MMD2015-00031 MMD2O15 - 00031
PacTrust
NOTICE OF TYPE I DECISION
MINOR MODIFICATION (MMD) 2015-00031 151
PACTRUST
TIGARD
120 DAYS =January 28, 2016
SECTION I. APPLICATION SUMMARY
FILE NAME: PacTrust
CASE NO.: Minor Modification(MMD) MMD2015-00031
PROPOSAL: The applicant is proposing a Minor Modification to on-site parking and
landscaping at 16290 SW Upper Boones Ferry Road, in preparation for a new
tenant (Oregon State Treasury). Specifically, the applicant proposes to construct
two new on-site pedestrian walkways, accommodate three new parking spaces, and
update the on-site landscaping.
APPLICANT: Pacific Realty Associates,L.P. (PacTrust)
Attn: Ryan McGuire
15350 SW Sequoia Parkway, Suite 300
Portland,OR 97224
OWNER: Same as applicant
LOCATION: 16290 SW Upper Boones Ferry Road
WCTM 2S113AB,Tax Lots 1201
ZONING
DESIGNATION: I-P: Industrial Park District. The I-P zoning district provides appropriate
locations for combining light manufacturing, office and small-scale commercial
uses,e.g.,restaurants, personal services and fitness centers,in a campus-like
setting. Only those light industrial uses with no off-site impacts, e.g.,noise,
glare,odor,vibration, are permitted in the I-P zone. In addition to mandatory
site development review, design and development standards in the I-P zone
have been adopted to insure that developments will be well-integrated,
attractively landscaped,and pedestrian-friendly.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.360.060.0
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. The findings and conclusions on which the decision is based are noted
in Section IV.
MMD2015-00031 PacTrust 1
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�� � _� �THIS�APPROVAL SHALL" BE VALID F�OR18 MONTHS �= a �� ,
s.=yam �s '� FROMTHEEFFECTIVE DATE,OF THISDECISION s, :s z
•
SECTION III. BACKGROUND INFORMATION
Site Information:
The project is located at 16290 SW Upper Boones Ferry Road; south of SW Upper Boones Ferry Road,
west of SW72"d Avenue, and east of SW Durham Road. The subject property is located,within the
PacTrust Business Center, which is an.approximately 40-acre development made up of seven tax lots,
and contains 17 office buildings, -landscaping, and associated parking. The site is located in the
Industrial Park (I-P) zone. •
Proposal Description:
The applicant is proposing,.a Minor Modification to on-site parking and landscaping at .16290 SW
Upper Boones Ferry Road, in preparation for a new tenant (Oregon State Treasury). Specifically, the
applicant proposes to construct two new on-site pedestrian walkways, accommodate three new parking
spaces, and update the on-site landscaping..
SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS
MINOR MODIFICATION OF SITE DEVELOPMENT REVIEW:
Section 18.360.060.0 states that a Minor Modification shall be approved, approved with
conditions or denied following the Director's review and as follows:
1. The proposed development is in compliance withall applicable requirements of this
title; and
The applicant is proposing a Minor Modification to on-site parking and landscaping at 16290 SW
Upper Boones Ferry Road, in preparation for a new tenant (Oregon State Treasury). Specifically, the •
applicant proposes to:
1. Remove and replace two pedestrian walkways, located in the existing on-site parking lot. Staff
reviewed the applicant's submitted site plan to determine this proposal meets the on-site
pedestrian walkway standards for location, design, and pedestrian safety, as outlined in TDC
18.705.030.F.
2. Create three new parking spaces. The applicant has not proposed a change of use that would
impact minimum off-street parking requirements, as outlined in TDC Table 18.765.2. Both the
previous tenant and the new tenant (Oregon State Treasury) are categorized as office uses
according to IDC -18.130.060.L. Accordingly, staff reviewed the applicant's narrative and
submitted site plan to determine there is adequate off-street parking for the proposed use
category,with 131 spaces provided.
3. Update the on-site landscaping. The applicant submitted an updated landscaping plan and
renderings with this Minor Modification application. Staff reviewed the applicant's materials to
determine that proposed landscaping complies with the 25% minimum landscape requirement
for the I-P,zone, as outlined in 1'L C Table 18.530.2.
Upon review of the applicant's plans and narrative, staff finds that all other applicable requirements are
met. This criterion is met.
MMD2015-00031 PacTrust 2
2. The modification is not a major modification.
FINDING: Staff finds that the changes listed in TDC 18.360.050.B.1-11 are either satisfied or do
not apply.Therefore,the proposed development is not a major modification.This criterion is met.
CONCLUSION: The proposal is a Minor Modification of existing site development and is in
compliance with the applicable requirements of this Title.
SECTION V. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice was posted at City Hall and mailed to:
X The applicant and owners
X Affected government agencies
Final Decision:
A Minor Modification is a Type I procedure. As such, the Director's decision is final on the date it is
mailed or otherwise provided to the applicant,whichever occurs first. The Director's decision may not
be appealed locally and is the final decision of the City.
THIS DECISION IS FINAL ON OCTOBER 13, 2015
AND BECOMES EFFECTIVE ON OCTOBER 14, 2015
Questions:
If you have any questions,please contact Lina Smith at(503) 718-2438 or LinaCS@tigard-or.gov.
•
11111111111.. —.a,.-.IL._ October 13.2015
APPROVED BY : Lina Smith
Assistant Planner
MMD2015-00031 PacTrust 3
APPLICANT
MATERIALS
RECEIVED
SEP 2 4 2015
City of Tigard
p�,gNN T'OF tIGARD
c COMMUNITY DEVELOPMENT DEPARTMENT ING�ENGINEE
RING
TIGARD Minor Modification Type I Application
PROPOSAL SUMMARY (Brief description) REQUIRED SUBMITTAL
' V" p - OL) V p e co nn itn 5 •WArko At WA V V-0.t 4 Aa vl l- ELEMENTS
-4,r 0(er. St-�,1 e, i Y e.a&vv
JOwner sSignature/Written
Pi�� 4-tO-r 4A (� e 1 • t� 0 0{- e c 1.�hr IoA1AI►15 ,,(Authorization
JDGIL v c. w1Q 2 r eee.J SldpwetAk- 3') ItPi dtarekor - I LITitle Transfer Instrument or Deed
Ar
e - y E/Site Plan(2 large plans drawn to scale
J nd one reduced to 8.5"x11'/")
(Applicant's Statement/Narrative
Property ad�dr(�ess/location(s): tle210 5� Offer RoortzS (2 copies)Address criteria in:
Pe t,f�f K�C T1 gGwA ? e. 972Z)y TDC 18.360.050.8.1-11
Tax map and tax lot #(s): 2 S 1 13/W 012-01 Y/Filing Fee
Site size: (R , 13 A-OreS
FOR STAFF USE ONLY
•
P0.CTw S - e� (911/4)k
Applicant*: O:.tn ��
Address: 1S St-.) Setucita. Ptc-t.A)y * c5Lc, d •
tS
City/state: i Qr amok Zip: Z
Phone: 03 (Q-4(230D Email: r
.� �l G�I(1 YV1 G��rv.St
‘1-"1".4i �4
R`4S%*6:3�
PROPERTY OWNER/DEED HOLDERS) IfSame as Applicant _ t ti:',, ,I.tt ""
Name: f �
Address: , s�; t
City/state: Zip: =y ...a.
Contact name:
Phone number:
.When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in
possession with written authorization from the owner or an agent of the owner.The owner(s)must sign this application
in the space provided on the back of this form or submit a written authorization with this application.
APPLICANT'S STATEMENT
The applicant's statement must include a summary of the proposed changes. Criteria in either 18.360.050(B) or
18.330.020(B)(2) must be addressed with a detailed response to each criterion. Failure to provide the information needed to
process the application would be reason to consider an application incomplete and delay review of the proposal.
In addition, the Director must find that the proposed change is in compliance with all applicable requirements of Title 18 of
the Tigard Development Code. To complete this review,the Applicant's proposal must include a discussion indicating how the
site expansion/change will continue to comply with the maximum setback,building height,parking,and landscaping standards.
Other requirements of this title such as clear vision, solid waste storage,non-conforming situations, signs,and tree removal
may also be applicable depending on the type and location of the proposed modifications.
City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 2
APPLICANTS
To consider an application complete, you will need to submit ALL of the•REQUIRED SUBMITTALELEMENTS as
described on the front-of this application in the "Required Submittal Elements"box.
THE APPLICANT(S) SHALL CERTIFY THAT:
• The above,request does not violate any.deed restrictions that may be attached to or imposed upon the subject property. •
• If the application is granted,the applicant will exercise the rights granted in accordance with the terms and subjecttto all the
conditions and limitations of the approval.
•
• All of the above:statements and the statements in the plot plan, attachments,and exhibits transmitted herewith,are true,and •
the applicants so acknowledge that any permit issued,based on this application,may be revoked if it is found that any such '
statements„are false.
• The applicant,has read the entire,contents of the application,including the policies and criteria;and understands:the
.
requirements for approving or denying°the application.
SIG • S of each: owner of
• the subject property required
111P11 411111
A_ .e 11 e Print e Date
ital...
p ct.v. NA ,-0.)xv-t- 9 2 ti)S-
M =hi'sPrint. e Date
Owner's signature - . . Print name Date
ADDITIONAL OWNER/DEED HOLDER INFORMATION
Name: Name:.
Address: Address:
City/state: Zip: City/state: Zip:,
Signature: Signature;
MINOR MODIFICATION APPLICATION
City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or:gov • 503-718-2421 • Page 2 of 2
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u.«•• e ATATCTGRY 'DARQ2C£1�. AND 813.E DEED. Q
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Enn ;gig. FROM:. PACIFIC REALTY ASSOCIATES, L.P., �: .
. ....0 a Delawara limited partnership GRANTOR • "�'r'"-
,� PACIPX R::1►LTY ASSOCIATES, L.P., - w
yr a Delaware limited partnerehip GRANTEE --- _ _
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Grantor convoys to Grantee the property described in =-`—
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Tnis conveyance •(a; eaued to adjust' lot linen under Lot; Line :' —
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Adjustment:. Number M15-85, approved by the, City of 'Tigard, _ ":
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Oregon, on January 10, 1986.
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Peter Ba Y,
President' and AttO noy-in-Fact
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Weg -(STATE OF OREGON ) ""� "`
- . 'County of Multnomah j •
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On this ,7th dayof April, 1986, personally appeared the -.-
above-named tend TER. F.e f Fac of- PACIFIC fn, state8 that he is 11.9.5994W- -..-,•-',-
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._-.,,._.,=•xv n tract•of land,located in the Nit 1/4 of N131/4 of Section 23 7.29 'R;1‘1. N:N. --..
Gaernington'Cognty, Oregon, morepercieularly described as foliose; ••
-�.• ' Beginningat an iron rodstoat on the stoat'right-of-soy. of SW'72nd'Avenue
that is H 0 dog. 00'09* E 222.121 foot ox.d .g B9 da5, 59'51" Si 41.373 ..�: �
^TM' q' ooe'fres the NE Centex 1/16th Cosneofmaid section 1show 3 as ohoon ...,-
C S'. 19.227: thence 8-'89 des. 59'51" V 237.50'feet'to an iron rad; thence
a g :. • E 0 dog. 00.09 B 68.00`feet to en iron:rocit eheneo,• Ni 89 seg. 5 '51''V
•-, _ 119-20 fear.so'an iron rad, thence I4'C,its 00.09' E 129.00:Feet to ea: .
iron rod thence H 0 de 00•091'E 1.06.60S feat to'an iron,rod; thence
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:N 44,deg 05'13` It 287 39 feet''to en iron rod en'the tout/uselessly:right-
of-way of'S.f. tipper 5000oe PerryRoad;.thence:e1
=zw� �'` .. " �b said right of;vny
L ff,49 deg. 14.55" 2 •138:74 Feat to a br •
aes serer in the sidait tk .r.e i-�^ —
.-- 'of-way angle point, thence;continuine ria g aa[o rs c-of vay s q�
N 48 deg e1'42' �8 453 76 feet'to en iron rod;,thence' leaving saidright
- Of-way 243 deg. 40'11 2 116.47 feet to en iren rod;. thonao, - - •
S 89 deg_ 59,51. 8; 18:00'feed to an iron rod;';chance ','S,89'deg59!51" E' -4
'237'.50 feet to 'Iry ism rod'on:the west ,xight-of-way'of SV 72nd Avenue ' . .
Chenice 2'0 de . 00'094 U 308 00=. •the
• - B • � feet' ,al ^3to aaid�-ri t-of,vay to "tr= •--
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r,,—:-r- •' - iron rod;' thence- S.0 deg. 00.09 V -309.10 feet along Said r 'ght•of way to
- d- . an iron rod'at the point of beginning. .
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"b A tract of land located is,the V 1/2 of NB 1/4 of Section'13, T.2S., 'R,ItJ_, Vat. `�—
"t" • Ucahington County, Oregon, being aLao part of tracts 28.. 29. 30 and 31, Council _ i'
View Acres No•'2 mato particularly described as follows: '41gc - ,►-, I
- Hca-
Beginning ata 3/4• iron pipe with counsy plug on-the vast right-of-way of.
SW 72nd Avenue that La• S 89.deg. 28'28• V 41.39 feet free the NE Center �• ' —
-� c - -- ' , 1/16th corner-of Section 13;• thence S 89 deg, 26'28° V 205,.00 feet to a :-
--'-
---i--f:. 3/4• trent pipe with'county plug; thence 'S.0 deg. 05'05` 5 42.85 feet- to a '---.,7.-_,_.......-4 "
^`- 'F =�' 3/4' iron pipe wish'county'plug; thence 8 89 deg, 28:28" V 279.15` feet to -"
_ -
.o, an iron rod.at the`tarrotaus of the east right-of.-ray of-St/,Durham Road; •
thence following•aaiqright-of-way N 0 dog. 31.32^ V 130.92.'feec 'co an .
iron rod; thence:northerly along the•arc•of a'230.00foot radius,curve•,to - «waw-
the;,laft. through a central angle of 32-deg. 16'33-; a distance of 129.56 --
•*efe feet (chord-bears- N 16 dog. 3948° W 317.651-.feet) to an iron rod; 'thence
� continuing`northerly`following said•right-of-way of Durham'Road along •the ;r---_—______..,=
;•, ' arc of a 239foot-radius curve to the ',loft,through a'central.angle of -
-- 7 dog. 52'00^; a distance 6f 31.58 feat (chard bears: N '36 deg. 68.OS" V ; -‘,•,=•.-=,.77- .----••• ••••• ••••- -�
.T n., 31.554 feet), to "a brass screw. act Lit sidewalk; thence N'40 dog. 40.05`•V -•- _
Cheryl Caines
From: Ryan McGuire <RyanM@PacTrust.com>
Sent: Thursday, September 24, 2015 5:34 PM
To: Cheryl Caines
Subject: RE:Tigard Modification - 16290 SW Upper Boones Ferry Rd
Cheryl, no problem, here is the narrative addressing why the proposed work at our 16290 SW Upper Boones.Ferry Rd
property is only a minor mod, and does not classify as a major modification:
The proposed work involves removal of one loading dock ramp to the building and removal of one entry sidewalk, and in
its place we are constructing a new entry sidewalk, a new parking "collector" sidewalk to improve pedestrian access,
adding a few parking stalls and re-landscaping the area. As a result of this work, we are NOT doing any of the following:
1. An increase in dwelling unit density, or lot coverage for residential development;
2. A change in the ratio or number of different types of dwelling units;
3. A change that requires additionalon-site parking in accordance with Chapter 18.765;
4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code;
5. An increase in the height of the building(s) by more than 20%;
6. A change in the type and location of accessways and parking areas where off-site traffic would be affected;
7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 100 vehicles per day;
8. An increase in the floor area proposed for a nonresidential use by more than 10%excluding expansions under 5,000
square feet; Site Development Review 18.360-5 AP Update: 2/14
9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space
area below the minimum required by this code or reduces the open space area by more than 10%;
10. A reduction of project amenities below the minimum established by this code or by more than 10%where specified
in the site plan:
a. Recreational facilities; b. Screening; and/or c. Landscaping provisions.
11. A modification to the conditions imposed at the time of site development review approval which are not the subject
of paragraphs 1 through 10 of this subsection.
Therefore, the proposed work to the exterior of our building is classified as `minor modification' work. In addition,
please reference the provided plans indicating parking counts and landscaping percentages.
Please let me know if you need anything else.
Thanks for your help.
Ryan McGuire I Pacific Realty Associates, LP"PacTrust" construction manager
0>503+624+6300 I F>503+624+77551C>503+707+1844
From: Cheryl Caines [mailto:cherylc(atigard-or.gov]
Sent: Thursday, September 24, 2015 5:05 PM
To: Ryan McGuire
Subject: Tigard Modification
Hi Ryan,
I was just going through the application you submitted this afternoon and notice that a narrative addressing the criteria
were not in the packet. Please provide a response to 18.360.050.B 1-11 to show how the proposed changes are a minor
modification and not a major modification.
http://www.tigard-or.gov/DevelopmentCode/18360 1.pdf
1
Thank you,
Cheryl Caines
Associate Planner
City of Tigard
(503) 718-2437
DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail
may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained
by the City of Tigard in compliance With the Oregon Administrative Rules "City General Records Retention Schedule.
2
. .
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. •.
SYNERGY . . • •
. OREGON STATE.TREASURY •
16250 SW UPPER I .
BOONES FY.RD. —(11 ,----i-L11._.....„..., , 1,6290W UPPER BOONE
,SSFY.RD.
.20,ID.833'SF OFFICE
•
3,632 SF OFFICE 1
20,833 SF TOTAL •
4,090 SF TOTAL '11 ' • •
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•' 16266 SW UPPER BOONES FY.RD.
• . 2,842 SF TOTAL
(WAREHOUSE)
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• ' SOLUTIONS
16280:SW'UPPERBOONES FY RD
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. . . • ..6,647 SF OFFICE
• • 8,362 SF TOTAL
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building floor plan.
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Oregon.State Treasury
% . .
. PACTRUST BUSINESS CENTER
•
. . BUILDING E..(PTA #195) •
. .
• SCALE-17=20 - .
•• 16290 SW UPPER BOONES FY..RD. ,' .
1-1-11-'7-17,7-1-1-111-21111771r71-1771-frri'illy1-M-1:1 . '
0 10' 2g. 40' • ,.-PORTLAND, OR 97224-
: .
. . • .
,
A PACTRUST PROPERTY . 09.23.2015
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F:::•: ::: I I I I `� —
C . OF • G'4" / 41),....--...• .• ..: ♦ / PRO NEN III I _
Approve• by •I- p ni ,._ •• : ::-.. , `•
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Date: ♦ 45 SF
Initials: G• '
PROPOSED
.9 SPA
O2 4,11•• �..-::.: .
parking/ Fs� �Po
landscape plan �9,, \._ / PSP —
PARKING CALCULATIONS r�(� r'': 4,1 S5�" �oJ
TOTAL REQUIRED 67 SPACES Q 5
TOTAL PROVIDED 131 SPACES ... I
LANDSCAPE AREA CALCULATIONS ♦'
TOTAL LOT AREA 129,093 SF 7,381 SF
TOTAL LANDSCAPE AREA 31,690 SF •••••::::::•:....•:::::::::::•:••
LANDSCAPE PERCENTAGE 24.55%
O Oregon State Treasury
RECEIV aDSCAPE PACTRUST BUSINESS CENTER
AREA7 BUILDING E (PTR #195)
SCALE= 10o OCT 06 201 O 16290 SW UPPER BOONES FY. RD.
l i l l 1"LE 1 1"'1.1 PORTLAND, OR 97224
Or 2a 4a ea ea 100
CITY OF TIGARD
A PAGMUET PROPERTY
10.06.2015
PLANNING/ENGINEERING
CITY OF TIGARD landscape/site work
existing oak Approved by Planning Oregon State Treasury
5 monument sign
�: Date: new curbs/asphalt PACTRUST BUSINESS CENTER
, new curbs/asphalt � Initials: f0,,,,,,,.,„.,
"��� BUILDING E (PTR #195)
!v/ 16290 SW UPPER BOONES FY. RD.
\ 4 \ '; PORTLAND, OR 97224
. ,
I D. I '
i ;; 09.23.2015
\ 'I'# / ktilh..„ ..r.�. .=a,6�..��- new/c rbs/asphalt
1.
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new 6'conc.-VA � �'
sidewalk new landscaping ' new landscaping
.,,..
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new conc. entry/plaza remove walkways
\ , 441,p,,.
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remove dock/drive l ,, •,. new landscaping
•
infill and landscape !
I
ilessimuummename ` I
_ , • masonry to remain
,r I
— —IN new 6'conc.
11111.11111111-nIMEIMI II sidewalk
new storefront entry to exit
II match existing
area above
t •f n� R",, fid',-• .4,,,,-,:,.: - ....._,
` � •
IT-1:7rzULLIEM rr=,, BUILDING PLAN
0' 10' 20' 40'
A PACTRUST PROPERTY
CITY OF TIGARD RECEIVED
Approved by Planning OCT 0 6 2015
Date: J0l,C3i/S"
Initials: �S CIT(OF TIGARD
pANNING(ENGINEERING
Annuals
Black-eyed Susan Black-eyed Susan
Blue Oat Gross Red Maple 0
(If Possible) Blue Oat Grass
Black-eyed Susan
Blue Oat Gross a
14" Oak
Admiration Barberry
Vine Maple Nikko Deutzia 0 ? �'r
1�\k David Viburnum Ice Dance Carex �o O1o�;Q! Kelsey Dogwood
/ Lucifer Crocosmia o;''S'" Dwarf Fountain Grass /
O 07
i
- �.��� David Viburnum
oQ Oo __ - - —__ Q. / Alpine Fir
Ni ko D= tzia �,(/ - i�® � / Compact Winged Euonymus
fir /y,��i // ODI ® li O // OQ�y o4� �ilniiffierlo�o /////�/fle �,`., ,&_
a00 // / / Q a o eo�O /////./f O / O °tsn _// /l // /
:/,� /sA O/ °<� � o /7�% ��� .71.://////// 000,0,0,00 // lieS
Green Arrow Cypress
(/i' `. ` // / / /i / r'2 . //fop00•0•00000 /i Lucifer Crocosmia
/ /i.0a_OQOgOgOer gOgOeOnOps000Q � .�'�! / /i�/i/o' 'tiwj��AO�o /
.4:1;044)7-'// d, Karl Foerster Gross ØTØ!
." / // // / Oop����pj{-0 / ///Admiration Barberry ° O Moon Bay Nandin• „ o%///� OOOOVOp,+000p0 /
/1 :0, . - oooeeoo °e ee Vine Male & / O �e / Red Maple
��e����Oy00 Little Bunny Grass David Viburnum �� ��!J� �'V����p��� ��Q�// j//p° Black eyed Susan
TOpi�J�4i ,�K O_ O_ ® / / y//�/ Neon Flash S ireea
Ap
Groundcover: Taiwan Creeping Berry Multi stem p' ////r./%/�G/j//000
Little/ Bunny Gross Japan. Maple O // �'/ �, / ,:.7.../ (4) 8 10”
A O•// // /i// ./, 3/ 0 9/ west. Red
Spring •
Bouquet � /// O /
of Viburnum 0 V • /�" ' �'O�O / o
12" Hinoki / ,,yyam� 4f.-9 /
i ( 0%�1 �'N o
4" Bircfi ) 12" & 14"
o I / \ 0ru I West. Red o
I i 1
RECEIVED
OCT 062015
CITY OF TIGARD
PLANNING/ENGINEERING
•
1a oak / 0
Existing Stumps To
16" Oak Be Ground Typ Area
` ----''s Vinca /
o
Turf
i
Area
��, , Turf Area • — \
■ N.
Turf Area
A — U—Q\`{ — -rr' — — _c_ x
Piens \`Japanese Holly Hedge x
I Un cue Rhododendron4 Nandina Turf Areo •
■ Loceleof Maple To Be
N Japanese Holly Hedge it
•�O Removed Red Maple
5 Nandino x
A. (:)0c," R
L, (= . OO !sup OO.
Birdnest Spruce _
o
/ DOCK
O Deciduous Hedge
2 Unique Rhododendron Multi stem
Azalea Japan. Maple 0 (4) 8-10"
\ / ® Oc O O O West. Red
iDH 8 Pieris 5 Nandino
12" Hinoki Existing Landscape \ _ OI Ai °
/ C OA 7,.. °
1_
14" Birch] lip 12 14-
/ \ ❑lEBfr�
° West.. Red
I
i 0 /
RECEIVED
OCT 062015
CITY OF TIGARD
PLANNING/ENGINEERING
•
.a, .w 7.;•7-ti tvirir.., ,••.F7•37.,:-;.—"F.,,,T-71,-inr,-AL. .
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Carex morrowii'Ice Dance' Fun sun to partial shade spreads slowly. Helictotrichon sempervirens Full sun Mode ate grower to 2-3'tall
Ice Dance Sedge
I-2'ngh Blue Oat Grass and wide.
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Miscanthus sinensis'Little Kitten' Full sun.Fast growth to 3'tall in bloom Miscanthus sinensis'Morning Light' Full sun to partial shade Medium growth to 4-6
Little Kitten Grass and only 12-18"wide Morning Light Miscanthus tau and onry zs a'wide
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Full sun Moderate grower to 2 3'taa
Pennusetum alopecurades'Hameln' .and 1-r wide .
Dwarf Fountain Grass ,..,
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re • ti. 4. • ,.4 ", CalamFeather Reed Grass agrostis x acutiflora'Kan Foerster' Full sun
tortI
„,„ . .0 ,s9hhatdeoter ,ke.
\ ot
ows.pto2-3'all and
.1 and widewiptahu'epr 6 n
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trifle Bunny Grass wale
17" ig
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'.,•:,*'• .:-' . ' .fra!;. - -'°1 "-A ''''' ••.._.• , -, , "1/4. '*1‘46'' -.---rsi, -------- -'
'AO • r •, -' ,•.1`'.% ' -rjr,- - • .
.- its.e. .ef,'•'...; •' • -.i ... .....-* --4,A,A-` - ,
r.: ....- ,••, ,.., t . IC,- --......7.14h6 , -7.r_as.- 410.,_
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.'-',:,.>., — , 7,.•• _ • ,..
• -r•f4ttrfitfIR4 s . •
_ _____
Full to partial sun Reaches 2-3'tall
Crocosmia'Lucifer' RudbecAda hirta Full sun Fast growing to 24-3E'
and wide tall and 7 wide
Lucifer Crocosmia Black Eyed Susan
1 "_-:
rem 4 t i�. -
44, ;f`- `''t"'C .•♦fit •, t i , •4" _
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41111 .
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Viburnum davids
Partial to Tull con.Moderate grower to 3' Rhododendron'Unique' Padial sun-Moderate grower to 4'tall
David Viburnum tall and 3d'wide Blue fruit. and wde Rou ded habd
Unique Rhododendron
Y
•
dbiltz .4 . -- -:!*
f. �� s 7 -' r 1 . _.later
;;s em ".
4 - .-.-.0.T...)•,, Nitett*„.-
t r ,it
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Nandina domestica'Moon Bay' Full sun to fight shade Moderate grove to 3'tall Spiraeajaponica'NeOn Flash' Full sun Fast grower to 3'
Moon Bay Nandina and wide Pak preen new foliage. p tall and wide
Neon Flash Spiraea
r"t• 1 „x•v l rl .\i *
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l.:•-•1-'--- a to
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MSE "_
_ --_ -' + .. �! f� Rill 7
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�I. �"\\ra ` ''1 yea 9 4'"
/ _ 'fin \\ -:- ,� !1Y". -0!--0.44,1K n ;
•
.tilgookir,
-YI ''d!'. •IN.� - (exiorivr.,
` o' Full to partial sun Grows to 2'tall
t } A Duetzia gracilis'Nikk
9.►�1�1 �� ! fN n ! . t1���; Nikko Duetzia and 5'rade Burgundy tall eaves
•
'/rr
Native,lotto partial shade 2-4 Tall en
de do once
Polystichum mundtlm
eetablroted required leas water.
dga� ."it .7,"
_ o \• A'
404-/q ii ..c. ,- 1 X
trifitt i
..',4*
F 'mow s •' r 'r\ �a '� 1 . t•.
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Berberis thungergii'Admiration' Full sun Slow grower to 2'tall and ..
wide Yellow rimmed leaves.
Admiration Barberry
iF -
a
Wel adaptedfull sun to partial shade 2-3'tan and wide
COITUS eeriaea'Keleayri' !rods soil together oil strep slope
Kelsey Dogwood
I,! �'". '•� '�• ^`'• ;fie
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= 1111"k411:11A: * * '" ,
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Fothergilla gardenii Full to partial sun Grows Blowy to 3-4 • 4
Fothergilla tall and spreading wider Good fall color. .
t
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a f '••
I, • 'ry '.
F ragarla Cht ocnsn. NaWelull sun to partial shade.Grows to 10 tali
and 3•rode Spreads rapdN hY n+r^ars.Produces
Beach Strawberry swan strawberries.