. The buffer, as
proposed, will preserve the riparian forest community which borders the floodplain
community.
Table 1
Wetland Impacts Associated With Development Fieldcrest Court
Wetland Original Additional I Total
Area(Acres) Area(Acres) Area(Acres)'
PSS/PEM 0.025 0.029 0.054
Mitigation Wetland i 0.076 ' 0.044 0.120
Totals 0.101 0.073 0.174
No net increase in fill amounts is anticipated from this modification.
DAVID EVANS AND ASSOCIATES,INC.
A PROFESSIONAL SERVICES CONSULTING FIRM
OFFICES IN OREGON,WASHINGTON,CALIFORNIA AND ARIZONA
2828 S.W.CORBETT AVENUE
PORTLAND,OREGON 97201-4830
(503)223-6663 FAX(503)223-2701
MITIGATION PLAN
Total Mitigation Area
The total area of the on-site wetland creation and enhancement will be 0.618 acres. This area is
proposed as off-setting compensation for the filling of 0.174 acres of wetlands, of which 0.120
acres is an existing wetland mitigation site. The proposed mitigation plan for wetland impacts
associated with the Fieldcrest Court multi-family residential development has been developed
in accordance with the Oregon Freshwater Compensatory Mitigation Rules (145-85) for Minor
Projects.
The original mitigation plan proposed to compensate for loss of 1,085 square feet(0.025 acres)
of PSS/PEM wetland and 3,330 square feet (0.076 acres) of existing PEM mitigation wetland
by creating 11,650 square feet(0.27 acres)of PFO/PSS/PEM wetland complex.
Due to the additional fill requirements, Bowen Development proposes to compensate for the
additional loss of 1,263 square feet (0.029 acres) of PSS/PEM wetland and 1,917 square feet
(0.044 acres) of existing PEM mitigation wetland, by enhancing 15,290 square feet (0.351
acres) of the existing PEM wetland which presently supports a reed canarygrass (Phalaris
arundinacea)monoculture.
Taken in its entirety, creation of 11,650 square feet (0.27 acres) and enhancement of 15,290
square feet(0.351 acres), for an overall total of 26,940 square feet(0.618 acres) is proposed to
mitigate for 7,595 square feet(0.174 acres)of impact. Thus an overall ratio of 3.55:1 (wetland
creation/enhancement to fill)would be achieved.
Wetland Planting Plan
The concept behind the proposed enhancement is to grade to a 24-inch depth in order to excise
the existing reed canarygrass (Phalaris arundinacea) rhizomes and seedbank, removing all
graded material from the site, and planting native hydrophytic grasses, herbs, and shrubs. The
enhanced portion of the wetland will be adjacent to the created wetland, along the north end of
the Summer Creek floodplain. Completion of this mitigation plan will provide greater species
and structural diversity than presently exists on-site.
Wetland plantings have been designed to accommodate the different tolerances to depth of
standing water for different wetland species, as well as to mimic the zonation of vegetation
found in natural riparian corridors. Many of the species selected for use in the mitigation plan
are presently found on-site in remnant communities, which are indicative of pre-clearing
community patterns. Species planned for the enhanced wetland are found in Table 2.
DAVID EVANS AND ASSOCIATES, INC. 2
A PROFESSIONAL SERVICES CONSULTING FIRM
Table 2
Proposed Wetland Species
Wetland
Indicator
Scientific Name ;Common Name Status
!Trees
Fraxinus latifolia Oregon ash FACW
alix lasiandra Pacific willow :FACW+
Shrubs
Cornus stolonifera red-osier dogwood FACW
1)) Aonicera involucrata black twinberry FAC+
UIJU ,Grasses •
•
Beckmannia syzigachne American sloughgrass jOBL
Festuca rubra red fescue FAC+
1Glyceria elata tall mannagrass FACW+
IHordeum brachyantherum 'meadow barley :FACW-
i
Forbs
Carex obnupta slough sedge OBL
Carex stipata sawbeak sedge OBL
uncus effusus common rush 1FACW
uncus patens spreading rush FACW
cirpus microcarpus small-fruited bulrush OBL
The plan is to enhance the existing PEM wetland by replacing reed canarygrass with a more
diverse, native emergent community. A few Oregon ash will be planted in the enhanced area
to provide greater structural diversity. The edge proximal to Summer Creek will be densely
planted with a mixture of scrub/shrub species in an attempt to create an invasion barrier to
the relatively shade-intolerant reed canarygrass. Open areas will be heavily planted with a
diversity of native rush and sedge species. Each species will be planted in drifts of either 25
or 50 individual plants. Planting in this way reduces the importance of any one plant's
survival, thus increasing the chance for establishing the planned vegetative mosaic.
Disturbed ground will be seeded with native grasses to serve as both short-term erosion control
and add long-term diversity. The entire mitigation site will be seeded with the same seed mix,
rather than attempt to match specific micro-sites to specific species. This is done to
compensate for initial conditions which may be wetter, or drier, than anticipated. A mix of
species,able to tolerate a range of environmental conditions, should augment initial vegetative
coverage of the site.
DAVID EVANS AND ASSOCIATES, INC. 3
A PROFESSIONAL SERVICES CONSULTING FIRM
;i_i aan
Mitigation Goals, Construction Sequence, Monitoring, and Contingency Plan
No changes are proposed to the mitigation goals, construction sequence, monitoring
requirements and contingency plans from those detailed in the original permit application.
If you have any questions, please call me directly at DEA(503) 223-6663 extension 224.
Sincerely,
DAVID EVANS AND ASSOCIATES, INC.
e0
Larry D-/ oy
Natural Resources Manager
Enclosures: Planting Plan
Cross Sections
o;\in\jlpinr\mcmyper3.doc
DAVID EVANS AND ASSOCIATES, INC. 4
A PROFESSIONAL SERVICES CONSULTING FIRM
'ED d+,FC a/aLE.PER
7 .
— — mow: — — LEGEND
1 1 -Y * •Y Y 1
Proposed 1 W Y 1 1 * 1
U Upland Areas
Wetland Creation `�:+�-- Y 1 Y 1 1 1 p
Q / V W
10,�800 cc ,Y' 1 1 1 1 y y y � Wetland
�� OA�����' W 1 1 L 1 1 1
Proposed /1 IA'^ 1 1 • 1 W 1 1 Proposed Mitigation Site
Wetland Enhancement ` / 'W 1 1 1 1 1 1
Proposed Fill Areas
I 13,2904 A v `. y,W 1 1 1 1 1 1 + 1 1 1 1 Y 1 W �������� Additional Fill
1 * W 1 1 1 1
l ° Emergent Wetland
\ 1 W 1 1 1 4 1 1
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L y W 1 1 � 1 1 1 W
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'F• s , cu REFER TO TEXT FOR
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I m Wetland Forest ��� I W , + i 1 W 1 LIST.
II �' i 1 1 1 W t 1 W 4 9 1 1
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S.W. I3bth AVE-
FIELDCREST COURT Figure 3
F CITY OF TIGARD, OREGON PL ANT INCA PLAN
■ ar
UPLAND FOREST
oilla
6 ;' WETLAND FOREST•
ifi°114.1.11 • .iimo-
kt :. . BUFFER CREATED WETLAND ENHANCED WETLAND. . 1 A
bitilitr.i ii;.t 1.:1: ,�1 4
86 ''
`� I +� I �• EXISTING CONTOUR
+ 11 ,
le A' +' E PROPOSED CONTOUR
81 EMERGENT WETLAND
M!, �t� ' , �' f WETLAND
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r <
°tit
76 ,
tti
,j
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69 .1
10 20 30 40 50 60 •
68
WETLAND
//��J ELEVATION
;Zj Morro VA/F:
Fieldcrest Court Figure 5
11YmEVMbANDASSOCIA7T:TINC CITY OF TIGARD,OREGON CR055 SECTION A
I AV OREGON bBJ1E •••
70RIIM11 OREGON 9YA1
Itc•ry0001-s1
UPLAND FOREST
Oa
�" WETLAND FOREST `
• • + ^•„gesso .i•V,.P,V. . .BUFFER .,•01.4.er ;r. .1: CREATED ENHANCED
86 - .. 4 ,:r, 0. 1 i'., WETLAND WETLAND
,0�+ • f4;1,14 ,.41'' ����A'i PROPOSED CONTOUR
EXISTING CONTOUR
81 pl}iiI 11111,11;
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69 20 50 40 50 60 70 80 90
65
WETLAND
//.�, ELEVATION
',L 441710 ALAI F.'
••OARI Fieldcrest Court Figure 6
❑e IDEWNWitLf SOOA7T�WC CITY OFTIGARD.OREGON CK055SECTIONB
i1A AY 0OREG N 9737 •••
PCA1WII OREGON 97aJ1
`. • • r
rncm10001-0
The City Recorder read the resolution by number and title.
Resolution No. 96-31, a resolution creating the FEMA disaster fund and approving
a supplemental budget for 95/96.
The motion was approved by unanimous voice vote of Council present. (Mayor
Nicoll, Councilors Moore, Rohlf, and Scheckla voted "Yes".)
941/2f
9. CONSIDER WETLANDS MITIGATION 9�— .�A
O. CITE PROPERTY' - BOWEN
DEVELOPMENT COMPANY S gG X01
a. Staff report �" .04, 9 -
Mr. Bewersdorff presented the staff report. He directed attention to the staff memo
distributed at the April work session which explained this request from the Bowen
Development Company to use City property for wetlands mitigation. He reviewed
the situation. In 1988, a development company dedicated the wetlands portion of
its property to the City for a development that never happened. Now the Bowen
company wanted to develop the remainder of that property only to find that the
wetlands have moved onto their property. They were asking to fill in .17 acres of
wetland with an offset of .618 acres of mitigation.
Mr. Bewersdorff noted that this was an isolated case, and that the City might not be
able to get a similar dedication of wetlands today. He said that he thought this
would be good for the City.
Mr. Bewersdorff pointed out the attached draft policy relative to wetlands mitigation.
Mr. Monahan reiterated that this was a unique case with some obligation on the part
of the City to assist in allowing mitigation on City property because the particular
• City property under discussion originally came from the land owned by Bowen. He
said that the draft policies would protect the City in the event of future requests;
staff has already turned down one request to allow mitigation on other City land for
a development outside the city.
b. Council Discussion/Questions
Councilor Scheckla asked if a bike path was planned for the area. Mr. Bewersdorff
said that the development north of the wetlands precluded a pathway. He reported
that staff did consider asking-or u pathway but that the developer of the apartment
complex did not want to dedicate the area and staff would have a difficult rime
proving rough proportionality. — --
Councilor Scheckla asked if they would be opening themselves up in the future to
other similar requests. Mr. Bewersdorff said that to prevent similar requests was
the purpose of the draft policy. It could be used to guide the Council regarding
future cases of wetlands mitigation.
Councilor Scheckla asked if legally they could make this a one time instance. Mr.
Ramis said that he thought they could, given the unique set of facts. He said that
CITY COUNCIL MEETING MINUTES - MAY 14, 1996 - PAGE 15
Councilor Scheckla asked if legally they could make this a one time instance. Mr.
Ramis said that he thought they could, given the unique set of facts. He said that
they could emphasize its uniqueness in their decision and then develop a policy to
preclude this sort of thing.
Councilor Scheckla expressed concern that moving the wetlands could create more
problems. Mr. Ramis commented that they could not draft a law to protect
themselves from Mother Nature. However they could make sure that they had
policies that required improvements of wetlands. Mr. Bewersdorff pointed out that
enhanced wetlands were a better storage for flooding and a benefit to the City.
c. Council Consideration: Resolution No. 96-32
Mayor Nicoli said that he didn't have any problem with this resolution. He
concurred that the City owed it to a property owner to work with them when the
owner had dedicated land for wetlands in the past only to have a hardship created
•
because of natural changes. He noted that this was a gift to the City that they
probably couldn't get today.
Councilor Scheckla stated that he did not see this as a gift to the City because they
did it in order to get what they wanted.
Mayor Nicoli noted that they could no longer place a condition on a developer to
give them land because of Dolan. He reiterated that he was comfortable with
working with the owners on this.
Mr. Monahan pointed out that usually land was not dedicated until construction of
a project began; the applicant in 1988 dedicated the land and then decided not to
develop. He suggested an amendment to the resolution to add a third "whereas" to
read "Whereas the City owned land was dedicated in conjunction with the 1988 site
development review that was not developed on the same property as shown Fir Road
LLC" and to add under "Resolved" a statement "that the City finds that the unique
circumstances of this application make it appropriate to grant the mitigation in
recognition of the 1988 dedication." He said that this would record that this was a
very unique situation.
Councilor Scheckla stated that he liked the amendment.
Councilor Rohlf concurred with confining this unique circumstances. He also agreed
with the staff recommendation to develop a policy to deal with this issue, citing the
trend towards more infill.
Mr. Monahan reviewed the six items listed in the staff draft policy: benefit,
physical enhancement of existing wetland, compensation to the City, no additional
costs to the City for maintenance, location of developed property within the UGB,
and no potential onsite mitigation possible.
Mayor Nicoli suggested setting over the discussion on the policy to a future agenda
and dealing tonight with the resolution.
CITY COUNCIL MEETING MINUTES - MAY 14. 1996 - PAGE 16
Motion by Councilor Rohlf, seconded by Councilor Moore, to adopt Resolution
No. 96-32 as amended.
The City Recorder read the resolution by title and number.
Resolution No. 96-32, a resolution to allow Scholls Ferry Road LLC and/or affiliates
to create and/or enhance wetlands on cit.' owned greenway, TIS, R1 R', East 112 of
Section 23, Tigard. Oregon.
The motion was approved by unanimous voice vote of Council present. (Mayor
Nicoli. Councilors Moore, Rohlf, and Scheckla voted "yes".)
10. NON AGENDA ITEMS
> Mayor Nicoli asked the Council to give staff direction to proceed with developing
a recommendation on how they wanted to proceed with architect services on the
addition to City Hall. He noted that the process would take anywhere from 4 - 8
weeks but that getting an early start would allow staff to begin as soon as possible
after the July 1 budget began.
Mr. Monahan noted that it was a lengthy process with the new purchasing rules. He
said that they would not be back with a recommendation before July 1 but that they
could do a lot of the up front work and hopefully get better prices and a quicker
beginning to the process.
The Council agreed by consensus to direct staff to proceed as discussed.
11. ADJOURNMENT: 9:32 p.m.
-',(.7f.1)(..)il.i_s 4AC a-Dil-lajte-1:--1-g--
Attest: / atherine Wheatley, City Recorder
(/ xr, Ci • of Tigard
Date:
J
f:Vecaoenccm∎ccmR514 96
CITY COUNCIL MEETING MINUTES - MAY 14, 1996 - PAGE 17
CONDITIONS : View Add Mult-case Ins-before Change Delete Renumber Print Esc
Change highlighted condition
OaSITE DEVELOPMENT REVIEWaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaG
o : SDR96-0006 : PROJECT: SUMMER CREEK APTS : STATUS : P : UPD : 04/03/96 : :TMP: °
o APPLICANT:BOWEN REAL ESTATE GROUP PRIM. . : SDR94-0026 : °
o SITE ADDRESS : 00000 SW **NO ADDRESS** °
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o ° CONDITIONS o 0
O 0 #- - - Code Title Stat Date---- By- 0 0
o o 11) 0001 PRVD ERSN CONTRL PLAN W/P . I . P. ' S / / BR 0 0
o ° 12) 0001 OBTN GNRL PRMT PER CLEAN H2O ACT. / / BR 0 0
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o o 14) 0001 ENCLOSE SMG POOLS W/FNCE-3R--WALL:---_ ____ / BR 0 0
o o 15) 000 1_-P-ROVIDE 4 EXTENSION OF H2O LINE. / / MM 0 0
o o _ - 0001 SBMT RVSD SIT/LNSCP PLNS 4 RVW. / / WD > 0 0
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u"o 18) 0001 CNSTRCT STD 1/2 ST IMPVMTS/HWKSBD / / BR °dc
o ST IMPVMTS/131ST.0001 CNSTRCT STD 1/2 SMS/131ST. / / BR 0 0
o o 20 _ 0-0-41_COMPLETE STRIPING AT 135TH AVE . / f/__ BR 0 0
o ° 21) 0001 INSTL SITE IMPVMTS -PER RVSD PLAN. / / BR 0 0
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INCORPORATED
•
PROJECT: SU Mm, TER CREEK APT. PROJECT NO. �3
TO: ...se-AN 1` 6l't'6c I4 M tm— FILE NO.
CCaMMUN 11-•1 OEVELoPMEN r DEP DATE:
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5 rrE S4r /Ac um ?LA
REMARKS: ,EA,N — —`
As REQursTEO , Loc./1,1101Q OF "DI im..ilt tAL 5lr. lAC,et` HAS
tSE� IOEN,IFIEb.. RED- 1 /i''4O To -F LIGe• ()EP?, —
BY. 1>A4 r MAT14iSONi DISTRIBUTION
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t + •
IAA TRANSMITTAL
ARCHITECTS
INCORPORATED
PROJECT: 6u MME'R asst. Art,, PROJECT NO. 9400
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