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03/04/2019 - Packet
PLANNING COMMISSION AGENDA – MARCH 4, 2019 City of Tigard | 13125 SW Hall Blvd., Tigard, OR 97223 | 503-639-4171 | www.tigard-or.gov | Page 1 City of Tigard Planning Commission Agenda MEETING DATE: March 4, 2019 - 7:00 p.m. MEETING LOCATION: City of Tigard – Town Hall 13125 SW Hall Blvd., Tigard, OR 97223 1. CALL TO ORDER 7:00 p.m. 2. ROLL CALL 7:00 p.m. 3. COMMUNICATIONS 7:02 p.m. 4. CONSIDER MINUTES 7:04 p.m. 5. PUBLIC HEARING 7:05 p.m. RIVER TERRACE CROSSING PLANNED DEVELOPMENT MODIFICATION Planned Development Review - PDR2018-00005 Temporary Use Permits TUP2018-00022 thru 00026 The Applicant requests approval of a new planned development to modify the original River Terrace Crossing planned development (PDR2016-00016). Polygon Northwest notified the city that it was their intention to modify the original approvals to allow the developer the ability to refine the lot layout to offer a housing variety that better suits the current housing market. The request proposes to introduce a single- level home option and replace large lots for more standard and medium lots that are more affordable. The proposed modification includes the addition of 18 lots which remain in compliance with the allowable density range originally approved with the development. The street layout, parks and trails, resource area, private tracts, and detention facility remain unchanged as part of the proposal. The applicant also requests five temporary use permits for, four model homes and one sales office. LOCATION: Directly south of Polygon at Bull Mountain subdivision; west of SW 150th Avenue. 6. OTHER BUSINESS – 8:35 p.m. 7. ADJOURNMENT 8:45: p.m. PDR2018-00005– RIVER TERRACE CROSSING PAGE 1 OF 13 Agenda Item: 5 Hearing Date: March 4, 2019 Time: 7:00PM SECTION I. APPLICATION SUMMARY FILE NAME: RIVER TERRACE CROSSING PLANNED DEVELOPMENT MODIFICATION CASE NOS.: Planned Development Review (PDR) PDR2018-00005 Temporary Use Permits (TUP) TUP2018-00022 thru 00026 REQUEST: The Applicant requests approval to modify the original River Terrace Crossing planned development approval (PDR2016-00016). Polygon Northwest is requesting to modify the original approval to refine the lot layout to offer a housing variety that better suits the current housing market. The request proposes to introduce a single-level home option and replace large lots for more standard and medium lots that are more affordable. The proposed modification includes the addition of 18 lots which remain in compliance with the allowable density range originally approved with the development. The street layout, parks and trails, resource area, private tracts, and detention facility remain unchanged as part of the proposal. The applicant also requests temporary use permits for a sales office and four model homes and early grading authorization. OWNER: Polygon Northwest Company c/o Jason Baker 703 Broadway St. Suite 510 Vancouver, WA 98660 Applicant’s Representative: Pacific Community Design, Inc. Stacy Connery 12564 SW Main Street Tigard, OR 97223 LOCATION: Directly south of Polygon at Bull Mountain subdivision; west of SW 150th Avenue; Washington County Tax Map 2S108DC11700, 11701, Through DC00200. ZONE/ COMP PLAN DESIGNATION: R-4.5: low-density residential district. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units, at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units permitted conditionally. Some civic and institutional uses are also permitted conditionally. R-7: medium-density residential district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE STAFF REPORT TO THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON 120 DAYS = 5/15/2019 PDR2018-00005– RIVER TERRACE CROSSING PAGE 2 OF 13 REVIEW CRITERIA: Community Development Code Chapters 18.110, 18.310, 18.320, 18.440, 18.510, 18.520, 18.640, 18.710, 18.770, 18.830, 18.910, 18.920, and 18.930. SECTION II. STAFF RECOMMENDATION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant must prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Monica Bilodeau, 503-718-2427. The cover letter must clearly identify where in the submittal the required information is found: 1. These conditions are in addition to the conditions listed in PDR2016-00016. 2. Prior to any site work, the project arborist must perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. 3. The project arborist must perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 4. Prior to any site work, the applicant must provide a fee in the amount of $11,873 for the city’s cost of collecting and processing the inventory data for the entire urban forestry plan of 408 planted trees, and three existing stands to be preserved ($221 +$88 stand of trees +$168 first tree + $11,396 ($28 x 407))= $11,873. Fees are subject to change every July. 5. Prior to any site work, the applicant must provide a tree establishment bond in the amount of $226,032 (408 planted trees x $554/tree) is required. Fees are subject to change every July. THE FOLLOWING CONDITIONS MUST BE MET PRIOR TO FINAL PLAT APPROVAL The applicant must prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn: Monica Bilodeau, 503-718-2427. The cover letter must clearly identify where in the submittal the required information is found: 6. Prior to final plat approval and permit issuance of the proposed sales office and model homes, the applicant must demonstrate that the following measures are in place: a. Provision of adequate fire access and water supply, including fire hydrants, as determined by the Tualatin Valley Fire and Rescue (TVF&R). b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve each model home Staff recommends that the Planning Commission find that the proposed Planned Development Modification Detailed Plans will not adversely affect the health, safety and welfare of the City and meet the Approval Standards as outlined in Section VI of this report. Therefore, Staff recommends APPROVAL, subject to the following Conditions of Approval. PDR2018-00005– RIVER TERRACE CROSSING PAGE 3 OF 13 lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. 7. Prior to final plat approval, the applicant must provide authorization, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance. The applicant must post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond must be released upon final plat approval. THE FOLLOWING CONDITIONS MUST BE SATIFIED PRIOR TO APPROVAL OF THE FINAL INSPECTION 8. Provide Autocad files and pdf files of the as-built drawings. 9. The project arborist must perform a final site inspection for tree installation and document compliance/non- compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. SECTION III. BACKGROUND INFORMATION Site History and Vicinity Information: The subject site consists of Tax Lots 1400, 1401, 1402, 1403, 1404 on Tax Map 2S108 and Tax Lots 100, 200 on Tax Map 2S108DB, located west of SW 150th Avenue and directly south of Dickson at River Terrace, within the River Terrace Community Plan area. The site slopes steeply away from the northeast portion of the site toward the south and southwest. Proposal Description: The applicant requests the approval of a modification to a Planned Development – Detailed Plan for previously approved “River Terrace Crossing” Casefile No. PDR2016-00016, SUB2016-00013, SLR2016-00011, LLA2016- 00018-19, TUP2016-00029 thru 00036, and MIS2017-00002. The proposed modification is requested to allow the developer the ability to refine the lot layout in order to offer a housing variety that better suits the current housing market. The request is to provide a single-level home option and replace large lots for more standard and medium lots that are more affordable. The original Planned Development approval included temporary use pe rmits for model homes and a sales office. In early April, the applicant requested to withdraw the temporary use permits from the Final Order. Therefore, this Planned Development Modification requests to re-apply for temporary use permits in the River Terrace Crossing subdivision. The street layout, parks/trails, resource areas, private tracts, and detention facility remain unchanged as part of this proposal. The applicant also requests early grading authorization. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET On January 22, 2019, the city sent notices of a pending land use action to neighboring property owners within 500 feet of the subject site boundaries. The City did not receive any comments regarding the proposal. SECTION V. SUMMARY OF APPLICABLE CRITERIA Only the approval criteria that pertain to the specific modification requested are applicable to this planned development amendment. The request is to modify the lot layout and add model homes, only the following criteria apply: THIS PLANNED DEVELOPMENT APPROVAL IS VALID FOR SEVEN YEARS FROM THE EFFECTIVE DATE OF THIS DECISION PDR2018-00005– RIVER TERRACE CROSSING PAGE 4 OF 13 18.310 Off- Street Parking and Loading 18.320 Landscaping and Screening 18.440 Temporary Uses 18.520 Urban Forestry 18.640 River Terrace Plan District 18.770 Planned Developments 18.910 Improvement Standards SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.310 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.310.070 Minimum and Maximum Off-Street Parking Requirements For single detached houses, one off street parking space is required for each unit. As shown on the Circulation Plan in Exhibit 10.1-10.2, with the provision of parking in driveways and garages in each single detached house, more than one off-street space will be provided for each dwelling unit thus meeting the parking standard in table 18.310.2. The development includes 198 single-family detached units requiring one parking space per unit for a total of 198 required off-street spaces. The development includes 198 front-loaded detached single-family homes with two car garages and two spaces in the driveway for a total of 792 off-street parking spaces for all detached units, which greatly exceeds the required 198 off- street parking spaces. This is summarized in the table on the Parking Plan in Exhibits C-10.1-10.2. No bicycle parking is required for single-family attached or detached dwellings. FINDING: As shown in the analysis above, the applicable off-street parking requirements are met. 18.320 LANDSCAPING AND SCREENING 18.320.040 Street Tree Standards A. Street trees shall be required as part of the approval process for the followi ng land use applications: conditional use (Type III), downtown design review (Type II and III), minor land partition (Type II), planned development (Type III), site development review (Type II) and subdivision (Type II and III). B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted in compliance with the street tree planting standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes in compliance with the street tree soil volume standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right-of-way whenever practicable according to the street tree planting standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right-of-way in compliance with the street tree planting standards in the Urban Forestry Manual when planting within the right-of-way is not practicable Street trees are required as the proposed Planned Development is submitted as a Type III process. The proposed street trees are depicted on the attached landscaping plans (see Exhibit C-L1.01-L4.03). The attached landscape plans in Exhibit C-L1.01-L4.03 illustrate the proposed location of street trees. Street trees will be located in planter strips in public/private street right-of-way. The Tree Canopy Legend Details & Notes (see Exhibit C-L1.05) demonstrates compliance with the required number of street trees based on linear feet of street frontage divided by 40 feet which totals 376 required street PDR2018-00005– RIVER TERRACE CROSSING PAGE 5 OF 13 trees and 408 are proposed. Adequate soil volumes will be provided to street trees in accordance with the Urban Forestry Manual, as shown on the attached landscape plans (see Exhibit C-L1.01-L4.03). FINDING: As shown in the analysis above, the applicable landscaping and screening requirements are met. 18.440 TEMPORARY USES The original River Terrace Crossing Planned Development approval included temporary use permits for model homes and a sales office. In early April, the applicant requested to withdraw the temporary use permits from the Final Order. Therefore, the new Planned Development Modification requested to re-apply for temporary use permits in the River Terrace Crossing subdivision. The proposed modification requests four (4) model homes and one (1) sales office as shown on the Sales Office/Model Home Complex Site Plan. The proposal complies with Section 18.640.110, which cites criteria for temporary sales offices and model homes in the River Terrace Plan District. 18.440.050 Approval Criteria C. Temporary sales office or model home. The approval authority shall approve or approve with conditions a temporary sales office or model home, when all of the following are met: 1. Temporary sales office. a. The temporary sales office shall be located within the boundaries of the subdivision or property in which the real property is to be sold; and b. The property to be used for a temporary sales office shall not be permanently improved for that purpose. 2. Model home. a. The model home shall be located within the boundaries of the subdivision or property where the real property to be sold is situated; and b. The property to be used for a model house shall be a permanently designed dwelling structure. The proposed modification requests four (4) model homes and one (1) sales office as shown on the Sales Office/Model Home Complex Site Plan. The model homes and sales office are located within the boundary of the subdivision where the real property to be sold is situated. The property used for the sales office will not be permanently improved for that purpose. The properties used for the model homes will be developed within a permanently designed dwelling structure. These criteria are met. 18.640.110 Temporary Sales Offices and Model Homes One temporary sales office and one or more model homes may be located and used prior to final plat approval when proposed in conjunction with a preliminary plat application for a subdivision. Any such proposal and approval shall be processed in compliance with Section 18.440.040, meet the approval criteria in Subsection 18.440.050.C, and comply with the provisions in this section. If temporary sales office or model home is not proposed in conjunction with a preliminary plat application for a subdivision, one or both may be proposed at a later date in compliance with Chapter 18.440, Temporary Uses. A. Temporary sales office. 1. No more than 1 temporary sales office, not including a sales office in a model home, per subdivision may be approved for placement on a lot intended for a dwelling unit as shown on the preliminary plat. 2. Conditions of approval for a temporary sales office shall protect the public’s health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each sales office lot and curbs and the first lift of asphalt on all streets proposed to serve the sales office lot. PDR2018-00005– RIVER TERRACE CROSSING PAGE 6 OF 13 c. Installation of utilities within all streets proposed to serve the sales office lot. d. Provision of adequate parking. 3. Any improvements to the property shall be designed and constructed so as to not preclude future use of the property as zoned. The applicant proposes one (1) temporary sales office within the proposed development, as shown on the Model Home/Sales Office Plan in Exhibit 11.2. The temporary sales office will not be in one of the proposed model homes. Any conditions of approval for the sales office will be met prior to final plat approval and building permit submittal. The temporary sales office will provide adequate fire access routes and water supply, including fire hydrant locations throughout the site, as determined by TVF&R. It will provide safe and adequate pedestrian and vehicular access, including sidewalk along the frontage of each sales office lot and curbs and the first lift of asphalt on all streets proposed to serve the sales office lot. It will include installation of utilities within all streets proposed to serve the sales office lot. Finally, the sales office will provide for adequate parking. The property used for the temporary sales office will not be permanently approved for any purpose or so as to preclude construction of a dwelling. The proposal complies with Section 18.440.050.C, which also cites approval criteria for temporary sales offices and model homes. These criteria are met. B. Model homes. 1. The number of model homes shall be limited to: a. Three, or 1 for every 6 acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is proposed in conjunction with a planned development application. b. One, or 1 for every 6 acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is not proposed in conjunction with a planned development application. 2. Conditions of approval for a model home shall protect the public’s health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: River Terrace Plan District 18.640-26 Code Update: 12/17 a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve each model home lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. 3. Any improvement to the property shall be designed and constructed so as to not preclude full compliance with all applicable development standards upon final plat approval. The applicant bears the sole and complete risk of altering or relocating the model home prior to final plat approval if such actions are necessary for it to comply with all applicable development standards upon final plat approval. 4. Each model home shall be located and constructed on a separate preliminary lot intended for a dwelling unit as shown on the preliminary plat and in conformance with all applicable development standards, including but not limited to: setbacks, lot coverage, height, façade design, and access. Nothing in this section shall be construed as recognizing the l ot on which the model home is located as a final approved lot for any purpose. Nor shall the model home approval be the basis for a variance, exception, vested right, or nonconforming use. 5. No model home may be occupied except during established business hours and in no event shall be used as an overnight accommodation. 6. One model home may be used as a temporary sales office in lieu of a temporary sales office approved in compliance with either Subsection 18.640.110.A or Subsection 18.440.030.C. PDR2018-00005– RIVER TERRACE CROSSING PAGE 7 OF 13 The applicant proposes four (4) model homes with the proposed development, as shown on the Model Homes/Sales Office Plan in Exhibit 11.2. No model home will be occupied except during established business hours. The above code section allows for seven (7) model homes for the subject preliminary plat that is proposed in conjunction with a Planned Development application. Any conditions of approval for the model homes will be met prior to final plat approval and building permit submittal. The model homes will provide adequate fire access routes and water supply, including fire hydrant locations throughout the site, as determined by TVF&R. It will provide safe and adequate pedestrian and vehicular access, including sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve the model homes. It will include installation of utilities within all streets proposed to serve the model home lots. Finally, the model homes will provide for adequate parking by utilizing the on-street parking availability. Each model home will be sited and constructed on a separate preliminary lot intended for a dwelling unit as shown in Exhibit 6.1-6.2 and in conformance with all standards applicable to a dwelling unit, including but not limited to: setbacks, lot coverage, height, design, and access. No model home will be occupied except during established business hours and will not be used as overnight accommodation. The applicant is not proposing use of a model home as a temporary sales office in lieu of a temporary sales office approved under the section below. These criteria are met. C. Owner authorization and performance bond. The temporary use application for the sales office or model home(s) shall include authorization from the owner, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance pursuant to Paragraph 18.640.110.D.2. The applicant shall post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. The applicant will grant access to the property for authorized city representatives to enter the property to remove or demolish any temporary sales office or model home that has been declared a nuisance. The applicant will post a performance bond for the amount designated in the temporary use approval. This criterion is met. D. Removal of model home or temporary sales office. 1. If final plat approval is not obtained prior to the lapse of the preliminary plat approval, each model home or temporary sales office shall be removed and the property restored and made safe by the applicant or owner. This shall occur no later than 60 days after the lapse of the preliminary plat approval in compliance with Section 18.830.030, including any approved extension. 2. A model home or temporary sales office not removed in compliance with Paragraph 18.640.110.D.1 shall be declared a nuisance. The city shall enter the property and abate the nuisance by taking such actions as are necessary to demolish and remove the structure (s) in compliance with the owner authorization and performance bond required in Subsection 18.640.110.C. If final plat approval is not obtained, each model home and the temporary sales office would be removed, and the site restored and made safe, no later than 60 days after lapse of the preliminary plat as provided for in Section 18.830.030, including any approved extension. In the case that a model home or temporary sales office is not removed in accordance with paragraph 1 above, the applicant will authorize the City to enter the property and abate the nuisance by taking such actions as are necessary to demolish and remove the structure(s). The applicant will post a performance bond in favor of the city in an amount designated in the approval as a reasonable estimate of the cost of such sufficient to abate the nuisance, to be released upon final plat approval. These criteria are met. 18.520 URBAN FORESTRY PLAN PDR2018-00005– RIVER TERRACE CROSSING PAGE 8 OF 13 18.520.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements. An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual. The Landscape plans (see Exhibits C-C-L1.01 – C-L1.06, C-L2.01) include sheets associated with the Urban Forestry Plan Supplemental Report (see Exhibit F), which has been prepared by a landscape architect, Karen Lankford in accordance with the relevant standards of the Urban Forestry Manual. This criterion is met. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. The Urban Forestry Plan Supplemental Report (see Exhibit F) demonstrates that the project will comply with the required tree canopy cover through the proposed street tree planting. Thus, a tree canopy fee is not required. FINDING: Based on the analysis above, the urban forestry plan requirements are met. 18.520.060 Urban Forestry Plan Implementation A. General provisions. An urban forestry plan shall be in effect from the point of land use approval until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. For subdivisions and partitions, the urban forestry plan shall remain in effect for each resulting lot or tract separately until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. Prior and subsequent decisions regarding the planting, maintenance, removal and replacement of trees when not associated with one of the land use applications in 18.520.020.A shall be administered through Title 8, Urban Forestry of the Tigard Municipal Code. B. Inspections. Implementation of the urban forestry plan shall be inspected, documented and reported by the project arborist or landscape architect whenever an urban forestry plan is in effect. In addition, no person may refuse entry or access to the director for the purpose of monitoring the urban forestry plan on any site with an effective urban forestry plan. The inspection requirements in the Urban Forestry Manual shall apply to sites with an effective urban forestry plan. Prior to any site work and prior to final inspection, the project arborist must perfo rm a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. The project arborist will also perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection. As conditioned, this requirement is met. C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11, part 2 of the Urban Forestry Manual. PDR2018-00005– RIVER TERRACE CROSSING PAGE 9 OF 13 A condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11, Part 2. 408 new trees are proposed. As conditioned, this requirement is met. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemen tal report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant must provide a fee to cover the city’s cost of collecting and processing the inventory data for the entire urban forestry plan of 408 planted trees, and three stands of trees to be preserved. As conditioned, this requirement is met. FINDING: Based on the analysis above, the applicable urban forestry plan implementation standards are met or are conditioned to be met. 18.640 RIVER TERRACE PLAN DISTRICT 18.640.070 Planned Developments The requirements of Chapter 18.770, Planned Developments, shall apply to all planned developments in River Terrace, except as modified below. A. Density Calculation. To encourage development that is consistent with the design concept for River Terrace Boulevard, the River Terrace Community Plan, and the building design standards in this chapter, planned developments in River Terrace may limit the land dedicated for public or private rights-of-way, including tracts for vehicle access, to 20 percent of gross site acreage for the purpose of calculating net development area and density as provided in paragraphs 18.40.020.A.3 and 4. The proposed modification will replat River Terrace Crossing and increase density by 18 units, from 180 to 198 lots. The proposed lot count is within the allowed density range of 170-213 lots for this site. R-4.5 Zone R-7 Zone Total Total Project Area 4.18 41.38 45.56 Less Public ROW/Private Streets (20 % deduction) 0.84 8.28 9.12 Less Public Parks and Trails 0.00 2.21 2.21 Less Resource Areas 0.41 4.77 5.18 Less Significant Tree Grove 0.00 3.67 3.67 Net Development Area 2.93 22.45 25.38 Total Maximum Units 17 196 213 Total Minimum Units (80%) 14 156 170 Proposed Lots 198 B. Development Standards. The provisions of the underlying base zone(s) shall apply except as modified by this section. The specific development standards contained in subsection 18.350.060.C shall not apply. The following specific development standards shall apply in their place. 1. Lot dimensions. The minimum lot area and lot width standards of the applicable base zone shall not apply to any lots, including those lots abutting right-of-way, with the following exception: Lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing PDR2018-00005– RIVER TERRACE CROSSING PAGE 10 OF 13 residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the minimum lot area and lot width standards of the applicable base zone. 2. Building height. The maximum building height standard of the applicable base zone shall not apply to any building on any lot, including those lots abutting right-of-way, with the following exception: Buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall be set back 1 additional foot for every 2 feet of height above the maximum height allowed on the side of the lot abutting the perimeter. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the applicable base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing an open space tract between the proposed development and the abutting development or land. b. All buildings shall meet the minimum requirements of the state building code and fire code. c. All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which vehicle access is taken from a public right-of-way. If vehicle access is taken from a private street or alley, this setback may be reduced to zero feet where proper clearances for turning and backing movements are provided. d. Where the applicant proposes to reduce the applicable base zone setbacks for buildings on lots not included in subparagraph a of this paragraph 3, the applicant shall specify the proposed setbacks on either a lot-by-lot or area-wide basis. The proposed modification does not alter the project’s compliance with Development Standards, the minimum requirements of the Oregon Specialty Code, the Oregon Fire Code, or the minimum 20-foot garage setback from a public right-of-way. H. Phased Development. The provision for phased development allowed by Subsection 18.350.030.D.1 is modified as follows to clarify the total time period allowed for developing a site in phases: Any additional required land use approvals shall be obtained, e.g. partition or subdivision, and a complete building permit application(s) for the final proposed phase of development shall be submitted to the city within seven years of the Detailed Development Plan approval in order to be issued under the original approval. The Applicant is requesting that the project be phased. Three (3) phases are proposed as shown on Plan Sheet 6.3 – Preliminary Plat. The project may be built as one phase; however, phasing is requested as an option. The final phase of the development will be submitted to the City within seven years of the original approval. 18.640.100 On-Street Parking A. Applicability. In addition to the standards in Chapter 18.310, Off-Street Parking and Loading, the following on-street parking standards shall also apply to all residential single-family attached, single- family detached, and duplex development in River Terrace with individual off-street parking and vehicle access on a local street, neighborhood route, or private street or alley. B. Quantity Standards. All single-family and duplex development described in Subsection A above shall provide the following number of on-street parking spaces. PDR2018-00005– RIVER TERRACE CROSSING PAGE 11 OF 13 1. For a dwelling with 1 off-street parking space, a minimum of 2 on-street parking spaces shall be provided. 2. For a dwelling with 2 off-street parking spaces, a minimum of 1 on-street parking space shall be provided. 3. For dwellings with more than 2 off-street parking spaces, a minimum of 1 on-street parking space shall be provided for every 2 lots with more than 2 off-street parking spaces that are adjacent to each other. The proposed development provides more than the required number of on -street parking spaces, as shown on the attached Parking Plan (See Exhibits C-10.1-10.2). A minimum of 198 off-street parking spaces are required for the project. The development includes 198 detached single-family units with four off-street parking spaces, which requires one on-street parking space for every two of these units, totaling 99 required on-street parking spaces. A total of 278 on- street parking spaces are provided as shown on the attached Parking Plan (See Exhibits C -10.1-10.2) which greatly exceeds the required 99 on-street parking spaces. FINDING: Based on the analysis above, the applicable River Terrace Plan District implementation standards are met. 18.770 PLANNED DEVELOPMENTS 18.770.030 Administrative Provisions F. Phased development. 1. The commission shall approve a time schedule for developing a site in phases, but in no case shall the total time period for all phases be greater than seven years without reapplying for conceptual development plan review. 2. The criteria for approving a phased detail development plan proposal are that: a. The public facilities shall be constructed in conjunction with or prior to each phase; and b. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities. A temporary public facility is any facility not constructed to the applicable city or district standard. The Applicant is requesting that the project be phased. Three (3) phases are proposed as shown on Plan Sheet 6.3 – Preliminary Plat. The project may be built as one phase; however, phasing is requested as an option. The final phase of the development will be submitted to the City within seven years of the original approval. These provisions are met. 18.770.080 Detailed Development Plan Approval Criteria The approval authority shall approve or approve with conditions a planned development detailed development plan application when all of the following are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. The applicant is requesting a modification to allow for a different variety of housing types. This request is based on market conditions and will increase the number of homes offered at a more affordable price-point and introduce the PDR2018-00005– RIVER TERRACE CROSSING PAGE 12 OF 13 option for single-level homes. The change reduces the number of large lots in favor of more medium and standard lots throughout the site. This proposed modification necessitates a residential density increase from 180 to 198 units, which is within the allowed density for the site. No reductions in the amount of open space or landscaping are proposed. The proposed modification does not change the uses within the Planned Development. The proposed modification does not commit land to development that is environmentally sensitive or subject to potential hazard without obtaining approval from affected agencies. Proposed modification does not involve major shifts in buildings, streets, parking lots, landscaping or other site improvements. The detailed development plan remains in compliance with the concept plan. These criteria are met. FINDING: Based on the analysis above, the applicable planned development implementation standards are met. 18.910 IMPROVEMENT STANDARDS This modification request does not include changes to streets, blocks, easements, sidewalks, public use areas, sanitary sewer, storm drainage, utilities, and bike and pedestrian ways. An updated traffic study was conducted to analyze the impact of the additional 18 lots proposed. 18.910.030 Streets BB. Traffic calming. When, in the opinion of the city engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the city engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The city engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the city for a period of five years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the city within the five-year time period will be refunded to the developer. The proposed subdivision includes 198 units, an increase of 18 units from the original approval. The Institute of Transportation Engineers Trip General Manual (9th edition) estimates that the rate of weekday daily traffic is 9.52 and the rate of PM Peak Traffic is 1.00 per single family dwelling. Based on this figure, the proposed subdivision is anticipated to result in a total rate of weekday daily traffic of 1,884 and a PM Peak Period Rate of 198. Traffic impacts are further addressed in the Traffic Analysis report (see Exhibit G). No traffic calming measures have been identified as necessa ry for the proposed development. This criterion is met. CC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10 percent or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: A traffic study has been prepared by Kittelson & Associates for the proposed development and is attached (see Exhibit G). The study concludes that the increase of 18 lots results in a negligible increase of 14 am weekday trips and 18 pm weekday trips at peak hour. This criterion is met. Zoning Map Generalized Zoning Categories Zoning Description Residential Mixed Use Residential Commercial Mixed Use Triangle Mixed Use Mixed Use Employment Industrial Parks and Recreation WA-CNTY Overlay Zones Historic District Overlay Planned Development Overlay Subject Site Map printed at 04:29 PM on 17-Jan-19 Information on this map is for general location only and should be verified with the Development Services Division. DATA IS DERIVED FROM MULTIPLE SOURCES. THE CITY OF TIGARD MAKES NO WARRANTY, REPRESENTATION OR GUARANTEE AS TO THE CONTENT, ACCURACY, TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN. THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS, OMISSIONS, OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. COMMUNITY DEVELOPMENT DEPARTMENT City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 503 639-4171 www.tigard-or.gov Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(5.3) SITE MAP.dwg - SHEET: (5.3) Dec. 5, 18 - 10:57 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 5.3 SITE MAP LEGEND: OPEN SPACE SMALL LOTS STANDARD LOTS LARGE LOTS MEMORANDUM CITY OF TIGARD, OREGON DATE: February 4, 2019 TO: Monica Bilodeau, Associate Planner FROM: Khoi Le, Principal Engineer PROJECT: PDR2018-00006 RIVER TERRACE CROSSING SUBDIVISION 18.640.080 Street Design A. River Terrace Boulevard. The following street design standards apply to River Terrace Boulevard as shown in Figure 18.640.7. The general location of River Terrace Boulevard is shown on Map18.640.B, which is located at the end of this chapter. Staff finding: River Terrace Blvd does go through or is within the proposed development. This section does not apply. B. Commercial collector. The following street design standards apply to the commercial collector asshown in Figure 18.640.8. These standards apply to the collector street located in the community commercial (C-C) zone. The general location of the commercial collector is shown on Map 18.640.B, which is located at the end of this chapter. Staff finding: The proposed development is not within the Community Commercial Zone. This section does not apply. C. Public skinny streets and private streets. Development sites that have public street frontage on an arterial street upon which they cannot take vehicle access may take access from a private street that meets city standards or from another public street that, at a minimum, meets the skinny street option as shown in Figure 18.910.6.B. Private street standards are established by the city engineer in compliance with Subsection 18.910.030.T. 1. The skinny street option in Figure 18.910.6.B may be used: a. Regardless of the expected number of vehicles per day; b. When the applicant can demonstrate that the development fronting the proposed skinny street meets the on-street parking standards in Section 18.640.100; and c. When the proposed skinny street is located in a planned development. 2. A private street option may be used: a. When the applicant can demonstrate that a public street option is not appropriate for the development being proposed or is not practicable due to topography or other natural constraints associated with the specific development site; b. When the applicant can demonstrate that the proposed private street design provides safe and convenient vehicle and pedestrian connections to the public street network; c. When the applicant can demonstrate that the development fronting the proposed private street meets the on-street parking standards in Section 18.640.100; and d. When the proposed private street is located in a planned development; e. When the proposed private street will be managed by a homeowner association into perpetuity. For each private street there must be a legal recorded document that includes the following at a minimum: i. A legal description, ii. Ownership, iii. Use rights, including responsibility for enforcement, and iv. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. Staff finding: The proposed development does not abut any City or Washington County Arterials. The street layout remains unchanged from the original approved land use application PDR2016-00016 where there were skinny streets proposed. D. Private alleys. Development sites that have public street frontage on a local street, neighborhood route, or collector street may choose to provide vehicle access through a private alley provided that the alley meets all of the standards below and in Subsection 18.910.030.R. 1. The proposed alley is located in a tract for private access purposes; and 2. The proposed alley is managed by a homeowner association into perpetuity. For each alley there must be a legal recorded document that includes the following at a minimum: a. A legal description, b. Ownership, c. Use rights, including responsibility for enforcement, and d. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. (Ord. 17-22 §2) Staff finding: The street layout for this proposed modification remains unchanged from the original approved land use application PDR2016-00016 without private alleys. 18.640.090 Street Connectivity A. Street alignment and connections. In addition to the exceptions already allowed in Subsection 18.910.030.H, the following exceptions also apply to development in River Terrace. 1. For development sites located on the side of the River Terrace Boulevard right-of- way with the trail corridor, an additional exception to the street spacing requirement is allowed and encouraged to minimize the number of trail crossings, provided that there are bicycle and pedestrian connections in public easements or rights-of-way a minimum of every 330 feet. 2. For public or private school sites, an additional exception to the street spacing requirement is allowed, provided that there is adequate internal circulation for pedestrians, cyclists, and vehicles within and through the site and a sufficient number and distribution of public access points from the site to public streets, sidewalks, and trails as determined by the approval authority. B. Block perimeter. The perimeter of blocks formed by streets must not exceed a total of 1,600 feet measured along the centerline of the streets except where street location is precluded by natural topography, wetlands, significant habitat areas, bodies of water, pre-existing development, or an arterial or collector street along which the city has identified a need to minimize the number of intersections. (Ord. 17-22 §2) Staff finding: The street layout for this proposed modification remains unchanged from the original approved land use application PDR2016-00016. Thus, the street connectivity and block perimeter remain the same. The criteria of these sections have been met. 18.910.30 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this chapter are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. 5. If the city could and would otherwise require the applicant to provide street improvements, the city engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the city engineer in compliance with 18.910.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Paragraph 18.910.030.E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. Staff finding: This proposed modification does not include any changes to the streets, rights of way, and improvements from the original approved land use application PDR2016-00016. All improvements remain the same as proposed in the original application. The criteria of these sections have been met. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final plat; however, the council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of 1 acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or partitions. c. The street is located within the mixed use central business district (MU-CBD) zone and has been identified on Figures 5-14A through 5-14I of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title. 3. All deeds of dedication shall be in a form prescribed by the city and shall name “the public” as grantee. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this chapter provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 1. Access easements shall be provided and maintained in compliance with the Oregon Fire Code, Section 503. 2. Access shall be in compliance with 18.920.030.H, I, and J. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the city engineer in compliance with Subsection 18.910.030.N; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Tigard Downtown Plan District, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are provided in Table 18.910.1. 1. The approval authority shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. The type of road as provided in the comprehensive plan transportation chapter – functional street classification. b. Anticipated traffic generation. c. On-street parking needs. d. Sidewalk and bikeway requirements. e. Requirements for placement of utilities. f. Street lighting. g. Drainage and slope impacts. h. Street tree location. i. Planting and landscape areas. j. Safety and comfort for motorists, bicyclists, and pedestrians. k. Access needs for emergency vehicles. Staff finding: This proposed modification does not include any changes to the streets, rights of way, street grades, and improvements from the original approved land use application PDR2016- 00016. All improvements remain the same as proposed in the original application. The criteria of these sections have been met. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other lots within 530 feet surrounding and adjacent to the proposed land division. At the applicant’s request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-desac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the city engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. G. Street spacing and access management. Refer to 18.920.030.H. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15 percent for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Staff finding: This proposed modification does not include any changes to the future streets and street extensions as well as street alignments and connections from the original approved land use application PDR2016-00016. All remain the same as proposed in the original application. The criteria of these sections have been met. I. Intersection Angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular shall be approved by the city engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the 2 streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the city engineer. N. Grades and curves. 1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12 percent on any other street (except that local or residential access streets may have segments with grades up to 15 percent for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the city engineer. O. Street names. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in compliance with standards specified in this chapter and Chapter 15.04,Work in the Right- of-Way, and: 1. Concrete curbs and driveway approaches are required; except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to 2 streets with different classifications, primary access should be from the lower classification street. R. Alleys, public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial zones, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer’s registered professional land surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. T. Private streets. 1. Design standards for private streets shall be established by the city engineer; and 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than 6 dwelling units are permitted only within planned 4. developments, mobile home parks, cottage cluster, courtyard units, and apartment developments. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works director and approved by the commission. V. Street signs. The city shall install all street signs, relative to traffic control and street names, as specified by the city engineer for any development. The cost of signs shall be the responsibility of the developer. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least 2 dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on the preliminary plat or development plan, and shall be approved by the city engineer/U.S. post office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the city engineer/U.S. post office prior to final approval. X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Y. Street light standards. Street lights shall be installed in compliance with regulations adopted by the city’s direction Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Staff finding: This proposed modification does not include any changes to the street layout, the street grades, intersections, mailboxes, street names, street signs well as survey monuments from the original approved land use application PDR2016-00016. All remain the same as proposed in the original application. The criteria of these sections have been met. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within 1 year of the conditional acceptance of the roadway unless otherwise approved by the city engineer. The final lift shall also be placed no later than when 90 percent of the structures in the new development are completed or 3 years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to city final acceptance of the roadway; however, not before 90 percent of the structures in the new development are completed unless 3 years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1.5 inches in thickness. Staff finding: This proposed modification does not include any changes to the street structural cross sections from the original approved land use application PDR2016-00016. All remain the same as proposed in the original application. The criteria of these sections have been met. BB. Traffic calming. When, in the opinion of the city engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the city engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The city engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the city for a period of 5 years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the city within the 5-year time period will be refunded to the developer. Staff finding: This proposed modification does not include any changes to the street layout or the design speed or the street functional classifications from the original approved land use application PDR2016- 00016. All remain the same as proposed in the original application. No street calming measures have been identified in the original Traffic Impact Study (TIS) or the recent Traffic Memo dated October 31, 2018 by Kittleson & Associates. The criteria of these sections have been met. CC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10 percent or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: c. If any of the following issues become evident to the city engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s). iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive-through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. When the site is within 500 feet of an ODOT facility; or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. (Ord. 17-22 §2) Staff finding: This proposed modification does not include any changes to the street layout or the design speed or the street functional classifications from the original approved land use application PDR2016- 00016. All remain the same as proposed in the original application. In addition to the original Traffic Impact Study (TIS), a Traffic Memo prepared by Kittelson & Associations dated October 31, 2018 concluded that all the proposed intersections will remain at acceptable levels of service (LOS) without any mitigation measures even with the additional trips from the 18 additional dwelling units. The required traffic mitigations have been conditioned to be provided in the original application shall continue to be applicable. 18.910.50 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city’s standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. (Ord. 17-22 §2) Staff finding: This proposed modification does not include any changes to the easements or utility easements from the original approved land use application PDR2016-00016. All remain the same as proposed in the original application. The required easements have been conditioned to be provided in the original application shall continue to be applicable. 18.910.70 Sidewalk A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall have sidewalks meeting city standards along at least 1 side of the street. All other public and private streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 0.50 miles of their site to all transit facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). C. Planter strip requirements. A planter strip separation of at least 5 feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.910.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than 1 street frontage. Staff finding: This proposed modification does not include any changes to the sidewalks and planters from the original approved land use application PDR2016-00016. All remain the same as proposed in the original application. The required sidewalks and planters have been conditioned to be provided in the original application shall continue to be applicable. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. Staff finding: This proposed modification does not include any changes to the sidewalks and planters from the original approved land use application PDR2016-00016. All remain the same as proposed in the original application. The Developer understand that the maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. 18.910.80 Public Use Areas A. Dedication Requirements. 1. Where a proposed park, playground or other public use shown in a development plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 2. Where considered desirable by the commission in compliance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B. Acquisition by Public Agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. (Ord. 17-22 §2) Staff finding: This proposed modification does not include any changes to the parks and open space amenities from the original approved land use application PDR2016-00016. All remain the same as proposed in the original application. The parks and open space amenities have been conditioned to be provided in the original application shall continue to be applicable. 18.910.90 Sanitary Sewers A. Sewer Requirements. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in compliance with Clean Water Services requirements and the comprehensive plan. B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permits denied. Development permits may be restricted by the approval authority where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. (Ord. 17-22 §2) Staff finding: This proposed modification does not include any changes to the sanitary sewer systems from the original approved land use application PDR2016-00016 except the additional sewer lateral services to the additional eighteen dwelling units. All others remain the same as proposed in the original application. All the conditions of approval associated with the proposed sanitary sewer systems in the original application shall continue to be applicable. 18.910.100 Storm Drainage A. General Provision. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and the city engineer shall approve the necessary size of the facility, based on Clean Water Services requirements. D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in compliance with Clean Water Services requirements. (Ord. 17-22 §2) Staff finding: This proposed modification does not include any changes to the sanitary sewer or the storm drainage systems from the original approved land use application PDR2016-00016 except the additional sewer and storm lateral services to the additional eighteen dwellings. A memorandum prepared by Peter Arellano from Pacific Community Design dated November 8, 2018 indicated that originally designed stormwater facility will still have adequate capacity to treat and detain all runoff generated from the development including the additional eighteen dwelling units. All others remain the same as proposed in the original application. All the conditions of approval associated with the proposed stormwater drainage systems and easements in the original application shall continue to be applicable. 18.910.120 Utilities A. General Provision. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant’s property shall pay the fee in-lieu of undergrounding. 3. Properties within the MU-CBD zone shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Paragraphs 18.910.120.C.1–3 shall apply only to existing utility lines. All new utility lines shall be placed underground. D. Fee-in-lieu of undergrounding. 1. The city engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this chapter. 2. The city engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The city engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large. The city engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the city council for their review and approval annually. (Ord. 17-22 §2) Staff finding: This proposed modification does not include any changes to the sanitary sewer, the storm drainage systems, or franchised utilities including cable television, communication, and lighting from the original approved land use application PDR2016-00016 except the services to the additional eighteen dwellings. The developer does not seek for an exemption or fee in lieu of undergrounding. All others remain the same as proposed in the original application. All the conditions of approval associated with the proposed franchised utilities and easements in the original application shall continue to be applicable. 18.920.030 General Provisions H. Access Management. 1. An access report must be submitted with all new development that verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city, and AASHTO (depending on jurisdiction of facility). 2. Driveways must not be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection is 150 feet, measured from the right- of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant’s traffic engineer. In a case where a development has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent lot. If shared access is not possible or practical, the driveway must be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector is 200 feet. The minimum spacing of driveways and streets along an arterial is 600 feet. 4. The minimum spacing of local streets along a local street is 125 feet Staff Finding: This proposed modification does not include any changes to the streets, access, egress and circulation from the original approved land use application PDR2016-00016. All improvements remain the same as proposed in the original application. All the conditions of approval associated with the access, egress, and circulation in the original application shall continue to be applicable. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic: Staff received correspondence from Washington County dated January 23, 2019 that they do not have any additional conditions of approval this time. All conditions of approval associated with traffic, and street improvements and mitigations from the original application shall continue to be applicable. Public Water System: This proposed modification does not include any changes to the public water system from the original approved land use application PDR2016-00016 except the water meters and services for the additional eighteen dwelling units. All improvements remain the same as proposed in the original application. All the conditions of approval associated with the public water system improvements in the original application shall continue to be applicable. RECOMMENDATIONS: The applicant shall meet all conditions of approval set forward in the original approved land use application PDR2016-00016. www.tvfr.com Training Center 12400 SW Tonquin Road Sherwood, Oregon 97140-9734 503-259-1600 South Operating Center 8445 SW Elligsen Road Wilsonville, Oregon 97070-9641 503-259-1500 Command and Business Operations Center and North Operating Center 11945 SW 70th Avenue Tigard, Oregon 97223-9196 503-649-8577 February 5, 2019 Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 Re: River terrace Crossing Modification PDR2018-00005 Tax Lot I.D: 2S108DC11700,11701 through DC00200 Thank you for the opportunity to review the proposed site plan surrounding the above named development project. These notes are provided in regards to the plans received January 22nd 2019. There may be more or less requirements needed based upon the final project design, however, Tualatin Valley Fire & Rescue will endorse this proposal predicated on the following criteria and conditions of approval. FIRE APPARATUS ACCESS: 1. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an unobstructed vertical clearance of not less than 13 feet 6 inches. (OFC 503.2.1) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 2. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surf ace, “No Parking” signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Signs shall read “NO PARKING - FIRE LANE” and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 3. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2): 1. 20-26 feet road width – no parking on either side of roadway 2. 26-32 feet road width – parking is allowed on one side 3. Greater than 32 feet road width – parking is not restricted 4. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red (or as approved) and marked “NO PARKING FIRE LANE” at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3) 5. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the hydrant. (OFC D103.1) Residential One- and Two-Family Development 3.4 – Page 2 6. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced as to provide all-weather driving capabilities. (OFC 503.2.3) 7. BRIDGES: Private bridges shall be designed and constructed in accordance with the State of Oregon Department of Transportation and American Association of State Highway and Transportation Officials Standards Standard Specification for Highway Bridges. A building permit shall be obtained for the construction of the bridge if required by the building official of the jurisdiction where the bridge is to be built. The design engineer shall prepare a special inspection and structural observation program for approval by the building official. The design engineer shall give, in writing; final approval of the bridge to the fire district after construction is completed. Maintenance of the bridge shall b e the responsibility of the party or parties that use the bridge for access to their property. The fire district may at any time, for due cause, ask that a registered engineer inspect the bridge for structural stability and soundness at the expense of the property owner(s) the bridge serves. Vehicle load limits shall be posted at both entrances to bridges when required by the Fire Marshal. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both sha ll be installed and maintained when required by the Fire Marshal. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and main tained when required by the Fire Marshal. (OFC 503.2.6) 8. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4 & D103.3) 9. ACCESS ROAD GRADE: Fire apparatus access roadway grades shall not exceed 15%. 10. ANGLE OF APPROACH/GRADE FOR TURNAROUNDS: Turnarounds shall be as flat as possible and have a maximum of 5% grade with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2) 11. ANGLE OF APPROACH/GR ADE FOR INTERSECTIONS: Intersections shall be level (maximum 5%) with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2) 12. AERIAL APPARATUS OPERATING GRADES: Portions of aerial apparatus roads that will be used for aerial operations shall be as flat as possible. Front to rear and side to side maximum slope shall not exceed 10%. 13. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the s ite. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) 14. TRAFFIC CALMING DEVICES: Shall be prohibited on fire access routes unless approved by the Fire Marshal. (OFC 503.4.1). Traffic calming measures linked here: http://www.tvfr.com/DocumentCenter/View/1578 FIREFIGHTING WATER SUPPLIES: 15. FIREFIGHTING WATER SUPPLY FOR INDIVIDUAL ONE- AND TWO-FAMILY DWELLINGS: The minimum available fire flow for one and two-family dwellings served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to OFC Appendix B. (OFC B105.2) 16. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply s ystem. Water availability information may not be required to be submitted for every project. (OFC Appendix B) Residential One- and Two-Family Development 3.4 – Page 3 17. WATER SUPPLY DURING CONSTRUCTION IN MUNICIPAL AREAS: In areas with fixed and reliable water supply, approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) FIRE HYDRANTS: 18. FIRE HYDRANTS – ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where the most remote portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1) 19. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Table C 105.1. (OFC Appendix C) 20. FIRE HYDRANT(S) PLAC EMENT: (OFC C104) • Existing hydrants in the area may be used to meet th e required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. (OFC 507.5.1) • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the Fire Marshal. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets may be considered when approved by the Fire Marshal. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the Fire Marshal. 21. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private fire hydrants within the City of Tualatin shall be yellow in color. (OFC 507) 22. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway unless ap proved by the Fire Marshal. (OFC C102.1) 23. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly. (OFC 507) 24. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6 & OFC 312) 25. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) BUILDING ACCESS AND FIRE SERVICE FEATURES 26. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property, including monument signs. These num bers shall contrast with their background. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1) Residential One- and Two-Family Development 3.4 – Page 4 Provide a physical address on the new home, as well as, near the intersection of the private drive and public road visible from both approaches of [enter road intersections here] If you have questions or need further clarification, or would like to discuss any alternate methods and/or materials, please feel free to contact me at 503-259-1504. Sincerely, John Wolff John Wolff Deputy Fire Marshal II John.wolff@tvfr.com Cc: A full copy of the New Construction Fire Code Applications Guide for Residential Development is available at http://www.tvfr.com/DocumentCenter/View/1438 NARRATIVE & COMPLIANCE REPORT RIVER TERRACE CROSSING - PROPOSED PLANNED DEVELOPMENT MODFICATION TABLE OF CONTENTS PROJECT DESCRIPTION .................................................................................................... 3 II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE ............................................... 3 18.40 MEASUREMENTS ................................................................................................... 3 18.110 RESIDENTIAL ZONES ............................................................................................. 5 18.310 OFF-STREET PARKING & LOADING REQUIREMENTS ............................................................ 10 18.320 LANDSCAPING AND SCREENING ................................................................................. 13 18.440 TEMPORARY USES .............................................................................................. 18 18.510 SENSITIVE LANDS .............................................................................................. 18 18.520 URBAN FORESTRY ............................................................................................. 18 18.640 RIVER TERRACE PLAN DISTRICT ............................................................................... 20 18.650 EXCEPTION TO STANDARDS .................................................................................... 29 18.710 DECISION-MAKING PROCEDURES ............................................................................... 29 18.770 PLANNED DEVELOPMENTS ..................................................................................... 31 18.830 SUBDIVISIONS .................................................................................................. 42 18.910 IMPROVEMENT STANDARDS .................................................................................... 48 18.920 ACCESS, EGRESS & CIRCULATION ............................................................................. 55 18.930 VISUAL CLEARANCE AREAS .................................................................................... 55 III. CONCLUSION ....................................................................................................... 55 LIST OF EXHIBITS A COPIES OF APPLICATION FORMS B COPY OF NEIGHBORHOOD MEETING MATERIALS C PRELIMINARY PLANS D SUBDIVISION NAME APPROVAL E CWS SERVICE PROVIDER LETTER AMENDMENT F URBAN FORESTRY PLAN SUPPLEMENTAL REPORT G TRAFFIC STUDY & PRELIMINARY SIGHT DISTANCE CERTIFICATION H PRELIMINARY STORM REPORT ADDENDUM I CONCEPTUAL ELEVATIONS * COPY OF PRE-APPLICATION MEETING NOTES * DRAFT CC&R’S * WETLAND DELINEATION & DSL CONCURRENCE LETTER * GEOTECHNICAL REPORT * RIVER TERRACE COMMUNITY ELEMENTS BOOK *These exhibits were included with the original application. The PD Modification does not propose changes to these exhibits, therefore they are not included with this application. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 2 I. PROPOSAL SUMMARY GENERAL INFORMATION Applicant: Polygon WLH LLC 703 Broadway Street Suite 510 Vancouver, WA 98660 (360) 695-7700 Contact: Jason Baker Applicant’s Representative: Pacific Community Design, Inc. 12564 SW Main Street Tigard, OR 97223 (503) 941-9484 Contacts: Stacy Connery, AICP Patrick Espinosa, PE Property Owners: Tax Lots 2S108DC00200 through 13500: CDCG 4 WLH 2 LP C/O Polygon WLH LLC 703 Broadway St. Ste 510 Vancouver, WA 98660 Subdivision Name: River Terrace Crossing Site Location: Southeast corner of SW Roy Rogers Road and SW Bull Mountain Road Map and Tax Lots: Tax Lots 200 through 11701 on Map 2S108DC Size: 45.56 AC (32.99 AC of re-plat area) City Land Use Classification: R-4.5, R-7 River Terrace Plan District Neighborhood Meeting Date: November 6, 2018 Pre-Application Meeting Date: N/A (Originally held October 20, 2016) Request: 198-unit Residential Planned Development Modification to Detailed Plan Review Subdivision Preliminary Plat Temporary Use Permits Early Grading Authorization Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 3 PROJECT DESCRIPTION The applicant requests the approval of a modification of Planned Development – Detailed Development Plan, and Subdivision Preliminary Plat for previously approved River Terrace Crossing (PDR2016-00016). The modification is requested to allow the developer the ability to refine its lot layout to offer a housing variety that better suits the current housing market. The request proposes to introduce a single-level home option and replace large lots for more standard and medium lots that are more affordable. The original Planned Development approval included temporary use permits for model homes and a sales office. In early April, the applicant requested to withdraw the temporary use permits from the Final Order. Therefore, this Planned Development Modification requests to re-apply for temporary use permits in the River Terrace Crossing subdivision. The street layout, parks/trails, resource areas, private tracts, resource areas, and detention facility remain unchanged as part of this proposal. The applicant also requests early grading authorization. Proposed modifications consist of the following: Eighteen (18) units are added to the Planned Development for a total of 198 units (29 large lots, 60 standard lots, and 109 medium lots). The project remains in compliance with the allowable density range approved with the original Planned Development. An addendum memo to the Urban Forestry Plan Supplemental Report is provided to describe how the modifications affect tree preservation / removal and compliance with tree canopy coverage (Exhibit F) An addendum to the Traffic Study is provided to address the increase in units proposed with this modification (Exhibit G) An addendum memo to the Preliminary Storm Report is provided to address the proposed interim storm facility (Exhibit H) II. COMPLIANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 18.40 MEASUREMENTS 18.40.020 Calculating Residential Density A. Calculation of net development area. The determination of the maximum and minimum number of residential units allowed on any site is based on a calculation of net development area for a site. Net development area shall be determined by subtracting the following from the total site: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard “Significant Tree Grove Map” or “Significant Habitat Areas Map”; 2. All land dedicated to the public for park purposes; Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 4 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20 percent of gross acreage, b. Multifamily development: allocate 15 percent of gross acreage or deduct the actual private drive area; and 4. All land proposed for private streets. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in subsection B of this section by 80% (0.8). (Ord. 12-09 §1; Ord. 09-13) D. Fractions. When the density calculation results in a fraction, the result will be rounded down to the nearest consecutive whole number. Response: This modification is requested to allow the developer the ability to refine its lot layout to offer a housing variety that better suits the current housing market. The street layout, parks/trails, resource areas, private tracts, resource areas, and detention facility remain unchanged as part of this proposal. The proposed density increases to 198 lots (up 18 lots from the approved 180 lots). This proposal still meets the density range applicable for the site. The portion of the project site within the R-4.5 district is approximately 4.18 acres in size. The minimum lot size is 7,500 square feet within the R-4.5 district. The portion of the project site within the R-7 district is approximately 41.38 acres in size. The minimum lot size is 5,000 square feet within the R-7 district. The Density Calculation Maps & Tables in Exhibit C-4 and the following tables show the density calculations performed in accordance with Chapter 18.40. The proposed subdivision includes 198 single-family dwellings. The proposed unit count is within the permitted density range of 170 to 213 units. No adjustments or density transfers are requested. Table A: Density Calculation R-4.5 Zone R-7 Zone Total Total Project Area 4.18 41.38 45.56 Less Public ROW/Private Streets (20 % deduction) 0.84 8.28 9.12 Less Public Parks and Trails 0.00 2.21 2.21 Less Resource Areas 0.41 4.77 5.18 Less Significant Tree Grove 0.00 3.67 3.67 Net Development Area 2.93 22.45 25.38 Total Maximum Units 17 196 213 Total Minimum Units (80%) 14 156 170 Proposed Lots 198 Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 5 18.110 RESIDENTIAL ZONES 18.110.020 List of Base Zones D. R-4.5: low-density residential zone. The R-4.5 zone is designed to accommodate detached single-family homes with or without accessory dwelling units at a minimum lot size of 7,500 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are permitted conditionally. E. R-7: medium-density residential district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. 18.110.030 Uses B. Use table. A list of permitted, restricted, conditional and prohibited uses in residential zones is presented in Table 18.110.1. C. Housing types. A list of permitted, restricted, conditional and prohibited uses in residential zones is presented in Table 18.110.2. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 6 Response: This request does not modify the original Planned Development approval regarding housing types. 18.110.040 Densities A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80 percent of maximum density. B. Calculating minimum and maximum densities. The method for calculation of minimum and maximum densities is governed by the formulas in Chapter 18.40, Measurements. C. Density standards. The maximum density limits and minimum density requirements are shown for each residential zone in Table 18.110.3. D. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to meet the minimum density requirement and still comply with all of the development standards in the underlying zoning district, as provided in Table 18.110.3. Adjustments are processed through a Type I procedure, as provided in Section 18.710.050, using approval criteria in 18.790.020.B.2. Response: As discussed earlier, this modification requests to increase density by 18 units. The portion of the project site within the R-4.5 district is approximately 4.18 acres in size. The minimum lot size is 7,500 square feet within the R-4.5 district. The portion of the project site within the R-7 district is approximately 41.38 acres in size. The minimum lot size is 5,000 square feet within the R-7 district. The Density Calculation Maps & Tables in Exhibit C-4 and the following table show the density calculations for the proposed development, performed in accordance with Chapter 18.40. The proposed subdivision includes 198 single-family dwellings. The proposed unit count is within the permitted density range of 170-213 units. No adjustments or density transfers are requested. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 7 Table A: Density Calculation R-4.5 Zone R-7 Zone Total Total Project Area 4.18 41.38 45.56 Less Public ROW/Private Streets (20 % deduction) 0.84 8.28 9.12 Less Public Parks and Trails 0.00 2.21 2.21 Less Resource Areas 0.41 4.77 5.18 Less Significant Tree Grove 0.00 3.67 3.67 Net Development Area 2.93 22.45 25.38 Total Maximum Units 17 196 213 Total Minimum Units (80%) 14 156 170 Proposed Lots 198 18.110.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.790; 2. All other applicable standards and requirements contained in this title. Response: This request does not alter the original Planned Development in regard to compliance with development standards. Compliance with the standards of the underlying R-7 and R-4.5 zoning districts, and other applicable standards of Title 18 is addressed in this narrative. The subdivision application will be reviewed under the standards of a planned development, which provides alternatives to some of the strict standards of subdivisions. No adjustments to the standards of this Chapter are proposed or needed separate from the alternative planned development minimum lot size and setback standards. B. Development standards. Development standards in residential zoning districts are contained in Table 18.110.3. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 8 Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 9 Response: Compliance with specific development standards for the proposed planned development is shown in the table in Section 18.770.070.C of this report, which identifies the standards proposed to be modified through the planned development. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 10 18.310 OFF-STREET PARKING & LOADING REQUIREMENTS 18.310.020 Applicability A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.310.070. B. Expansion of existing use. At the time of an enlargement of a structure which increases the on-site vehicle parking requirements, off-street vehicle parking will be provided in compliances with Section 18.310.070 subject to the following: 1. On the date of adoption of this title, the number of vehicle parking and loading spaces required shall be based only on floor area or capacity of such enlargement; 2. If the minimum vehicle parking spaces required for the enlargement added to the existing on-site space exceed the maximum number of vehicle parking spaces allowed for the whole project per the maximum parking ratios established in Section 18.310.070, the applicant may reduce the additional number of spaces provided so that the total spaces on the site do not exceed the maximum spaces allowed. C. Change of use. When an existing structure is changed from one use to another use as provided in Chapter 18.60, the following provisions shall apply: 1. If the parking requirements for each use are the same, no additional vehicle parking shall be required; 2. Where a change results in an intensification of use in terms of the number of vehicle parking spaces required, additional vehicle parking spaces shall be provided in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the more intensive use; 3. Where the change results in a decrease in intensity of use, the applicant may eliminate excess vehicle parking spaces in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the less intensive use. D. When site design review is not required. Where the provisions of Chapter 18.780, Site Development Review, do not apply, the director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review, as governed by Section 18.710.050. E. Building permit conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. A development permit shall not be issued until plans are presented to the director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space; and 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 11 3. Required vehicle parking shall: i. Be available for the parking of operable passenger vehicles of residents, patron and employees only; ii. Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the business or use; and iii. Not be rented, leased or assigned to any other person or organization. Response: This is an application for a 198-unit planned development/subdivision for single- family residential homes. No enlargement of existing structure(s) or change in uses is proposed. Site development review is not applicable per Section 18.780.020.A.1. At the time of home construction, off-street parking will be provided within the driveway/garage of each dwelling unit in accordance with Section 18.310.020, as shown on the Parking Plan in Exhibit C-10.1-10.2. Parking within driveways and garages will be available for the residents of future homes. The Applicant understands that off-street vehicle parking in compliance with this section will be the continuing obligation of property owner(s). Compliance with off-street parking requirements will be further addressed at the time of building permits. 18.310.030 General Provisions A. Vehicle parking plan requirements. A development permit shall not be issued or land use approval granted until plans are approved as provided by this title that demonstrate how off-street parking and loading requirements are met. Response: A Parking Plan is provided in Exhibit C-10.1-10.2 that shows proposed parking, access, egress, and circulation. As previously described, off-street parking will be provided within the driveways and garages of future residential dwellings. On-street parking will be provided as depicted on the Parking Plan. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). Response: As previously described, off-street parking will be provided within the driveways and garages of future single-family residential dwellings, meeting this standard. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 12 18.310.050 Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; 2. Bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; Off-Street Parking and Loading 18.310-9 Code Update: 12/17 3. Outdoor bicycle parking shall be visible from on-site buildings or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to locate the parking area; 4. Bicycle parking may be located inside a building on a floor that has an outdoor entrance open for use and does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. C. Design Requirements. The following design requirements apply to the installation of bicycle racks. 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; 2. Bicycle racks shall be securely anchored to the ground, wall or other structure; 3. Bicycle parking spaces shall be at least 2.5 feet by 6 feet long, and, when covered, with a vertical clearance of 7 feet. An access aisle at least 5 feet wide shall be provided and maintained beside or between each row of bicycle parking; 4. Each required bicycle parking space shall be accessible without moving another bicycle; Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 13 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; 6. Areas set aside for required bicycle parking shall be clearly reserved for bicycle parking only. D. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is provided in Table 18.310.2. In no case shall there be less than 2 bicycle parking spaces. Single family and duplex dwellings are excluded from the bicycle parking requirements. The number of required bicycle parking spaces may be reduced through an adjustment as provided in 18.790.030.B.5. (Ord. 17-22 §2) Response: No bicycle parking is required for single-family detached dwellings, therefore these standards are not applicable. 18.320 LANDSCAPING AND SCREENING 18.320.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development that requires a Type I conditional use minor modification, a Type I site development review minor modification, all Type II and Type III land use reviews unless otherwise specified in any of the sections below. B. When urban forestry plan requirements concurrently apply. When the provisions of Chapter 18.520, Urban Forestry, concurrently apply, any trees required by this chapter shall be included in the urban forestry plan and subject to all of the requirements in Chapter 18.520, Urban Forestry. Response: The proposed subdivision is subject to a Type III land use review procedure. Therefore, this chapter applies. The attached preliminary plans (see Exhibit C) depict plan information for an Urban Forestry Plan, including existing trees, proposed tree removal, and proposed street trees. Additionally, an Urban Forestry Plan Supplemental Report is attached as Exhibit F. Compliance with Chapter 18.520 is addressed in the subsequent sections of this report. 18.320.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. Response: This request does not modify the original Planned Development approval regarding maintenance responsibility. Maintenance of landscaping will be coordinated by the Homeowner’s Association, to be provided according to applicable industry standards. The subject site is surrounded by rural agricultural land and other single-family residential development. Therefore, buffering and screening is not required. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 14 1. All landscaping and screening shall be installed in compliance with applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock (ANSI Z60, 1-2004, and any future revisions); and 3. All landscaping and screening shall be installed in compliance with this chapter. Response: This request does not modify the original Planned Development approval regarding installation requirements. The attached landscaping plans (see Exhibit C-L1.01-L4.03) show proposed landscaping. Landscaping will be installed according to industry standards. Plants will comply with the applicable standards of this title and with the American Standards for Nursery Stock. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. Response: This request does not modify the original Planned Development approval regarding certificate of occupancy. Landscaping required by this chapter will be completed prior to occupancy permits. If it is not possible to complete landscaping prior to occupancy permits, arrangements with the City, such as a surety bond or bank letter, will be made. D. Protection of existing plants. Existing plants on a site shall be protected as follows: 1. The developer shall provide methods for the protection of existing plants to remain during the construction process; 2. The plants to remain shall be noted on the landscape plans (i.e., plants to remain can be shown as protected with fencing); and 3. The tree protection provisions in Chapter 18.520, Urban Forestry and the Urban Forestry Manual shall apply to the land use applications in Section 18.520.020. Response: This request does not modify the original Planned Development approval regarding protection of existing plants. The site predominantly consists of existing grass area and trees. Proposed tree removal and preservation is depicted on the Tree Preservation Plan in Exhibit C- 12.1-12.2, which has been prepared in accordance with Chapter 18.520 and the Urban Forestry Manual. The Urban Forestry Plan and Supplemental Report identify existing plants to remain during the construction process and describes methods to be provided by the developer for their protection. E. Ongoing tree-related rules and regulations. Any trees used to meet the requirements of this chapter shall be subject to all applicable tree-related rules and regulations in other chapters of this title and titles of the Tigard Municipal Code. (Ord. 12 -09 §1) Response: Street trees, as shown on the landscaping plans (see Exhibit C-L1.01-L4.03), will comply with the applicable tree rules and regulations in the Tigard Municipal Code. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 15 18.320.040 Street Tree Standards A. Street trees shall be required as part of the approval process for the following land use applications: conditional use (Type III), downtown design review (Type II and III), minor land partition (Type II), planned development (Type III), site development review (Type II) and subdivision (Type II and III). Response: Street trees are required as the proposed Planned Development is submitted as a Type III process. The proposed street trees are depicted on the attached landscaping plans (see Exhibit C-L1.01-L4.03). B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. Response: The Tree Canopy Legend Details & Notes (see Exhibit C-L1.05) demonstrates compliance with the required number of street trees based on linear feet of street frontage divided by 40 feet. C. Street trees required by this section shall be planted in compliance with the street tree planting standards in the Urban Forestry Manual. Response: Proposed street trees will be planted in accordance with the street tree planting standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes in compliance with the street tree soil volume standards in the Urban Forestry Manual. Response: Adequate soil volumes will be provided to street trees in accordance with the Urban Forestry Manual, as shown on the attached landscape plans (see Exhibit C-L1.01-L4.03). E. Street trees required by this section shall be planted within the right-of-way whenever practicable according to the street tree planting standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right-of- way in compliance with the street tree planting standards in the Urban Forestry Manual when planting within the right-of-way is not practicable Response: The attached landscape plans in Exhibit C-L1.01-L4.03illustrate the proposed location of street trees. Street trees will be located in planter strips in public/private street right-of-way. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right-of-way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree in compliance with the street tree planting and soil volume standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the tree preservation and removal site plan, tree canopy cover site plan and supplemental report, as required by Section Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 16 18.520.030, of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. Response: The Preliminary Tree Preservation Plan in Exhibit C-12.1-12.2 shows existing trees, tree preservation, and proposed tree removal. Tree removal is proposed in areas impacted by grading and infrastructure improvements associated with the development. It is not feasible to retain all of the existing trees to meet street tree standards as existing trees conflict with necessary street and utility improvements. Existing trees are retained within open space areas that are not impacted by grading or infrastructure improvements. G. In cases where it is not practicable to provide the minimum number of required street trees, the approval authority may allow the applicant to remit payment into the urban forestry fund for tree planting and early establishment in an amount equivalent to the city’s cost to plant and maintain a street tree for 3 years for each tree below the minimum required. (Ord. 12-09 §1; Ord. 09-13) Response: The attached landscape plans in Exhibit C-L1.01-L4.03illustrates proposed street trees, which are provided in compliance with required standards. Since the number of street trees proposed either meets or exceeds the required minimum for each street, payment into the urban forestry fund is not required. 18.320.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses that are of a different type as provided in Tables 18.320.1 and 18.320.2. The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. Buffers are not required between abutting uses that are of a different type when the uses are separated by a street. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this chapter. Response: The subject property abuts properties to the north and east within the Tigard River Terrace area that have a zoning designation of either R-4.5, or R-7. The R-7 and R-4.5 zones permit single family residential units. Adjacent properties to the east are within the unincorporated Washington County (Washington County R-6 Land Use District). The subject site is surrounded by future single-family residential properties and existing neighborhoods that meet perimeter standards. Therefore, buffering and screening is not required. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 17 18.320.060 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping and screening requirements and not to be occupied by structures, such areas are to be replanted as provided in this section to prevent erosion after construction activities are completed. Response: The proposed modification does not alter the previous Planned Development in regard to re-vegetation. The attached Landscape Plans (see Exhibit C-L1.01-L4.03) show proposed landscaping. Landscaping is provided along street planters and in the park and open space tracts. Landscaping for residential lots will be addressed with future building permits. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and 1. Such storage shall be located consistent with an approved urban forestry plan as provided in Chapter 18.520, Urban Forestry or outside the tree canopy driplines of trees intended to be preserved in cases when there is no approved urban forestry plan; and 2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. Response: Topsoil removal from the surface in preparation for grading and construction will be conducted in accordance with these standards. Compliance with these standards will be further addressed through construction documents. C. Methods of re-vegetation. Acceptable methods of re-vegetation include hydro- mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: 1. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than 4 pounds to each 1,000 square feet of land area; 2. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; 3. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and 4. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. (Ord. 12-09 §1) Response: As noted above, the attached Landscape Plans (see Exhibit C-L1.01-L4.03) shows plantings for street trees/planter strips and park and open space tracts, to be landscaped in accordance with the standards of this section. Areas on lots outside of homes and driveway improvements will be planted following home construction. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 18 18.440 TEMPORARY USES 18.440.020 Types of Temporary Uses Response: The original Planned Development approval included temporary use permits for model homes and a sales office. In early April, the applicant requested to withdraw the temporary use permits from the Final Order. Therefore, this Planned Development Modification requests to re-apply for temporary use permits in the River Terrace Crossing subdivision. The proposed modification requests four (4) model homes and one (1) sales office as shown on the Sales Office/Model Home Complex Site Plan. The proposal complies with Section 18.640.110, which cites criteria for temporary sales offices and model homes in the River Terrace Plan District. 18.510 SENSITIVE LANDS Response: This Planned Development Modification does not alter the original plan’s compliance with the provisions of the Sensitive Lands chapter. CWS has issued a Letter of Consistency with the SPL for this subdivision. This letter is included in Exhibit E of this notebook. 18.520 URBAN FORESTRY 18.520.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements. An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual; 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual Response: The preliminary plans in Exhibit C include plans associated with the Urban Forestry Plan Supplemental Report (see Exhibit F), which has been prepared by a landscape architect/certified arborist in accordance with the Urban Forestry Manual. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15 percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 zones (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 19 methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. C. Tree canopy fee use. Tree canopy fees provided to the city shall be deposited into the urban forestry fund and used as approved by council through a resolution. (Ord. 12-09 §1) Response: The Urban Forestry Plan Supplemental Report (see Exhibit F) and the associated landscape plan sheets (see Exhibit C-L1.01-L4.03) demonstrates compliance with the minimum mature tree canopy requirements for the overall site and per each residential lot. Additionally, the proposed residential lots comply with the standards of their respective zone, as addressed in preceding sections of this report. Therefore, use of flexible standards for tree planting and preservation is not needed. 18.520.050 Flexible Standards for Tree Planting and Preservation Response: The Urban Forestry Plan Supplemental Report (see Exhibit F) and the associated landscape plan sheets (see Exhibit C-L1.01-L4.03) demonstrates compliance with the minimum mature tree canopy requirements for the overall site and per each residential lot. Additionally, the proposed residential lots comply with the standards of their respective zone, as addressed in preceding sections of this report. Therefore, use of flexible standards for tree planting and preservation is not needed. 18.520.060 Urban Forestry Plan Implementation A. General provisions. An urban forestry plan shall be in effect from the point of land use approval until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. For subdivisions and partitions, the urban forestry plan shall remain in effect for each resulting lot or tract separately until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. Prior and subsequent decisions regarding the planting, maintenance, removal and replacement of trees when not associated with one of the land use applications in 18.520.020.A shall be administered through Title 8, Urban Forestry of the Tigard Municipal Code. B. Inspections. Implementation of the urban forestry plan shall be inspected, documented and reported by the project arborist or landscape architect whenever an urban forestry plan is in effect. In addition, no person may refuse entry or access to the director for the purpose of monitoring the urban forestry plan on any site with an effective urban forestry plan. The inspection requirements in the Urban Forestry Manual shall apply to sites with an effective urban forestry plan. C. Tree establishment. The establishment of all trees shown to be planted in the tree canopy site plan and supplemental report of a previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in the Urban Forestry Manual. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan and supplemental report of a previously approved urban forestry plan. (Ord. 12-09 §1) Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 20 Response: The Urban Forestry Plan Supplemental Report is attached as Exhibit F and associated landscape plans are included in the preliminary plan set in Exhibit C-L1.01-L4.03. The Applicant understands that the Urban Forestry Plan shall remain in effect from the point of land use approval until the director determines all applicable urban forestry plan conditions of approval and code requirements have been met. The Applicant understands that implementation of the approved Urban Forestry Plan shall be inspected, that trees shall be planted, and that spatial and species specific data shall be collection in accordance with these standards. 18.640 RIVER TERRACE PLAN DISTRICT 18.640.070 Planned Developments The requirements of Chapter 18.770, Planned Developments, shall apply to all planned developments in River Terrace, except as modified below. A. Density Calculation. To encourage development that is consistent with the design concept for River Terrace Boulevard, the River Terrace Community Plan, and the building design standards in this chapter, planned developments in River Terrace may limit the land dedicated for public or private rights-of-way, including tracts for vehicle access, to 20 percent of gross site acreage for the purpose of calculating net development area and density as provided in paragraphs 18.40.020.A.3 and 4. Response: The proposed modification will replat River Terrace Crossing and increase density by 18 units. As discussed earlier in this report, this proposed lot count is within the density range of 170-213 lots for this site. R-4.5 Zone R-7 Zone Total Total Project Area 4.18 41.38 45.56 Less Public ROW/Private Streets (20 % deduction) 0.84 8.28 9.12 Less Public Parks and Trails 0.00 2.21 2.21 Less Resource Areas 0.41 4.77 5.18 Less Significant Tree Grove 0.00 3.67 3.67 Net Development Area 2.93 22.45 25.38 Total Maximum Units 17 196 213 Total Minimum Units (80%) 14 156 170 Proposed Lots 198 B. Development Standards. The provisions of the applicable base zone(s) shall apply except as modified by this section. The specific development standards provided in subsection 18.770.070.C shall not apply. The following specific development standards shall apply in their place. 1. Lot dimensions. The minimum lot area and lot width standards of the applicable base zone shall not apply to any lots, including those lots abutting right-of-way, with the following exception: Lots along the eastern and northern perimeter of Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 21 the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the minimum lot area and lot width standards of the applicable base zone. 2. Building height. The maximum building height standard of the applicable base zone shall not apply to any building on any lot, including those lots abutting right- of-way, with the following exception: Buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall be set back 1 additional foot for every 2 feet of height above the maximum height allowed on the side of the lot abutting the perimeter. 3. Setbacks. The setback standards of the underlying base zone shall not apply to any building on any lot, including those lots abutting right-of-way, except as follows: a. All buildings on lots along the eastern and northern perimeter of the River Terrace Plan District abutting existing residential development, or residentially-zoned land that is undeveloped or is in an easement or tract, shall meet the setback standard of the applicable base zone or the abutting zone, whichever provides the greater setback, on the side of the lot abutting the perimeter. This standard may be met by proposing an open space tract between the proposed development and the abutting development or land. b. All buildings shall meet the minimum requirements of the state building code and fire code. c. All garages and carports shall be set back a minimum of 20 feet on the side of the lot from which vehicle access is taken from a public right-of-way. If vehicle access is taken from a private street or alley, this setback may be reduced to zero feet where proper clearances for turning and backing movements are provided. d. Where the applicant proposes to reduce the applicable base zone setbacks for buildings on lots not included in subparagraph a of this paragraph 3, the applicant shall specify the proposed setbacks on either a lot-by-lot or area- wide basis. Response: The proposed modification does not alter the project’s compliance with Development Standards, the minimum requirements of the Oregon Specialty Code, the Oregon Fire Code, or the minimum 20’ garage setback from a public right-of-way. E. Shared open space facilities. The shared open space facility requirements of paragraph 18.770.080.D.13 shall not apply. In lieu of these requirements, the following open space requirements and development enhancements shall apply. These requirements are intended to provide the community with added benefits that are consistent with the overall development vision for River Terrace as described in the River Terrace Community Plan and River Terrace Park System Master Plan Addendum. 1. The development shall provide parks, trails, and/or open space that: a. Meets a need for neighborhood or linear parks, open space, and/or trails that is identified in the River Terrace Park System Master Plan Addendum with respect to both location and the plan’s level of service standard; and Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 22 b. Will be dedicated to the public if the proposal is for a neighborhood park, linear park, or trail. Response: This proposed development does not change shared open space facilities from its original approval. It will provide parks, trails, and/or open space that meets a need for neighborhood that is identified in the River Terrace Park System Master Plan Addendum with respect to both location and the plan’s level of service standard. The site is within a ½ mile buffer for one community park and within a ¼ mile service area of one community park and will include a neighborhood park near it southwest corner as on the River Terrace Park System Addendum. The neighborhood park will be dedicated to the public. 2. The development shall include at least three of the following development enhancements: a. Trails or paths that augment the public sidewalk system and facilitate access to parks, schools, trails, open spaces, commercial areas, and similar destinations. Trails and paths shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails and paths in a public access easement shall be maintained by a homeowner association. b. Nature trails along or through natural resource areas or open spaces. Trails through protected natural resource areas shall obtain all necessary approvals and meet all applicable development standards. Trails shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails in a public access easement shall be maintained by a homeowner association. c. Trails, paths, or sidewalks that provide direct access to a public park or recreation area that is no further than 0.25 mile from the development site. Trails and paths shall meet all applicable ADA standards and be dedicated to the public or placed in a public access easement. Trails and paths in a public access easement shall be maintained by a homeowner association. d. Intersection treatments that are acceptable to the City Engineer and that elevate the pedestrian experience through art, landscaping, signage, enhanced crossings, and/or other similar treatments. e. High-quality architectural features on attached and detached single- family dwelling units and duplexes that meet the building design standards in subsection I of this section. Response: The proposed development modification does not change development enhancements proposed and approved in the original application. The development will still include a, b, and c of the development enhancements identified in this section. 3. For those properties abutting Roy Rogers Road or River Terrace Boulevard, one or more of the following enhancements may be provided in lieu of one or more of the enhancements listed in paragraph 2 of this subsection E: a. Long-term maintenance plan administered by a homeowner association that is acceptable to the applicable road authority for any proposed and/or required landscaping in or adjacent to the Roy Rogers Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 23 Road or River Terrace Boulevard right-of-way that is not part of a stormwater management facility. b. High-quality visual and noise buffer along Roy Rogers Road that includes both a vegetative and solid barrier component outside of the public right-of-way. c. Park facilities in the River Terrace Trail corridor, including, but not limited to, benches, picnic tables, lighting, and/or small playground areas (i.e., tot lots or pocket parks). Provision of such facilities may allow the applicant to count the trail corridor as a linear park facility, thus contributing to meeting the city’s level of service standards in the River Terrace Park System Master Plan Addendum for both linear parks and trails. The public works director shall determine whether the proposed facilities elevate the trail corridor to a linear park facility. Response: The proposed development does not abut Roy Rogers Road or River Terrace Boulevard. This section is not applicable. F. Open space conveyance. The standards of paragraph 18.770.080.D.14 shall apply to the conveyance of open space in River Terrace. The standards of subsection 18.910.080.B shall not apply. Response: Open space in the proposed development will comply with the standards of Subsection 18.770.080.D.14, as detailed in that section of this report. G. Street Design Standards. The standards of Chapter 18.910¸Improvement Standards shall apply in addition to the specific provisions for public skinny streets, private streets, and private alleys in subsections 18.640.080.D and E. Response: As shown on the Circulation Plan in Exhibit C-9.1-9.2, streets in the proposed development meet the standards of Chapter 18.910 in addition to the specific provisions for public skinny streets, private streets, and private alleys in Subsections 18.640.080.D and E. H. Phased Development. The provision for phased development allowed by paragraph 18.770.030.F is modified as follows to clarify the total time period allowed for developing a site in phases: Any additional required land use approvals shall be obtained, e.g., partition or subdivision, and a complete building permit application(s) for the final proposed phase of development shall be submitted to the city within 7 years of the detailed development plan approval in order to be issued under the original approval. Response: The proposed development will be phased. The applicant will implement the Planned Development within the 7-year approval period or request an extension. I. Design Standards for Single-Family Dwelling Units and Duplexes. The following design standards apply only when the applicant chooses to provide them under subparagraph E.2.e of this section or where otherwise specified in this chapter. These standards apply to attached and detached single-family dwelling units and duplexes. They are intended to promote architectural detail, human-scale design, street visibility, and privacy of adjacent properties, while affording flexibility to use a variety of architectural styles. The graphics provided are intended to illustrate Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 24 how development could comply with these standards and should not be interpreted as requiring a specific architectural style. An architectural feature may be used to comply with more than one standard. Response: This section is not applicable because the applicant has not chosen to apply these standards. 18.640.080 Street Design A. River Terrace Boulevard. The following street design standards apply to River Terrace Boulevard as shown in Figure 18.640.7. The general location of River Terrace Boulevard is shown on Map 18.640.B, which is located at the end of this chapter. Response: The proposed residential planned development property does not include the River Terrace Boulevard right-of-way. This section does not apply. B. Commerical Collector. The following street design standards apply to the commercial collector as shown in Figure 18.640.8. These standards apply to the collector street located in the community commercial (C-C) zone. The general location of the commercial collector is shown on Map 18.640.B, which is located at the end of this chapter. Response: The proposed development is not within the Community Commercial Zone. Therefore, this section does not apply. C. Arterial streets. The following street design standards apply to the arterial streets in the River Terrace Plan District as shown on Map 18.640.B, which is located at the end of this chapter. [PLACEHOLDER FOR ROY ROGERS ROAD AND SCHOLLS FERRY ROAD CROSS SECTIONS] Response: The proposed development does abut Roy Rogers Road, an arterial street in the River Terrace Plan District. The improvements proposed where the site abuts Roy Rogers Road are shown as street section E on the Circulation Plan in Exhibit C-9.1-9.2. D. Public Skinny Streets and Private Streets. Development sites that have public street frontage on an arterial street upon which they cannot take vehicle access shall take access from a private street that meets city standards or from another public street that, at a minimum, meets the skinny street option as shown in Figure 18.910.6.B. Private street standards are established by the city engineer in compliance with subsection 18.910.030.T. 1. The skinny street option in Figure 18.910.6.B may be used: a. Regardless of the expected number of vehicles per day; and b. When the applicant can demonstrate that the development fronting the proposed skinny street meets the on-street parking standards in Section 18.640.100; and c. When the proposed skinny street is located in a Planned Development. 2. A private street option may be used: a. When the applicant can demonstrate that a public street option is appropriate for the development being proposed and/or is not Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 25 practicable due to topography or other natural constraints associated with the specific development site; and b. When the applicant can demonstrate that the proposed private street design provides safe and convenient vehicle and pedestrian connections to the public street network; and c. When the applicant can demonstrate that the development fronting the proposed private street meets the on-street parking standards in Section 18.640.100; and d. When the proposed private street is located in a Planned Development; and e. When the proposed private street will be managed by a homeowner association into perpetuity. For each private street there shall be a legal recorded document that includes the following at a minimum: i. A legal description; and ii. Ownership; and iii. Use rights, including responsibility for enforcement; and iv. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. 3. Private streets that are proposed in locations other than those described in paragraph 2 of this subsection D shall meet all of the standards in subsection 18.910.030.T. 4. Adjustments to any of these standards shall be processed through a Type II procedure, as provided in Section 18.710.060 and using approval criteria in paragraph 18.790.030.B.8. Response: The street layout is unchanged from the original approval. It is shown in more detail on the Circulation Plan. E. Private Alleys. Development sites that have public street frontage on a local street, neighborhood route, or collector street may choose to provide vehicle access through a private alley provided that the alley meets all of the standards below and in 18.910.030.R. Adjustments to any of these standards shall be processed through a Type II procedure, as provided in Section 18.710.060 and using approval criteria in 18.790.030.B.8. 1. The proposed alley is located in a tract for private access purposes; and 2. The proposed alley is managed by a homeowner association into perpetuity. For each alley there shall be a legal recorded document that includes the following at a minimum a. A legal description; and b. Ownership; and c. Use rights, including responsibility for enforcement; and d. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. (Ord. 15-03 §§1, 2) Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 26 Response: The proposed planned development does not include a private alley, therefore this subsection is not applicable. 18.640.090 Street Connectivity A. Street alignment and connections. In addition to the exceptions already allowed in subsection 18.910.030.H, the following exceptions shall also apply to development in River Terrace. 1. For development sites located on the side of the River Terrace Boulevard right- of-way with the trail corridor, an additional exception to the street spacing requirement is allowed and encouraged to minimize the number of trail crossings, provided that there are bicycle and pedestrian connections in public easements or rights-of-way a minimum of every 330 feet. 2. For public or private school sites, an additional exception to the street spacing requirement is allowed, provided that there is adequate internal circulation for pedestrians, cyclists, and vehicles within and through the site and a sufficient number and distribution of public access points from the site to public streets, sidewalks, and trails as determined by the approval authority. B. Block Perimeter. The perimeter of blocks formed by streets shall not exceed a total of 1,600 feet measured along the centerline of the streets except where street location is precluded by natural topography, wetlands, significant habitat areas, bodies of water, pre-existing development, or an arterial or collector street along which the city has identified a need to minimize the number of intersections. Response: The street layout for this proposed modification will not change from the original approval, therefore the street connectivity remains the same. Compliance with these standards is shown in more detail on the Circulation Plan. 18.640.100 On-Street Parking A. Applicability. In addition to the standards in Chapter 18.310, Off-Street Parking and Loading, the following on-street parking standards shall also apply to all residential single-family attached, single-family detached, and duplex development in River Terrace with individual off-street parking and vehicle access on a local street, neighborhood route, or private street or alley. B. Quantity Standards. All single-family and duplex development described in Subsection A above shall provide the following number of on-street parking spaces. 1. For a dwelling with 1 off-street parking space, a minimum of 2 on-street parking spaces shall be provided. 2. For a dwelling with 2 off-street parking spaces, a minimum of 1 on-street parking space shall be provided. 3. For dwellings with more than 2 off-street parking spaces, a minimum of 1 on- street parking space shall be provided for every 2 lots with more than 2 off-street parking spaces that are adjacent to each other. Response: The proposed development provides more than the required number of on-street parking spaces, as shown on the attached Parking Plan (See Exhibits C-10.1-10.2). 198 off-street Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 27 parking spaces are required for the project. The development includes 198 detached single- family units with 4 off-street parking spaces, which requires 1 on-street parking space for every 2 of these units, totaling 99 required on-street parking spaces. A total of 278 on-street parking spaces are provided as shown on the attached Parking Plan (See Exhibits C-10.1-10.2) which greatly exceeds the required 99 on-street parking spaces. C. Dimensional Standards. Parking spaces shall be at least 20 feet in length. Parking spaces may not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required dimensional standard. Response: Parking spaces within the proposed development are at least 20 feet in length and do not utilize street frontage that contains a driveway, driveway apron, crosswalk, congregate mailbox structure, or fire hydrant to meet the required dimensional standard, as demonstrated on the attached Parking Plan in Exhibits C-10.1-10.2. D. Location Standards. Required on-street parking spaces shall be provided within the development site and along the affected lot’s street frontage by parallel parking, except as provided below. 1. All or some of the on-street parking spaces required in paragraphs B.1 through 3 above may be provided on a street frontage not associated with the affected lot provided that the required parking space(s) is located on the same block and within 200 feet of the affected lot. 2. All or some of the on-street parking spaces required in Subsection B.1 through 3 of this section may be provided in parking courts that are interspersed throughout the development when the following standards are met: a. A parking court shall contain no more than 8 parking spaces. b. A parking court shall be located within 200 feet of the affected lots. c. Parking courts within the same block and on the same side of the street shall be separated by at least 200 feet of street frontage. d. A parking court shall be paved and comply with all applicable grading and drainage standards in the TCDC. e. A parking court shall have a landscape strip around its perimeter that is at least 5 feet wide and contains living ground cover and trees spaced every 15 to 40 feet on center. The ground cover shall include shrubs of an appropriate height to minimize headlight glare impacts on adjacent residential uses. f. A parking court shall be illuminated. All lighting shall be shielded and directed away from adjacent residential uses. g. A parking court that takes access on a public or private Local Street or alley may be designed to allow vehicle turning or backing movements within the street or alley. A parking court that takes access on a public Neighborhood Route may be designed to allow vehicle turning or backing movements within the public right-of-way with the approval of the city engineer. h. All parking spaces in a parking court shall be clearly marked. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 28 i. A parking court shall be privately owned and maintained by a homeowner association into perpetuity. For each parking court there shall be a legal recorded document that includes, at a minimum, the following: i. A legal description; and ii. Ownership; and iii. Use rights, including responsibility for enforcement; and iv. A maintenance agreement, including an allocation or method of determining liability for a failure to maintain. j. No portion of a parking court, including landscaped areas, shall be used to satisfy any requirement for open space or recreation. Additionally, no paved portion of a parking court shall be used as a development’s stormwater management facility where it would interfere with the use of the court for parking. k. A parking court shall be used solely for the parking of operable passenger vehicles. E. Adjustments. Adjustments to these standards shall be processed through Type II procedure, as provided in Section 18.710.060, using approval criteria in 18.790.030.B.5.a. (Ord. 15-03 §§1, 2) Response: Parking spaces within the proposed development will meet the location standards of this section, as demonstrated on the attached Parking Plan (See Exhibits C-10.1-10.2). All on-street parking spaces required in Subsection B.1 – 3 above are either provided on a street frontage associated with the affected lot or on the same block. 18.640.110 Temporary Sales Offices and Model Homes One temporary sales office and one or more model homes may be located and used prior to final plat approval when proposed in conjunction with a preliminary plat application for a subdivision. Any such proposal and approval shall be processed in compliance with Section 18.440.040, meet the approval criteria in Subsection 18.440.050.C, and comply with the provisions in this section. If temporary sales office or model home is not proposed in conjunction with a preliminary plat application for a subdivision, one or both may be proposed at a later date in compliance with Chapter 18.440, Temporary Uses. Response: The original River Terrace Crossing application requested, and gained approval for, 7 model homes and 1 sales office to be located on the site of the development. In April, these approvals were withdrawn. This applicant requests to re-apply for temporary use approval for four (4) model homes and one (1) sales office. The updated Model Home & Sales Office Plan is shown on Exhibit 11.2. A. Temporary sales office. Response: This applicant requests to re-apply for temporary use approval for four (4) model homes and one (1) sales office. The updated Model Home & Sales Office Plan is shown on Exhibit 11.2. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 29 18.650 EXCEPTION TO STANDARDS Response: This proposal does not request a change in its approach to development standards from the original River Terrace Crossing approval. Compliance with specific development standards for the proposed planned development is shown in the table in Section 18.770.070.C of this report. 18.710 DECISION-MAKING PROCEDURES 18.710.30 General Provisions A. Pre-application conference. A pre-application conference is required for all Type III actions. Legislative applications are exempt from a pre-application conference. Response: The original pre-application conference for River Terrace Crossing was held on 10/20/16. The applicant has had multiple meetings with staff to discuss the modification during 2018. B. Neighborhood meetings. A person considering filing an application shall hold a neighborhood meeting prior to filing the following applications: comprehensive plan map amendment (quasijudicial), conditional use, sensitive lands review, site development review, subdivision, planned development review and zoning map amendment (quasi-judicial). Response: A neighborhood meeting was held on November 6, 2018. Meeting notes and materials are provided in Exhibit B. C. Application submittal. 1. Applications may be initiated by: a. All of the property owners or, contract purchasers of the subject property, or any agent authorized to represent the property owners or contract purchasers. Easement holders are not considered owners for this section. If the subject property was divided without a partitioning or subdivision approval required by law at the time of the division, an application for approval of the land division may be filed by the owner, contract purchaser or representative of one of the units of land created by the division; b. The director; c. Tigard City Council; d. Tigard Planning Commission; or e. A public entity that has the right of eminent domain for projects the entity has the authority to construct. f. Application form 2. Multiple applications for a single proposed development shall be consolidated unless the applicant specifies otherwise in the application. A concurrent application review consolidates the review of multiple applications into a single Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 30 review process. The applications shall be processed using the highest review type required for any part of the proposed development. 3. The application shall include, at a minimum, the following items. The director may waive items listed if they are not applicable to the proposed application. a. Application form, including signature(s) of the property owner or public agency initiating the application. b. Deed, title report, or other proof of ownership. c. Detailed and comprehensive description of existing site conditions, all existing and proposed uses and structures, including a summary of all information contained in any site plans. d. Narrative that demonstrates how the proposal meets all applicable approval criteria, regulations and development standards. e. Site plans, landscape plans, grading plans, elevation drawings, preliminary plat, or final plat, or similar. f. Any other materials required by a specific land use application. g. Any required service provider letters, including but not limited to Clean Water Services, waste disposal company, or other entity. h. Any required studies or reports, including but not limited to a traffic impact analysis, wetland delineation report, or geotechnical report. i. Copy of any existing and proposed restrictions or covenants. j. Payment of all fees, based on the fee schedule in effect at time of submittal, as adopted by city council. k. Copy of the pre-application conference notes, if applicable. l. Copy of the mailed neighborhood meeting letter, the mailing list, affidavits of mailing and posting, copy of the meeting sign-in sheets, meeting minutes, and any handouts provided at the meeting, including the site plan, if applicable. Response: The materials in this notebook are provided to meet the application submittal requirements outlined above. 4. Application completeness. In reviewing an application for completeness the following shall be used: 1. When the application is accepted, the director shall review the application for completeness. If the application is incomplete, the director shall notify the applicant of exactly what information is missing within 30 days of receipt of the application and allow the applicant to submit the missing information. 2. The application shall be deemed complete upon the receipt of: a. All of the missing information; b. Some of the missing information and a written notice from the applicant that no other information will be provided; or c. Written notice from the applicant that none of the missing information will be provided. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 31 3. If the applicant does not submit the missing information or provide written notice that no additional information will be provided, the application shall be deemed void on the 181st day after submittal. E. Modifications of applications. A modification of application means the applicant’s submittal of new information after an application has been deemed complete and prior to close of the record on a pending application that would modify a development proposal by changing one or more of the following components: proposed uses, operating characteristics, intensity, scale, or site layout, in a manner that requires the application of new criteria to the proposal or that would require a substantial change to the findings of fact. It does not mean a submittal of new evidence that merely clarifies or supports the pending application. 1. A Type I or Type II application may be modified up until the decision is issued. A Type II application that is appealed or Type III application may be modified up until the close of the record. 2. The approval authority shall not consider any evidence submitted by the applicant that would constitute a modification of an application, as defined above, unless a new application is submitted for the modification. The modification shall constitute a new application and shall restart the 120-day clock for the application being modified. 3. Prior to the first public hearing or if a hearing is not required, the director shall have sole authority to determine whether an applicant’s submittal constitutes a modification. After such a time, the hearing authority shall make such determination. The determination on whether a submittal constitutes a modification shall be appealable only to LUBA and only after a final decision on the application is issued. Response: This application follows this criteria to modify the site layout of the River Terrace Crossing development. The proposed modification is a replat of lots that adds 18 units to the site. The streets, parks, and open space areas are not changed with this modification. 18.770 PLANNED DEVELOPMENTS 18.770.040 General Provisions A. Zoning map designation. The planned development overlay zone application shall be concurrently approved when the detailed development plan is approved. The official zoning map shall be amended to indicate the approved planned development overlay zone for the development site. The approval of the planned development overlay zone shall not expire. B. Allowable uses. 1. In all residential zones, an applicant with a planned development approval may develop the site to contain a mixture of uses subject to the density requirements of the applicable base zone and the density bonus provisions in Section 18.770.080.C.3. The following uses are allowed with planned development approval: Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 32 a. All uses allowed outright in the underlying zoning district; b. Single-family detached and attached residential units; Response: The proposed development includes detached single-family residential units in the R-7 and R-4.5 zones in accordance with the density provisions of the underlying zone. The development uses the PD option to mix uses and densities across zone lines. The density, and modification, are part of the Detailed Development Plan and are further addressed below. 18.770.070 Detailed Development Plan Submission Requirements A. General submission requirements. An application for a detailed development plan shall contain all the general application submittal requirements as provided in Section 18.710.030. Response: This modification is submitted under the Type III procedure as modifications are required to be reviewed through the same procedure as the original planned development approval. B. Additional information. In addition to the general information in subsection A of this section, the application for a detailed development plan, data, and narrative shall include the following: 1. Contour intervals of 1 foot, unless otherwise approved by the director, and spot elevations at breaks in grade, along drainage channels or swales, and at selected points, as needed. Response: The attached Grading Plan includes contour intervals of one foot and spot elevations at breaks in grade, along drainage channels or swales, and at selected points, as needed. 2. A specific development schedule indicating the approximate dates of construction activity, including demolition, tree protection installation, tree removal, ground breaking, grading, public improvements, building construction, and landscaping for each phase. Response: The proposed development will be developed in three phases. Site grading and clearing has begun. Street and utility construction is expected to be initiated in 2019, and home construction in late 2019-2020 in Phase 1. C. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions, with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80 percent of the minimum size required in the base zone. Response: This request does not modify the original Planned Development approval regarding lot dimensional standards. 2. Site coverage. The maximum site coverage is 80 percent, except in the I-P zone where the maximum site coverage shall be 75 percent. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. Response: This application does not request to modify the original Planned Development approval regarding site coverage. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 33 Table B: Proposed Building Dimensions (See Typical Lot Plans in Exhibit C) STANDARD R-4.5 R-7 Proposed PD Minimum Lot Size Detached unit Attached unit 7,500 sq. ft. NA 5,000 sq. ft. 5,000 sq. ft. NA for PD Average Minimum Lot Width, Detached units lots Duplex lots Attached unit lots 50 ft. 90 ft. NA 50 ft. 50 ft. 40 ft. NA for PD Maximum Lot Coverage NA 80% [2] 80% Minimum Setbacks Front yard Side facing street on corner & through lots Side yard Rear yard Rear covered patio Side or rear yard abutting more restrictive zoning district Distance between property line and front of garage 20 ft. 15 ft. 5 ft. 15 ft. - NA 20 ft. 15 ft. 10 ft. 5 ft. 15 ft. - 30 ft. 20 ft. 12 ft. (8 ft. front porch) 8 ft. min public street side, 3 ft. alley/private street side 0 attached (RH) / 3 ft. detached 15 ft. detached / 10 ft attached (RH)/ 0 ft alley or private street 10 feet Adjacent River Terrace perimeter to the north to have 5’ side or 15’ rear to north property line 20 ft front garage on public street Maximum Height 30 ft. 35 ft. NA for PD except adjacent River Terrace perimeter to the North, which will meet base zone Minimum Landscape Requirement NA 20% 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. [3] Except this shall not apply to attached units on the lot line on which the units are attached. [4] Governed by the UBC and ensured at time of building permit review Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 34 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1.5 times the height of the building. Response: This request does not modify the original Planned Development approval regarding building height. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided in Chapter 18.780, Site Development Review; Response: Setbacks around the perimeter of the project as defined by the River Terrace Plan District are not modified by this request. b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i. All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; iii. A minimum front yard setback of 8 feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. Response: The request does not modify compliance of the original Planned Development approval with these standards. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. Response: The proposed modification proposes to change the variety of housing products, reducing the number of large lots in favor of standard and medium homes that will add 18 lots to the site plan. 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. (Ord. 12-09 §1; Ord. 06-16) Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 35 Response: This request does not modify the compliance of the original Planned Development approval with the above standard. 18.770.080 Detailed Development Plan Approval Criteria The approval authority shall approve or approve with conditions a planned development detailed development plan application when all of the following are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change adds land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. Response: As discussed earlier, the applicant is requesting a modification to allow for a different variety of housing types. This request is based on market conditions and will increase the number of homes offered at a more affordable price-point, and introduce the option for single-level homes. The change reduces the number of large lots in favor of more medium and standard lots throughout the site. This proposed modification necessitates a residential density increase from 180 to 198 units, which is within the allowed density for the site. No reductions in the amount of open space or landscaping are proposed. The proposed modification does not change the uses within the Planned Development. The proposed modification does not commit land to development that is environmentally sensitive or subject to potential hazard without obtaining approval from affected agencies. Proposed modification does not involve major shifts in buildings, streets, parking lots, landscaping or other site improvements. The detailed development plan remains in compliance with the concept plan. B. All the provisions of the land division provisions, Chapters 18.820, Partitions, and 18.830, Subdivisions, shall be met if applicable; Response: Compliance with the land division provisions, Chapters 18.820, Partitions, and 18.830, Subdivisions are addressed in subsequent chapters of this report. This request does not include any partition. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 36 specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. 2. Chapter 18.920, Access, Egress and Circulation. The approval authority may grant an exception to the access standards, upon a demonstration by a professional engineer that the resulting access will not be detrimental to the public safety considering emergency vehicle needs, and provisions are provided for all modes of transportation using the site (vehicles, bicycles, pedestrians, and transit). Response: The proposed modification does not alter the project’s compliance with the provisions of the Chapter 18.920 referenced above, as it only changes housing types offered and increases the density by 18 units. The access, egress, and circulation remain the same as in the existing River Terrace Crossing approval. D. In addition, the following criteria shall be met: 1. Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; Response: The proposed modification does not alter the project’s compliance with this standard, as it only changes housing types (including single-level homes) offered and increases the density by 18 units. The streets, buildings and other amenities in the original River Terrace Crossing application were designed so as to preserve the existing trees, topography and natural drainage to the greatest extent possible. Trees will be preserved using tree protection fencing during construction and grading will be minimized near preserved trees. As described in the Urban Forestry Plan Supplemental Report, the 40% tree canopy standard will be met through tree preservation, street tree planting, and tree plantings in open spaces. Grading on the site will be limited in order to preserve existing topography, as shown on the Grading Plan. The site slopes steeply away from the northeast portion of the site toward the south and southwest. The site includes slopes with grades ranging from 6-27% throughout the entirety of the site. The chosen grading approach is to have blocks step down from east to west and north to south in areas of steeper slopes, where some homes will be designed to be split level to minimize impacts to the site’s natural topography. b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and Response: Proposed structures located on the site are not in areas subject to ground slumping and sliding. c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions, where possible. Response: The original planned development application included basic site analysis information from the concept plan, detailed on an opportunities and constraints map with a Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 37 sun exposure diagram. The proposed modification does not alter the project’s compliance with this standard, as it only requests a new variety of housing types offered and increases density by 18 units. 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; b. In addition to the requirements of Table 18.320.1, the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.320, Landscaping and Screening: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i. What needs to be screened; ii. The direction from which it is needed; and iii. Whether the screening needs to be year-round. Response: The subject site is surrounded by single-family residential and agricultural uses. Screening standards do not apply as the site contains no adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops. 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Response: The proposed modification does not alter the project’s compliance with this standard, as it only changes housing types (including single-level homes) offered and increases the density by 18 units. Land to the north has been approved for development as “Polygon at Bull Mountain.” The attached Opportunities and Constraints map (see Exhibit 5.1) shows Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 38 existing development on adjacent properties. No non-residential structures are proposed or exist on abutting properties. 4. Exterior elevations—Single-family attached and multiple-family structures. Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c. Offsets or breaks in roof elevations of 3 or more feet in height. Response: Single-family attached units are not proposed with this project. This section is not applicable. 5. Private outdoor area—Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b. Wherever possible, private outdoor open spaces should be oriented toward the sun; and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including 2 bedroom units, 200 square feet per unit; ii. 3 or more bedroom units, 300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 39 Response: Section 18.640.070.C/D of the River Terrace Plan District code states that the private outdoor area requirements of 18.770.080.D.5 shall only apply to multifamily development and the shared outdoor recreation and open space requirements of 18.770.080.D.6 shall only apply to multifamily development. The proposed development consists of single-family development within the River Terrace Plan District. Therefore, this section does not apply. 7. Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.920, Access, Egress and Circulation; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. Response: The original planned development application included a Circulation Plan and Traffic Report (prepared by Kittelson & Associates) that demonstrated access and circulation compliance. The streets connect to surrounding streets and allow for emergency vehicle access throughout the site. Streets comply with emergency vehicle access standards, which are assured through street widths complying with the standards set by the City. The street widths do not compromise the ability to meet standards for safety and comfort of motorists, bicyclists, and pedestrians as demonstrated on the Circulation Plan. The proposed modification includes an updated Traffic Report from Kittelson & Associates, which concludes that the increased density “would not have a measurable impact on the adjacent intersection level-of-service previously reported.” 8. Landscaping and open space— Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20 percent of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. Response: The proposed modification does not alter the project’s compliance with this standard, as it only changes housing types offered and increases the density by 18 units. As demonstrated in the attached Open Space Planting Plan in Exhibit C-L2.01, a minimum of 20% of the site will be landscaped in either improved open space tracts (29.7%) or on individual lots (each lot will have a minimum 20% area landscaped, 21.56 AC of lots x 20%= 4.3 AC = 9.4 % of the 45.56 total site area), for a total of 39.1%. 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a 0.25 mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 40 b. The required facilities may include but are not necessarily limited to such facilities as: i. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or near the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. Response: This standard does not apply as the proposed development site does not abut and is not within a quarter mile of a public transit route. 10. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Response: The proposed modification increases density by 18 units, but remains in compliance with the parking requirements outlined in the original application. Compliance with parking standards are addressed in subsequent sections of this report. The proposed development will exceed the specific parking standards of the River Terrace Plan District, as described in Section 18.640.100 of this report. 11. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.910. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete, or eco roofs. Response: The proposed modification does not alter the project’s compliance with this standard, as it only changes housing types (including single-level homes) offered and increases the density by 18 units. An addendum to the original storm report is included with this proposal under Exhibit H. 12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: This section does not apply as the subject site is not within or adjacent to the 100- year floodplain. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 41 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20 percent of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75 percent of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes, wetlands, streams, or 100-year floodplain). b. Passive use facilities. Up to 100 percent of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100 percent of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. Response: The proposed development is located within the River Terrace Plan District. As identified in section 18.770, the shared open space facilities standards of this section do not apply to developments within the River Terrace Plan District. 14. Open space conveyance: Where a proposed park, playground or other public use shown in a plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems development charge credits, usable only for the Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 42 proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate, the availability of funds required for such maintenance; iv. Adequate insurance protection; and v. Recovery for loss sustained by casualty and condemnation or otherwise. (Ord. 09-13; Ord. 06-16) Response: Dedication of proposed parks, playgrounds or other public uses will be completed at the time of final plat submittal. 18.830 SUBDIVISIONS 18.830.020 General Provisions A. Approval through two-step process. An application for a subdivision shall be processed through a two-step process: the preliminary plat and the final plat. 1. The preliminary plat shall be approved by the approval authority before the final plat can be submitted for approval consideration; and 2. The final plat shall reflect all conditions of approval of the preliminary plat. Response: As the applicant requests approval of a planned development subdivision, the conditions of this section apply. The preliminary subdivision plat is provided in Exhibit C-6.1- 6.2. Upon approval of this application, a final plat will be prepared in compliance with any relevant conditions of approval. B. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. Response: This preliminary subdivision plat has been prepared in accordance with ORS Chapter 92. C. Future re-division. When subdividing land into large lots, the approval authority shall require the lots be of such size and shape as to facilitate future re-division in compliance with the requirements of the applicable base zone and this title. The proposed large lots will not preclude the extension of streets and utilities for future re-division. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 43 Response: No large lots intended for future land division are proposed. This standard is not applicable. D. Lot averaging. Lot size may be averaged to allow lots less than the minimum lot size allowed in the applicable base zone provided the average lot area for all lots is not less than allowed by the applicable base zone. No lot created under this provision shall be less than 80 percent of the minimum lot size allowed in applicable base zone Response: The proposed development is a planned development. Minimum lot size standards do not apply to planned developments. Therefore, this section is not applicable. E. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.440, Temporary Uses. Response: This application includes a request for four (4) model homes and one (1) sales office as shown on the Sales Office/Model Home Complex Site Plan (Exhibit 11.2). F. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Response: The Preliminary Utility Plan (see Exhibit C-8.1-8.2) shows the proposed storm drainage system, which has been designed to provide adequate storm drainage capacity to serve the subdivision. No floodway or drainage hazard areas are present within the site. G. Special flood hazard area dedications. Where land filling and/or development is allowed within and adjacent to the special flood hazard area outside the zero-foot rise floodway, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the special flood hazard area. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the special flood hazard area as provided in the adopted pedestrian bicycle pathway plan. Response: No 100-year floodplain areas are located within or adjacent to the subject site. H. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Response: The attached Preliminary Utility Plan (see Exhibit C-8.1-8.2) show the proposed public utilities and facilities designed to adequately serve the site. I. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Response: No floodway or drainage hazard areas are present within the site. The Preliminary Utility Plan (see Exhibit C-8.1-8.2) shows the proposed storm drainage system, which has been designed to provide adequate storm drainage capacity to serve the subdivision. Preliminary sizing calculations and stormwater facility details are provided in the attached Preliminary Storm Report Addendum (see Exhibit H). J. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 44 for subdivision proposals and other proposed developments which contain at least 50 lots or 5 acres (whichever is less). Response: The subject site does not include flood areas. This standard is not applicable. K. Adjustments. Adjustments to the subdivision regulations shall be made in compliance with Chapter 18.790, Variances and Adjustments. The applications for subdivision and variance/adjustment shall be processed concurrently. Response: This application does not request adjustments to the subdivision regulations. This standard is not applicable. 18.830.030 Approval Process A. Preliminary plat. A preliminary plat for subdivision shall be processed through a Type II procedure, as provided in Section 18.710.060. An application for subdivision may also be reviewed concurrently with an application for a planned development, as provided in Chapter 18.770, Planned Developments. Response: The preliminary subdivision plat is provided in Exhibit C-6.1-6.2. This subdivision application is submitted per the requirements of a Type II procedure, to be reviewed concurrently with the planned development modification application. Compliance with Section 18.830.040 is address below. The final plat will be submitted upon approval of the preliminary plat, in accordance with the approved preliminary plat, any relevant conditions of approval and the standards in this chapter. B. Approval period. Preliminary plat approval by the approval authority shall be effective for a period of 1.5 years from the date of approval. The preliminary plat shall lapse if: 1. A final plat has not been submitted within a 1.5 year period; or 2. The final plat does not conform to the preliminary plat as approved or approved with conditions. C. Extension. 1. The director shall, upon written request by the applicant and payment of the required fee, grant one extension of the approval period not to exceed 1 year; provided that: a. No changes are made on the original preliminary plat plan as approved; b. The applicant has expressed written intent of submitting a final plat within the 1-year extension period; c. There have been no changes to the applicable ordinance provisions on which the approval was based; and d. An extension of time will not preclude the development of abutting properties. Response: The applicant understands that the planned development approval timeframe of 7 years supersedes the 1½ year preliminary plat approval time period. D. Phased development. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 45 1. The approval authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; 2. The criteria for approving a phased site development review proposal are: a. The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: i. For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable city or district standard; and ii. The phased development shall not result in requiring the city or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. 3. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. (Ord. 10-07 § 1; Ord. 09-13) Response: The development is proposed to be constructed in phases that comply with the phased site development criteria. The public facilities will be constructed in conjunction with each phase, and the development and occupancy of each phase will not be dependent on the use of temporary public facilities. 18.830.040 Approval Criteria: Preliminary Plat a. Approval criteria. The approval authority shall approve or approve with conditions an application for a preliminary plat when all of the following are met: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Response: Compliance with the applicable standards of Title 18, including Chapter 18.110 Residential Zoning Districts, is addressed in the subsequent sections of this narrative. 2. In addition to the base zone regulations, the proposed lots shall meet the following: a. The depth of all lots shall not exceed 2.5 times the average width, unless the parcel is less than 2.5 times the minimum lot size of the applicable base zone; b. The side lines of lots shall be at right angles to the street upon which the lots front, unless impractical; and c. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet. Lots for attached single-family dwelling Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 46 units, shall abut upon a public or private street for a width at least 15 feet. Response: The depth of all lots do not exceed 2.5 times the average width, the side lines of the lots are at right angles to the fronting street, and each lot abuts a public or private street for a width of at least 25 feet. 3. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; Response: The subdivision name, River Terrace Crossing, has been approved at the time of the original application. This submittal requests a replat of that subdivision, and the new plat name will be a variation of the name “River Terrace Crossing” (i.e. River Terrace Crossing No. 2, or Replat of River Terrace Crossing etc.). 4. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the city determines it is in the public interest to modify the street or road pattern; and Response: The proposed modification does not change the street and road layout from the existing River Terrace Crossing approval, therefore this proposal remains in compliance with this standard. 5. An explanation has been provided for all common improvements. Response: An explanation of public improvements is provided above in the response to Section 18.910. b. Conditions of approval. The approval authority may attach such conditions as are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the city for the purpose of controlling access to adjoining undeveloped properties. Response: The Applicant recognizes that the approval authority may attach conditions as may be necessary to carry out the comprehensive plan and other applicable ordinances. 18.830.050 Zero Lot Line Development Response: This proposal does not include a zero lot line development, therefore these criteria are not applicable. 18.430.060 Approval Criteria: Final Plat A. Submittal requirements. The applicant shall submit the final plat within 1.5 years of the approval of the preliminary plat. B. Approval criteria. A final plat shall be approved when all of the following are met: 1. The final plat complies with the preliminary plat approved by the approval authority and all conditions of approval have been met; Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 47 2. The streets and roads for public use are dedicated without reservation or restriction other than revisionary rights upon vacation of any such street or road and easements for public utilities; 3. The streets and roads held for private use and indicated on the preliminary plat of such subdivision have been approved by the city; 4. The plat contains a donation to the public of all common improvements, including but not limited to streets, roads, parks, sewage disposal and water supply systems; 5. An explanation is included that explains all of the common improvements required as conditions of approval and are in recordable form and have been recorded and referenced on the plat; 6. The plat complies with the applicable zoning ordinance and other applicable regulations; 7. A certification by the appropriate water district that water will be available to the lot line of each lot depicted on the plat or bond, contract or other assurance has been provided by the applicant to the city that a domestic water system will be installed by or on behalf of the applicant to the lot line of each lot depicted on the plat. The amount of the bond, contract or other assurance by the applicant shall be determined by a registered professional engineer, subject to any change in amount as determined necessary by the city; 8. A certificate has been provided by the city’s engineering department that a sewage disposal system will be available to the lot line of each lot depicted in the proposed plat; 9. Copies of signed deeds have been submitted granting the city a reserve strip as provided by 18.830.040.B; and 10. The plat contains a surveyor’s affidavit by the surveyor who surveyed the land represented on the plat to the effect the land was correctly surveyed and marked with proper monuments as provided by ORS Chapter 92[.060] and indicating the initial point of the survey, and giving the dimensions and kind of such monument, and its reference to some corner established by the U.S. survey or giving two or more objects for identifying its location. Response: The applicant will follow the above-listed steps to gain final plat approval. 18.830.070 Improvement Agreement Response: The applicant will follow the requirements of section 18.830.070 before city approval is certified on the final plat. 18.830.080 Bond Response: The applicant will follow the requirements of section 18.830.080 when submitting the PFI permit. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 48 18.830.090 Filing and Recording Response: The applicant will follow the procedures of section 18.830.090 at the time the plat is ready for filing and recording. 18.910 IMPROVEMENT STANDARDS Response: This modification request does not include changes to streets, blocks, easements, sidewalks, public use areas, sanitary sewer, storm drainage, utilities, and bike and pedestrian ways. An updated traffic study was conducted to analyze the impact of the additional 18 lots proposed. 18.910.030 Streets BB. Traffic calming. When, in the opinion of the city engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the city engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The city engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the city for a period of five years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the city within the five-year time period will be refunded to the developer. Response: The proposed subdivision includes 198 units, an increase of 18 units from the original approval. The Institute of Transportation Engineers Trip General Manual (9th edition) estimates that the rate of weekday daily traffic is 9.52 and the rate of PM Peak Traffic is 1.00 per single family dwelling*. Based on this figure, the proposed subdivision is anticipated to result in a total rate of weekday daily traffic of 1,884 and a PM Peak Period Rate of 198. Traffic impacts are further addressed in the Traffic Analysis report (see Exhibit G). No traffic calming measures have been identified as necessary for the proposed development. *(n.d.). Retrieved March 15, 2018, from mikeontraffic.typepad.com/files/trip-generation-9th-ed-vs-8th-edition-analysis.xls. CC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10 percent or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 49 c. If any of the following issues become evident to the city engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s). iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive-through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. When the site is within 500 feet of an ODOT facility; and/or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility; and/or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. (Ord. 12-13 §1; Ord. 09-09 §3; Ord. 06-20; Ord. 02-33; Ord. 99-22) Response: A traffic study has been prepared by Kittelson & Associates for the proposed development and is attached (see Exhibit G). The study concludes that the increase of 18 lots results in a negligible increase of 14 am weekday trips and 18 pm weekday trips at peak hour. 18.910.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. Response: The streets and sidewalks are not requested to be modified from the existing approval. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 50 to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 0.5 mile of their site to all transit facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). Response: The proposed subdivision includes 198 units. The Institute of Transportation Engineers Trip General Manual (9th edition) estimates that the rate of weekday daily traffic is 9.52 and the rate of PM Peak Traffic is 1.00 per single family dwelling*. Based on this figure, the proposed subdivision is anticipated to result in a total rate of weekday daily traffic of 1,884 and a PM Peak Period Rate of 198. Traffic impacts are further addressed in the Traffic Analysis report (see Exhibit G). No traffic calming measures have been identified as necessary for the proposed development. *(n.d.). Retrieved March 15, 2018, from mikeontraffic.typepad.com/files/trip-generation-9th-ed-vs-8th-edition-analysis.xls. 18.910.080 Public Use Areas A. Dedication requirements. 1. Where a proposed park, playground or other public use shown in a development plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 2. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B. Acquisition by public agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. (Ord. 99-22) Response: As shown on the Density Calculation Map in Exhibit C-4, the proposed development includes open space tracts within the site. There are no changes to parks and open space amenities with this PD Modification. The applicant understands that the commission may require the dedication or reservation of land areas within the subdivision. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 51 18.910.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permits denied. Development permits may be restricted by the commission or hearings officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. Response: The attached Preliminary Utility Plan (see Exhibit C-8.1-8.2) shows the proposed improvements to sanitary sewer. The proposed sanitary sewer system has been designed to accommodate additional development within the area. Sanitary lines will be provided within local streets in the site and will connect to the existing sanitary sewer lines in Roy Rogers Rd. and Bull Mountain Rd. Proposed sanitary lines will be further detailed with construction documents, which will be submitted to the city engineer for review and approval. 18.910.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. Response: The attached Preliminary Utility Plan (see Exhibit C-8.1-8.2) shows the proposed improvements to sanitary sewer. The proposed sanitary sewer system has been designed to accommodate additional development within the area. Sanitary lines will be provided within local streets in the site. The project area will drain to the existing sanitary system in SW 150th Avenue. This system will connect to the existing sewer system located within SW 150th Avenue, south of the site. Proposed sanitary lines will be further detailed with construction documents, which will be submitted to the city engineer for review and approval. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 52 B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right- of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Response: The subject site is traversed by a stream in the center of the site. As demonstrated in the attached Preliminary Plat (see Exhibit C-6.1-6.2), the proposed development includes protection of the streams in open space tracts. Easements will be provided as required. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and the city engineer shall approve the necessary size of the facility, based on Clean Water Services requirements. Response: The attached Preliminary Utility Plan in Exhibit C-8.1-8.2 shows the proposed improvements to storm drainage. The proposed stormwater management system is further described in the attached Preliminary Storm Report Addendum in Exhibit H. D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in compliance with Clean Water Services requirements. Response: The attached Preliminary Utility Plan (see Exhibit C-8.1-8.2) shows the proposed improvements to storm drainage. The proposed stormwater system has been designed to adequately accommodate onsite runoff. 18.910.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city’s adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the city engineer unless specified in Table 18.910.1. 2. Developments adjoining proposed bikeways identified on the city’s adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. Response: One proposed neighborhood route will run through the site, and is to include bike lanes as shown on the Circulation Plan in Exhibit C-9.1 and C-9.2. There are no additional adjoining proposed bikeways identified on the city’s adopted pedestrian/bikeway plan. Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 53 B. Cost of construction. Development permits issued for planned unit developments, conditional use permits, subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. Response: The Applicant understands the development permits for the proposed subdivision will be conditions to include the cost/construction of bikeway improvements in an amount roughly proportional to the impact of development, as applicable to the proposed development. C. Minimum width. 1. The minimum width for bikeways within the roadway is five feet per bicycle travel lane. 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Master Plan is 10 feet. The width may be reduced to eight feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan, is three feet. 4. Design standards for bike and pedestrian-ways shall be determined by the city engineer. (Ord. 12-13 §1; Ord. 11-04 §2; Ord. 09-09 §3; Ord. 02-33; Ord. 99-22) Response: Street improvements will comply with City/County design standards. 18.910.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when the service connections are made. Response: All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities will be placed underground in the proposed development. The applicant understands that the city reserves the right to approve location of all surface mounted facilities. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, will be Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 54 constructed prior to the surfacing of the streets and stubs for service connections will be long enough to avoid disturbing the street improvements when the service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. Response: The attached Preliminary Utility Plan in Exhibit C-8.1-8.2 shows proposed easements for underground utilities facilities in accordance with the standards of this section, as needed for the subject site. The streets and roads in this proposed modification are not changing, therefore are still adhering to the vision clearance standards approved with the original River Terrace Crossing. Compliance with this provision of adequate vision clearance is demonstrated through the attached Site Distance Certification (Exhibit G) and on the attached Preliminary Circulation Plan (see Exhibit C-9.1-9.2). C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by- case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant’s property shall pay the fee in-lieu of undergrounding. 3. Properties within the MU-CBD zone shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing utility lines. All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The city engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this chapter. 2. The city engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within Planned Development Modification – River Terrace Crossing Pacific Community Design, Inc. December 5, 2018 Page 55 each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front- foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The city engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large. The city engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the city council for their review and approval annually. Response: The applicant does not seek an exemption or fee in-lieu for undergrounding utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities will be placed underground in the proposed development. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, will be constructed prior to the surfacing of the streets and stubs for service connections will be long enough to avoid disturbing the street improvements when the service connections are made. 18.920 ACCESS, EGRESS & CIRCULATION Response: The proposed modification does not alter the project’s compliance with these standards, as it only changes housing types offered and increases the density by 18 units. The access, egress, and circulation are unchanged from the original River Terrace Crossing approval. The attached Circulation Plan in Exhibits C-9.1-9.2 shows the proposed access, egress, and circulation from and within the site as well as on-street parking. 18.930 VISUAL CLEARANCE AREAS Response: As with the previous chapter, this proposed modification remains in compliance with this section. The visual clearance areas are unchanged from the original River Terrace Crossing approval. Sight distance certification is provided as part of the Traffic Analysis in Exhibit G, which demonstrates the provision of adequate sight distance. The attached Site Plan in Exhibit C-11.1 shows provision of clear vision areas using hatched areas at each intersection, as applicable. III. CONCLUSION This narrative and the attached exhibits demonstrate compliance with the applicable provisions of the City of Tigard Community Development Code. Therefore, the Applicant respectfully requests approval of the proposed Planned Development and associated applications. River Terrace Crossing – Neighborhood Meeting Notes Page 1 of 4 November 6, 2018 Proposed River Terrace Crossing Planned Development Neighborhood Meeting Notes November 6, 2018 There were approximately 25 people in attendance. Attendees’ names and addresses are noted on the attached sign-in sheet. The meeting was held at Christ the King Lutheran Church, at 11305 SW Bull Mountain Road, in Tigard, Oregon. The meeting started at 6:30 PM and ran until 8:30 PM. Pam Verdadero of Polygon WLH LLC read the statement of purpose from the City of Tigard Neighborhood Meeting Checklist, and gave an overview of the existing River Terrace Crossing project, which received land use approval in March 2017. Then, Patrick Espinosa of Pacific Community Design began to detail the proposed changes to River Terrace Crossing while showing a side-by-side comparison of the existing and proposed plan. He stated that Polygon is proposing a Planned Development modification to refine the housing type offered throughout the site, reducing the number of large units in favor of more standard and medium size units, as well as some single-story homes. He said this housing type refinement is in response to market conditions and results in an increase of 18 lots in River Terrace Crossing. He explained that the roads, vegetated corridor, and parks/open space remain the same as in the existing approval. At this point, attendees began to ask questions and share comments. The first question was in regard to improvements on SW 150th Avenue. Patrick explained sidewalks and street widening is proposed along River Terrace Crossing’s frontage with 150th Avenue. Improvements to the full length of 150th, apart from the proposed site frontage, are beyond the scope of this development. Multiple nearby residents expressed concern about the incremental traffic generated by this residential development and its public park. Several more concerns and questions were raised about the additional traffic, specifically on Bull Mountain Road and 150th Avenue. One resident shared her own analysis regarding the potential increased traffic that would result from an additional 18 lots in River Terrace Crossing. Her recommendation is to not increase lots on the site. She was alarmed about those additional units creating greater impact to what she described as an already congested 150th Avenue. She also expressed worry about overall traffic congestion in the Tigard area. Other shared these concerns, noting that it is difficult to drive to and from areas, such as the Tigard schools, without running into significant traffic delays. There was a general sense from comments that traffic is expected to worsen as the developments are built, especially if the Urban Growth Boundary expands in King City. Another resident expressed that he disliked how River Terrace looks compared to the rest of Bull Mountain. Others asked what guarantee there is that Polygon does not come back again to request an additional 20 lots. Patrick said any revision of that nature would have to again go through the same process, where there would be opportunity for a neighborhood meeting and public comment at a hearing. Someone then asked again why Polygon is proposing more units. Patrick reiterated the desire for the change. Patrick and Pam also explained that a large part of the decision to add these units is to allow for more affordable homes. They also noted that the additional units proposed are still within the allowed density for the site. River Terrace Crossing – Neighborhood Meeting Notes Page 2 of 4 November 6, 2018 In response to traffic concerns, Patrick explained the process for having traffic signs and signals installed. He also explained that the developer is working within the guidelines set out in the comprehensive plan and transportation system plan that together analyze maximum densities, vehicular circulation, and capacity of roads. He also stated that they work with a traffic engineer to generate a traffic study as part of the planning process. Someone inquired about the standards of that analysis, in terms of cars per household. He said he was not sure of the standard used for cars per household. Someone asked what the requirements of this site actually are. Patrick answered by describing the process beginning from the UGB expansion on to the City Comprehensive Plan and Transportation Plan. He explained that there are guidelines they need to follow in the City Code. The developer, he explained, is tasked with providing evidence to City staff that the proposal is in compliance with these existing guidelines. The reason a City representative is not present is to allow the developer and the property owners an opportunity for a private dialogue. He explained that they are required to share these notes with the City at the time of a submittal. The public will have access to these notes online and are welcome to give testimony at the public hearing. One attendee was curious about traffic flow near the existing neighborhood park north of the site. Patrick explained that the engineers anticipate most of the traffic to flow out of the site on Woodhue, which is a neighborhood route, and that the traffic near the park will be mostly from the neighboring residents. Someone then asked if there are City requirements to make those connections to the northern site. Patrick said yes, there are connectivity standards that they are required to meet— especially on the western portion of the site separated by the vegetated corridor. Patrick explained that they have tried to limit the creek crossing due to costs associated with that construction. Those northern connections, he explained, will all be stop-sign-controlled and will help facilitate and minimize traffic flow. Someone then reintroduced discontent about the prospect of adding the additional lots. Others agreed and commented about disliking the denser lot layout of the project. Someone suggested changing the housing product while keeping the same number of approved lots. One nearby resident said this felt like a “bait and switch” and said he’d like to see Polygon stick with the existing plan and put smaller houses on the site. Multiple residents that live in the development to the north expressed frustration because Polygon did not fully explain how the development to the south would be constructed. They were not expecting it to include as much connectivity that was approved in River Terrace Crossing. Patrick noted that one of the challenges with developing this area is that you cannot do it all at once. It happens piece by piece as land becomes available— and each site has its own challenges. One of the attendees then asked how many units were in River Terrace as a whole. Pam said River Terrace totals 2200 units, which includes attached and detached. The same attendee expressed frustration with the incremental process compounding traffic congestion. One attendee expressed concern that, as a result of this type of development, he would be pushed out because he is a senior and retiree. Other residents chimed in and seemed to infer that the existing community is getting nothing in return by allowing this type of development. Another attendee spoke up saying she had previous involvement with the CPO and that they raised all these issues (density, traffic, stop lights at intersections) at the time River Terrace was planned and “none of the concerns were heard.” Patrick said that all the developer can do is respond to the current development code, which prescribes the density. River Terrace Crossing – Neighborhood Meeting Notes Page 3 of 4 November 6, 2018 Patrick noted that this project is still below the maximum allowed density for the site. He added the proposal is still on the low end of the density requirement and that they have never hit the maximum density on River Terrace projects. Pam said that the intention is not to “squeeze lots” into the site, as had been suggested. The intent, she said, is to offer a more affordable price point in response to the increasing housing prices in the area. Additionally, Pam said that the decision to modify River Terrace Crossing is less about revenue than it is about having a successful number of sales so that aspect does not drag on. Both Pam and Patrick explained that many of the Polygon developments are on the lower end of the allowed density. They highlighted a development to the west, “South River Terrace,” which was recently amended to reduce density to offer single-level homes for an age-qualified 55-and-older community. Another resident cited the loud traffic noise along Roy Rogers Road, and asked if there would be any noise mitigation measures in place along 150th. Patrick said that would be a question for the architect because a majority of the noise reduction has to do with materials. He did say, however, that they hope to mitigate noise with some fencing and vegetation to buffer. He also pointed out that 150th is not an arterial like Roy Rogers. He also said they are not proposing Row Homes along the road as had been constructed along Roy Rogers. One attendee asked if the speed limit would be lowered along 150th Avenue. Patrick said this is an issue they can bring up to the County reviewers. Another attendee asked if there would need to be a variance for this modification. Patrick said no. The ongoing construction activity was another topic of frustration among the attendees. They said there are multiple developments occurring at once, which impacts the whole area. Multiple nearby residents explained that there has been hay and debris flowing into their yards without warning. Another neighboring resident said the subcontractors had been disposing trash in the ditches. A general consensus was reached that many of these frustrations had to do with the idea that there is a housing shortage as a result of Metro and the UGB. This conversation led to questions about urban reserve lands outside the UGB. Patrick said he would need to check to see status of some of these areas in question. Many of these concerns, one man noted, are more directed toward Metro, Tigard, and the other agencies that approved this plan for River Terrace. He said he appreciated what the developer was doing by listening to suggestions and offered his own, which was to try and do a better job of retaining the existing nature on the site. He said “every living thing was wiped off the face of the earth” by the previous development. He said there seems to be “no attempt” to preserve these areas, aside from what CWS identified as the stream. Patrick said they did work extensively with the City and an arborist to capture and retain the most valuable tree resource on the site, outside of the CWS vegetated corridor. He acknowledged, however, that steep grades and road requirements necessitated the removal of trees. Attendees said they wished more trees had been retained. Patrick advised those in attendance to get involved and voice concerns on local planning efforts in the surrounding area. River Terrace Crossing – Neighborhood Meeting Notes Page 4 of 4 November 6, 2018 Another question was asked about the type of school that is proposed west of the site but within River Terrace. It was stated that there are talks about an elementary school west of the proposed site as part of the Tigard-Tualatin School District. Someone else asked if Polygon owns the Baggenstos property west of Roy Rogers. Pam said no. The discussion also delved into the topic of parks. One resident asked if the River Terrace Crossing park would be public or private. Patrick reiterated that this would be a public park maintained by Polygon for several years before it is transferred to the City. These are amenities for the community to enjoy. He said that other developments have HOA parks, but they have public access. Pam noted that Polygon is very proud of the number of parks that they have supplied to the community. One resident then asked where park visitors would park cars. Patrick said there would be a small parking lot at the head of the park, and other parking would occur on nearby residential streets within the development. Another attendee then asked about parking near the existing park in the development to the north. Patrick explained that the street there, Hawk Ridge Road, had only a ¾ street improvement at the time of development. As part of this development, it will get full improvement that allows for parking on both sides of the street (except where it crosses the creek). Someone then asked when the rest of the improvements to 150th would occur. Patrick said they would need to check the County’s Capital Improvements list. Someone else asked for next steps. Patrick said they still need to put together the planning application over the next couple of weeks. The City then goes through a period where it reviews to deem submittal completeness. After that, a hearing would be scheduled and residents notified. An attendee asked why only residents 500 feet from the property are notified. Patrick said that is the City Code requirement. Another question was raised about the tract in the SE corner of the site. Patrick said that would be a future development tract. One attendee then suggested that in the future the developer try to mimic some of the older Portland neighborhoods such as the Hollywood District or Ladd’s Addition. He said he thinks those types of developments with smaller bungalow-style homes would sell very well. Pam and Patrick then concluded the meeting by thanking neighbors for their attendance and distributing handouts of the site plan. Response to minutes of Neighborhood Meeting River Terrace Development held Nov. 6, 2018 December 20,2018 Thank you for the minutes of the meeting I attended on Nov. 6th. I have a few issues with what the minutes reflected, as it is a crucial resource in any group decision‐making process. 1. There is no mention of children’s safety at the park with the proposed street configuration. This was vocalized several times and was specifically requested that this be in the minutes. This issue will not be swept under the rug. Our children’s environment and safety is paramount to all of the neighbors and should be to the developer and City. I would think the developer and City,if upon approval as suggested, would be concerned about their liability now that they have been put on notice regarding an increased risk for children and their safety. 2. The minutes do not reflect the concerned tone of the meeting. I did not think it was hostile but certainly not friendly. 3. The two roads that face the existing park at the north need to be reconsidered and vacated. If there needs to be connectivity to the northern development, it needs to be paths for walking, bike riding and enjoyment of the community, tying the northern community to the future park. We need more safe, enjoyable connections…not roads. 4. The suggestion that traffic on 150th is not part of this development is preposterous. The speed issue and the increase in numbers of vehicles is directly related to this development and should be paramount in the Planning Commissions review. 5. Yes, the current code prescribes the allowed density, but the developer does have the ability to vary the build within those guidelines. The market needs for profitability was mentioned several times. We are interested in safety, livability and a reasonable community –whether or not the current profit margin is met. 6. Finally, the responses to questions that it was Metro’s, the County or City of Tigard issue does not sit well and certainly does not help provide information and productive dialogue toward the effort to make our greater neighborhood livable. Since when is it not the responsibility of all of these jurisdictions to work together to meet the neighborhood/communities needs? Thank you for attaching this letter to the minutes as a citizen amendment. Sincerely, Kirsten Colling 15372 SW Seine Drive 971‐267‐6889 NEIGHBORHOOD MEETING ATTENDANCE ROSTER Project: River Terrace Crossing Meeting Date: November 6, 2018 Page 1 of 2 NAME MAILING ADDRESS & E-MAIL ADDRESS (please include both) CITY, STATE ZIP CODE PHONE # Mark Johnson 14885 SW Rosario Lane Portland, OR 97224 503-590-1155 Daniela Boyce 14925 SW Huntwood Ct Portland, OR 97224 503-380-4289 Linda Adler 76 Wherstone Lake Oswego, OR 97035 503-697-1609 Kirsten Collins 15372 SW Seine Dr Tigard, OR 97224 971-276-6889 Beau Daniels 14973 SW Rosario Lane Tigard, OR 97224 805-402-4816 Nancy Rasmussen 15165 SW Finis Lane Tigard, OR 97224 503-320-3771 Roger Rasmussen 15165 SW Finis Lane Tigard, OR 97224 503-349-8152 Gary Denison 14920 SW Woodhue St Tigard, OR 97224 503-521-1300 Brian McVicker 14941 SW Rosario Ln Tigard, OR 97224 503-267-4070 Yolanda McVicker 14941 SW Rosario Ln Tigard, OR 97224 - Doug Trawinski 14843 SW Rosario Ln Tigard, OR 97224 - Tere Trawinski 14843 SW Rosario Ln Tigard, OR 97224 - Brandt Hulse 15975 SW 150th Ave Tigard, OR 97224 503-703-3096 Jerry Hanford 14925 SW Hawk Ridge Rd Tigard, OR 97224 503-939-5379 NEIGHBORHOOD MEETING ATTENDANCE ROSTER Project: River Terrace Crossing Meeting Date: November 6, 2018 Page 2 of 2 NAME MAILING ADDRESS & E-MAIL ADDRESS (please include both) CITY, STATE ZIP CODE PHONE # Ray and Connie Peabody 14907 SW Rosario Ln Tigard, OR 97224 503-746-6416 Carolyn Moore 15706 SW 149th Pl Tigard, OR 97224 Raymond Ketchum 14830 SW Hawk Ridge Rd Tigard, OR 97224 509-592-8062 Bob Brussell 14972 SW Rosario Ln Tigard, OR 97224 503-314-2980 503-312-9815 Shannon Litten 15328 SW Hudson Ave Tigard, OR 97224 949-322-6540 Brian Thorpe 15328 SW Hudson Ave Tigard, OR 97224 714-420-5253 Eric Hutchinson 15699 SW 149th Pl Tigard, OR 97224 503-590-0496 Nancy Johnson 14887 SW Rosario Ln Tigard, OR 97224 503-590-1155 Jessica Wellner 15955 SW 150th Ave Tigard, OR 97224 503-430-0988 Mail: 12564 SW Main Street, Tigard, OR 97223 Phone: (503) 941-9484 Website: www.pacific-community.com Fax: (503) 941-9485 NOTICE OF NEIGHBORHOOD MEETING October 23, 2018 RE: PROPOSED MODIFICATION OF A SINGLE-FAMILY RESIDENTIAL PLANNED DEVELOPMENT “River Terrace Crossing” Dear Resident: Pacific Community Design, Inc. is representing the developer of property located on the west side of SW 150th Avenue, or Tax Lots 200 through 13500 on Map 2S108DC. The subject property is more specifically shown by the attached ‘Property Vicinity Map.’ We are considering a modification proposal for the approved “River Terrace Crossing” residential planned development/subdivision. Prior to applying to the City of Tigard for the necessary land use approvals, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: November 6th at 6:30 pm Christ the King Lutheran Church, Rainbow Room 11305 SW Bull Mountain Road, Tigard, OR 97224 See attached ‘Meeting Location Map’ Please note this meeting will be an informational meeting on preliminary development pla ns and will also include discussions of proposed modifications to “River Terrace Crossing.” These plans may be altered prior to submittal to the City of Tigard. We look forward to more specifically discussing the proposal with you. Please feel free to contact Stacy Connery, Planning Manager, at (503) 941-9484, or via email at stacy@pacific-community.com if you have questions. Sincerely, Patrick Espinosa Attachment: Property Vicinity Map Meeting Location Map Neighborhood Meeting Information Handout Area Notified (500 Ft) River Terrace Crossing 2S108DC00200 through 13500, and 2S108DC11701 Subject Site Notification Area Property owner information is valid for 3 months from the date printed on this map. Map printed at 03:47 PM on 09-Oct-18 Information on this map is for general location only and should be verified with the Development Services Division. DATA IS DERIVED FROM MULTIPLE SOURCES. THE CITY OF TIGARD MAKES NO WARRANTY, REPRESENTATION OR GUARANTEE AS TO THE CONTENT, ACCURACY, TIMELINESS OR COMPLETENESS OF ANY OF THE DATA PROVIDED HEREIN. THE CITY OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS, OMISSIONS, OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. COMMUNITY DEVELOPMENT DEPARTMENT City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 503 639-4171 www.tigard-or.gov MEETING LOCATION MAP 11305 SW Bull Mountain Road, Tigard, OR 97224 Neighborhood meeting located at Christ the King Lutheran Church, Rainbow Room. Parking available in front & back side of the building. Contact: Stacy ConneryPacific Community Design12564 SW Main StreetTigard, OR 97223(503) 941 - 9484 Data Resource Center 600 NE Grand Ave, Portland, OR 97232 503.797.1742 – drc@oregonmetro.gov This Web site is offered as a public service, integrating various government records into a region- wide mapping system. The property assessment records are a multi-county integration of Clackamas, Multnomah and Washington County records. MetroMap blends each county's records into a common database on a quarterly basis. Therefore, to view each county's official records, go to their respective web sites or offices. The other MetroMap data are derived from city, county, state, federal and Metro sources. The metadata (data about the data) are included on this site, including the sources to be consulted for verification of the information contained herein. It describes some cases where Metro blends city and county records by generalizing the disparities. Metro assumes no legal responsibility for the compilation of multi-source government information displayed by MetroMap. SW 150TH AVENUE (COUNTY ROAD NO. 378)SW EVERGLADE AVESW MISSOURI AVESW VANDERWOOD AVESW PEACE AVESW BLUEWATER TERRSW DEEPBROOK LANE SW COOLWATER LANE SW VANDERWOOD AVE SW FLATCREEK LANE SW HUNTWOOD STSW WOODHUE STSW BROOKDALE ST SW WOODHUE STSW EVERGLADE AVESW MISSOURI AVESW HAWK RIDGE ROAD SW PEACE AVEPHASE 2 PHASE 3 PHASE 1 1 INCH = 200 FEET 200 100 200 SCALE 0 WASHINGTON COUNTY BENCHMARK NO. 938, A BRASS DISK SET IN CONCRETE, NE CORNER OF INTERSECTION OF SW ROY ROGERS ROAD AND SW BEEF BEND ROAD. ELEVATION DATUM: NGVD 29, ELEVATION = 180.657 CITY OF TIGARD WATER CLEAN WATER SERVICES CLEAN WATER SERVICES PORTLAND GENERAL ELECTRIC NORTHWEST NATURAL TUALATIN VALLEY FIRE & RESCUE CITY OF TIGARD TIGARD TUALATIN SCHOOL DISTRICT CITY OF TIGARD FRONTIER WALKER GARBAGE SERVICE COMCAST UTILITIES & SERVICES: WATER: STORM: SEWER: POWER: GAS: FIRE: POLICE: SCHOOL: PARKS: PHONE: WASTE DISPOSAL: CABLE: BENCHMARK: POLYGON WLH LLC 703 BROADWAY ST STE 510 VANCOUVER, WA 98660 [P] 503-221-1920 CONTACT: JASON BAKER CDC4 4 WLH 2 LP C/O POLYGON WLH LLC 703 BROADWAY ST STE 510 VANCOUVER, WA 98660 [P]503-221-1920 APPLICANT: PACIFIC COMMUNITY DESIGN, INC 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: JESSIE KING, PE CIVIL ENGINEER: PACIFIC COMMUNITY DESIGN, INC 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: STACY CONNERY, AICP PLANNER: KITTELSON & ASSOCIATES, INC 610 SW ALDER STREET, STE 700 PORTLAND, OR 97205 [P] 503-228-5230 CONTACT: JULIA KUHN, PE TRAFFIC ENGINEER: GEODESIGN INC. 15575 SW SEQUOIA PARKWAY, STE 100 PORTLAND, OR 97224 [P] 503-968-8787 CONTACT: SHAWN DIMKE, PE, GE GEOTECHNICAL ENGINEER: 1 COVER SHEET 2 EXISTING CONDITIONS AND DEMOLITION PLAN 3 AERIAL PHOTOGRAPH 4 DENSITY CALCULATION MAP 5.1 OPPORTUNITIES AND CONSTRAINTS PLAN 5.2 CONCEPT PLAN MAP 5.3 SITE MAP 6.1 PRELIMINARY SUBDIVISION PLAT 6.2 PRELIMINARY SUBDIVISION PLAT 7.1 GRADING PLAN 7.2 GRADING PLAN 8.1 PRELIMINARY UTILITY PLAN 8.2 PRELIMINARY UTILITY PLAN 9.1 CIRCULATION PLAN 9.2 CIRCULATION PLAN 10.1 PARKING PLAN 10.2 PARKING PLAN 11.1 SITE PLAN / TYPICAL LOT PLAN 11.2 SALES OFFICE/MODEL HOME COMPLEX SITE PLAN 12.1 TREE PRESERVATION PLAN 12.2 TREE PRESERVATION PLAN 13.0 FUTURE STREET PLAN 13.1 SW HAWK RIDGE PROFILE 13.2 SW BROOKDALE PROFILE 13.3 SW WOODHUE PROFILE 13.4 SW PEACE PROFILE 13.5 SW BLUEWATER PROFILE L1.01 STREET TREE PLANTING PLAN L1.02 STREET TREE PLANTING PLAN L1.03 STREET TREE PLANTING PLAN L1.04 STREET TREE PLANTING PLAN L1.05 STREET TREE PLANTING LEGEND, NOTES & DETAILS L1.06 STREET TREE PLANTING LEGEND, NOTES & DETAILS L2.01 OPENSPACE PLANTING PLAN L2.02 OPENSPACE DETAIL, LEGENDS, & NOTES L3.01 PARK PLANTING & LAYOUT PLAN L3.02 PARK PLANTING & LAYOUT PLAN L3.03 POND PLANTING & LAYOUT PLAN L4.01 VEGETATED CORRIDOR & SWALE PLANTING PLAN L4.02 VEGETATED CORRIDOR & SWALE LEGEND, NOTES, DETAILS L4.03 VEGETATED CORRIDOR & SWALE CONSTRUCTION DETAILS NO PROPOSED CHANGES TO SHEETS SHEET INDEX: LEGEND: PROPERTY LINES PROJECT BOUNDARY GROSS ACREAGE: 45.56 AC PD (32.99 AC REPLAT AREA) PACIFIC COMMUNITY DESIGN, INC 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: TRAVIS JANSEN, PLS, PE SURVEYOR: SWCA ENVIRONMENTAL CONSULTANTS 434 NW SIXTH AVENUE, STE 304 PORTLAND, OR 97209 [P]503-224-0333 CONTACT: MIRTH WALKER, PWS, CWD NATURAL RESOURCE CONSULTANT: ROW LINES TL 200 - 13500 TOWNSHIP 2 SOUTH, RANGE 1 WEST, SEC. 8 W.M. CITY OF TIGARD ,WASHINGTON COUNTY, OREGON RIVER TERRACE CROSSING - PD MODIFICATION PACIFIC COMMUNITY DESIGN, INC 12564 SW MAIN ST. TIGARD, OR 97223 [P] 503-941-9484 CONTACT: KERRY LANKFORD, RLA, CLARB LANDSCAPE ARCHITECT: VICINITY MAP 1 COVER SHEET Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(1) COVER.dwg - SHEET: (1) Dec. 5, 18 - 11:57 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 SW ROADBEND PROJECT SITE SW 150TH AVENUEBEEF * * * * * C XXXXXXXXXXXXXXXXXXXXXXXXOHXOHXOHXOHXOHXOHXOHXOHXGXvz S M M IDYHX XXXXXXXXXXXXXXXXXXI I I II U XOHXOHXOHXOHXOHXOHXOHXOHXWXWXWT XXXXXXXXXXXXXXXXXXXXXXXXXXT I T XXXXXXXXXXXXXXWXXXXXXXXXXXXXXXXXX XXXXX X XXXXXXX XX XXXXXXXX X X X XXXXXX XXXXXXXX XXXX XXXXXXXXXXXXXXXXXXXXXXXXXXDD D D D D D D D D D D S SS S S XSD XSD XSD XSSXSSXSSXSSXSSXSD XSDXSDXSD M M M M M vz P T C C P U C vz vz vz vz T J J I DYHI DYH DYH I I I I I I I I I I I D D D S S S S S S SC I I I P XWXWDYHXWXW XW XW XW XW XW XW XW XW XW XW XW XW XW XW XW XW XW XW XW XWXWXWDYHDYH XWXWXWXWD XSDXSSXSSXEXEXEXEXTXEXTXEXEXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXT XT XT C XSDXSDXSDXSDXWXWXWXWXWXWXWXWXWXWI I I X X X X X XXXXXOH XOH XOH XOH XOH XOH XOH XT XT XT XT XTXTXTXT XT330340 350360370 380 390400410420430 340 350 360 370 380 390 40 0 410 420 430 440 4 3 0 43044045035036036036 0 370 380 390400410TL 1403 STEVEN & BARBARA JACOBSEN EXISTING FENCE TO BE REMOVED EXISTING FENCE TO BE REMOVED EXISTING PAVEMENT TO BE REMOVED EXISTING STRUCTURES TO BE REMOVED EXISTING UTILITIES TO BE REMOVED EXISTING GRAVEL TO BE REMOVED EXISTING FENCE TO BE REMOVED EXISTING GRAVEL TO BE REMOVED EXISTING STRUCTURE TO BE REMOVED EXISTING STRUCTURES TO BE REMOVED EXISTING CONCRETE TO BE REMOVED EXISTING FENCE TO BE REMOVED EXISTING TREES TO BE REMOVED, TYPICAL EXISTING STRUCTURES TO BE REMOVED EXISTING TREES TO BE REMOVED, TYPICAL EXISTING STRUCTURES TO BE REMOVED EXISTING STRUCTURES TO BE REMOVED EXISTING STRUCTURES TO BE REMOVED EXISTING FENCE TO BE REMOVED EXISTING FENCE TO BE REMOVED EXISTING GRAVEL TO BE REMOVED EXISTING ASPHALT TO REMAIN EXISTING TREES TO REMAIN EXISTING TREES TO BE REMOVED, TYPICAL EXISTING STRUCTURES AND CONCRETE TO BE REMOVED EXISTING WALL TO BE REMOVED TAX MAP 2S1W08 TAX LOT 1401 TAX MAP 2S108DB TAX LOT 200 TAX MAP 2S108DB TAX LOT 100 TAX MAP 2S1W08 TAX LOT 1400 TAX MAP 2S1W08 TAX LOT 1402 TAX MAP 2S1W08 TAX LOT 1404 TAX MAP 2S1W08 TAX LOT 1405 TAX MAP 2S1W08 TAX LOT 1406 TAX MAP 2S1W08 TAX LOT 1403 EXISTING GRAVEL & CULVERT TO REMAIN EXISTING ASPHALT & CULVERT TO REMAIN LIMITS OF SIGNIFICANT TREE GROVE EXISTING WATERS AND WETLAND EXISTING VEGETATED CORRIDOR Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(2) EXCON.dwg - SHEET: (2) Dec. 5, 18 - 10:51 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 2 EXISTING CONDITIONS AND DEMOLITION PLAN XT XCOM XE XW XG LEGEND S C S D C TR PGE 644 EASEMENT LINES EXISTING RIGHT-OF-WAY EXISTING CENTERLINE EXISTING PROPERTY LINE EXISTING BOUNDARY LINE EXISTING SIDEWALK EX 1-FOOT CONTOURS EX 5-FOOT CONTOURS EX SANITARY SEWER EX STORM DRAIN EX WATER LINE EX GAS LINE EX BURIED POWER LINE EX OVERHEAD POWER LINE EX CABLE TV LINE EX TELEPHONE LINE EX SANITARY MANHOLE EX SANITARY CLEANOUT EX STORM MANHOLE EX AREA DRAIN EX CURB INLET EX STORM CLEANOUT EX FIRE HYDRANT EX WATER METER EX WATER VALVE EX BLOW-OFF EX AIR RELEASE VALVE EX GAS VALVE EX CABLE RISER EX TELEPHONE RISER EX LIGHT POLE EXISTING FENCE EXISTING ELECTRIC VAULT EXISTING RETAINING WALL EX TREES TO REMAIN DRAINAGE SLOPE DIRECTION NOTE: ALL STRUCTURES HAVE BEEN REMOVED AND TREES IDENTIFIED FOR REMOVAL HAVE BEEN REMOVED. SCALE 1 INCH = 100 FEET 100 50 1000 NOTE:NO PROPOSED CHANGES TO THIS SHEET. SW 150TH AVENUE(COUNTY ROAD NO. 378)SW EVERGLADE AVESW MISSOURI AVESW VANDERWOOD AVESW PEACE AVESW BLUEWATER TERRSW DEEPBROOK LANE SW COOLWATER LANE SW VANDERWOOD AVE SW FLATCREEK LN SW HUNTWOOD STSW WOODHUE ST SW BROOKDALE ST SW WOODHUE STSW EVERGLADE AVESW MISSOURI AVESW HAWK RIDGE ROAD SW PEACE AVEPlanning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(3) AERIAL.dwg - SHEET: (3) Dec. 5, 18 - 10:52 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 LEGEND: PROJECT BOUNDARY COLLECTOR NEIGHBORHOOD ROUTE 3 AERIAL PHOTOGRAPH SCALE 1 INCH = 150 FEET 150 75 1500 TRAIL NOTE:NO PROPOSED CHANGES TO THIS SHEET. ZONE R-4.5 ZONE R-7 N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(4) DENSITY.dwg - SHEET: DENSITY Dec 05, 2018 - 10:53am jjkPlanning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(4) DENSITY.dwg - SHEET: DENSITY Dec. 5, 18 - 10:53 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 4 DENSITY CALCULATIONS MAP & TABLES PUBLIC ROW/ PRIVATE STREETS 10.49 AC 0.46 AC 5.18 ACRESOURCE AREAS (VEGETATED CORRIDOR) PRIVATELY OWNED OPEN SPACES 45.56 ACTOTAL PROJECT AREA DETENTION FACILITY 1.73 AC 2.21 ACPUBLIC PARKS/ TRAILS 3.67 AC RESOURCE AREAS (SIGNIFICANT TREE GROVE) SCALE 1 INCH = 100 FEET 100 50 1000 LOTS 21.82 AC EXISTING SIGNIFICANT TREE GROVE EXISTING DRAINAGE WAY PROPOSED STORMWATER FACILITY 6.8 AC-FT PROPOSED RIVER TERRACE TRAIL SW 150TH AVE12%11%12%15%9%9%8%7%6%6%14%12% 18% 14%27%13%12%13%23%10%1 3%16%19%9 % 8% 17 % 7%9%12% CITY LIMITS/UGB * TIGARD R-7 WACO R-6 WACO EFU POLYGON AT BULL MOUNTAIN EXISTING WETLAND EXISTING WETLAND EXISTING WETLAND CWS VEGETATED CORRIDOR Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(5.1) OPPORTUNITIES PLAN.dwg - SHEET: (5.1) Dec. 5, 18 - 10:55 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 5.1 PLAN CONSTRAINTS AND OPPORTUNITIES *EXISTING MINOR CONTOUR EXISTING MAJOR CONTOUR SIGNIFICANT TREE GROVE LEGEND NEIGHBORHOOD ROUTE COLLECTOR NEIGHBORHOOD PARK NOTE:NO PROPOSED CHANGES TO THIS SHEET. ZONE R-4.5 ZONE R-7 FUTURE STREET CONNECTION FUTURE STREET CONNECTIONS FUTURE STREET CONNECTION FUTURE STREET CONNECTION STREET CONNECTION STREET CONNECTION STREET CONNECTION NEIGHBORHOOD PARK * PRESERVATION OF SIGNIFIGANT TREE GROVE FUTURE DEVELOPMENT STREET CONNECTION Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(5.2) CONCEPT PLAN.dwg - SHEET: (5.2) Dec. 5, 18 - 10:56 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 OPEN SPACE RESOURCE AREAS STORM FACILITY LAND USE - RESIDENTIAL 3,700 - 8,000 SF TYPICAL LOT SIZE PEDESTRIAN ELEMENTS SIDEWALKS, TRAILS AND PATHWAYS OPEN SPACE TARGET 10% LEGEND - PROPOSED CONCEPT PLAN PARKS/TRAILS, LANDSCAPE TRACTS 5.2 MAP PLAN CONCEPT SCALE 1 INCH = 100 FEET 100 50 1000 TYPICAL LOCAL STREET STREET TREES AND OPEN SPACE TREES MEET 40% URBAN CANOPY COVER REQUIREMENTS SIDEWALKS ARE PEDESTRIAN ELEMENTS WITHIN ALL STREETS UTILITIES ARE IN THE STREETS NOTE:NO PROPOSED CHANGES TO THIS SHEET. Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(5.3) SITE MAP.dwg - SHEET: (5.3) Dec. 5, 18 - 10:57 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 5.3 SITE MAP LEGEND: OPEN SPACE SMALL LOTS STANDARD LOTS LARGE LOTS 42.0'51.5'50.0'42.0'50.0'42.0'60.0'50.0'15.0'50.0'42.0'42.0'42.0'50.0'42.0'42.0'42.0'19.1'41.7'27.6'72.9'120.2'27.9'6.4'31.3'49.0'49.0'41.0'49.0'54.2'15.0'42.7'42.0'42.0'42.0'50.0'42.0'59.0'56.6'23.6'44.6'90.0'49.0'90.0'49.0'90.0'41.0'90.0'49.0'90.0'54.2'90.0'15.0'90.0'42.7'90.0'42.0'90.0'42.0'90.0'42.0'90.0'34.2'15.9'90.7'36.0'20.4'77.7'39.0'44.6'77.7'36.6 '67.0'77.7' 2 0 . 0 ' 8.4'23.0'167.5'79.4'47.8'24.9' 2.2' 42 . 4 ' 106.2'46.2'18.5'62.2'10.0'49.9'4.2'55.9'47.9'50.0' 7.6' 3.9' 34.4'42.0'50.0' 27.1' 179. 9'23.4'32.0'90.0'75.2'50.0'90.0'42.0'100.0'42.0'100.0'50.0'100.0'42.0'96.5'15.3' 50.3'90.2'50.8' 32.7'23.7'60.2'23.6'16.1'15.7'90.0'54.0'75.2'23.4'38.1'90.0'48.6' 2.0' 50.6'90.0'42.0' 42.0'90.0'42.0' 42.0'90.0'42.0' 42.0'90.0'42.0' 42.0'90.0'42.0' 42.0'42.3' 2 3 . 7 '74.8'56.4'75.2'23.4'40.5'90.0'42.0'90.0'42.0'90.0'42.0'90.0'42.0'90.0'42.0'90.0'48.6'90.0'41.9' 2 3 . 7 '74.8'90.0'37.5' 2 3 . 7 '60.0'23.4'36.7'90.0'50.0' 50.0'90.0'42.0' 42.0'90.0'50.0' 50.0'90.0'42.0' 42.0'90.0'42.0' 42.0'90.0'42.0' 42.0'36.3' 2 3 . 7 '60.0'23.4'35.6'23.4'7.9' 37.3' 17.1' 2 2 . 4 '32.2'91.3'34.1'42.0'91.7'42.0'42.0'92.0'42.0'42.0'92.4'42.0'42.0'92.8'42.0'42.0'93.1'42.0'42.0'93.5'42.0'15.7'26.3'93.6'42.0'62.5'93.6'62.5'32.0'23.5'10.1'52.0' 2 5 . 0 '34.6'93.4'32.1'21.8'55.3'10.1'23.6'35.2'42.0'93.4'42.0'60.0'93.3'60.0'50.0'93.3'50.0'50.0'50.0'21.8' 32 . 3 ' 10 . 7 ' 25 . 8 '24.6'71.1'8.1'72.3'25.0'20.4'92.4'13 . 3 ' 29.6'90.5'16.8' 76.8' 50.0'42.0'48.5'50.0' 90.0'33.5'23.6'75.0' 90.0'42.0'128.3'50.0'63.4'63.4'89.9' 1.3'49.2'6.5' 59.5'16.1' 2 2 . 2 ' 144. 3' 90.0'50.0'42.0'90.0' 90.0'50.0'90.0'42.0'90.0'60.0'90.0'50.0'90.0'15.0'90.0'50.0'90.0'42.0'90.0'42.0'90.0'42.0'90.0'50.0'90.1'37.1'4.9'95.9'42.5'45.1' 47.1'42.0'22.9'100.0'46.7'100.0'42.0'100.0'42.0'6.1 '72.8'10.0'23.6'53.4' 85.9'15.2'42.0'50.0'48.0'31.7' 2 3 . 6 '10.0'98.6'38.8'34.0'8.3'90.0'15.2'26.8'42.0'90.0'8.6'33.4'90.0'25.6'33.4'59.0'90.0'25.6'16.4'42.0'90.0'42.6'16.4'59.0'41.0'23.6'75.0'56.0'75.0' 2 3 . 6 '45.0'90.0' 3.6'56.4'42.0'90.0' 3.6'38.4'42.0'90.0'42.0'42.0'90.0'39.0'3.0'50.0'47.0'3.0'90.0'48.6'90.0'42.0'90.0'48.6'90.0'42.0'23.6'75.0'41.4'90.0' 75.0'23.6'41.0'90.0'42.6'90.0'42.0'90.0'42.0'90.0'42.0'90.0'48.6'90.0'42.0'90.0'42.0'90.0'50.0'23.6'75.0'33.0'100.3'47.2'85.3'23.6'32.2'42.0'100.3'42.0'50.0'100.2'50.0'42.0'100.2'42.0'42.0'100.2'42.0'42.0'100.2'42.0'50.0'100.2'50.0'100.2'26.2'15.8'42.0'42.0'100.2'42.0'41.0'23.6'85.2'56.0'85.2'23.6'51.0'100.2'66.0'59.0'100.2'59.0'100.2'42.0'42.0'100.1'50.0'50.0'42.0'SW EVERGLADE AVESW MISSOURI AVESW VANDERWOOD AVESW PEACE AVESW DEEPBROOK LANE SW COOLWATER LANE SW WOODHUE STSW BROOKDALE ST SW HAWKS RIDGE ROAD SW 150TH AVE50.00' 50.00' 50.00'50.00' 58.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. (PED./BIKE) (PED./BIKE) (OPEN SPACE) (OPEN SPACE) (OPEN SPACE) 189 5,562 SF 188 4,208 SF 187 4,208 SF 186 5,010 SF 182 5,013 SF 184 4,210 SF 183 4,210 SF 180 4,689 SF 181 4,211 SF 185 4,209 SF 151 4,992 SF 150 5,310 SF 149 3,780 SF 148 5,310 SF 146 3,734 SF 145 9,151 SF 179 4,272 SF 178 4,500 SF 177 3,780 SF 176 3,780 SF 172 3,780 SF 174 3,780 SF 173 3,780 SF 170 4,992 SF 171 3,838 SF 175 4,374 SF 147 3,780 SF 127 131 5,400 SF 129 4,500 SF 130 3,780 SF 132 4,500 SF 133 4,500 SF 134 3,780 SF 135 3,780 SF 136 3,780 SF 139 3,871 SF 138 3,780 SF 140 4,324 SF 144 6,270 SF 142 4,200 SF 141 4,597 SF TRACT U 1,350 SF 128 3,780 SF 137 4,500 SF 143 4,200 SF 166 3,780 SF 165 4,374 SF 167 4,374 SF 168 3,780 SF 153 3,780 SF 155 3,780 SF 154 3,780 SF 169 5,028 SF 152 5,352 SF 190 6,563 SF 192 4,206 SF 193 5,007 SF 191 5,909 SF 156 4,500 SF 71 17 5,991 SF 16 6,353 SF 25 4,172 SF 26 4,662 SF 27 4,173 SF 31 4,500 SF 29 4,200 SF 30 4,124 SF 32 4,215 SF 28 5,000 SF 24 5,511 SF 23 7,420 SF 21 4,317 SF 22 3,780 SF TRACT EE 1,042 SF 20 4,525 SF 18 6,366 SF 19 5,540 SF TRACT DD 3,785 SF 67 4,497 SF 70 4,666 SF 68 3,923 SF 69 5,602 SF 43 3,780 SF 38 3,780 SF 66 4,388 SF 65 5,851 SF 63 3,920 SF 64 3,932 SF 59 3,858 SF 60 3,873 SF 61 3,889 SF 57 4,315 SF 58 3,842 SF 42 4,374 SF 34 3,780 SF 44 3,780 SF 35 3,780 SF 45 3,780 SF 36 3,780 SF 46 3,780 SF 37 3,780 SF 47 3,780 SF 39 4,555 SF 48 4,982 SF 40 4,768 SF 33 5,075 SF 41 5,043 SF 62 3,904 SF 56 4,593 SF 55 4,500 SF 54 3,780 SF 50 3,780 SF 52 3,780 SF 51 3,780 SF 49 4,489 SF 1 5,091 SF 2 4,410 SF 5 4,410 SF 4 3,690 SF 6 4,880 SF 7 3,841 SF 8 3,780 SF 9 3,780 SF 10 3,780 SF TRACT AA 1,350 SF 3 4,410 SF 53 4,500 SF 13 5,943 SF 15 11,027 SF 11 4,503 SF 12 3,877 SF 14 5,165 SF TRACT B 135,555 SF TRACT BB 5,702 SF (OPEN SPACE) 15.00' SANITARY EASMENT PHASE 3 PHASE 2 (OPEN SPACE) TRACT CC 1,957 SF PHASE 1 RIVER TERRACE CROSSING AREA NOT AFFECTED BY RE-PLAT Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(6.1-6.2) PPLAT.dwg - SHEET: (6.1) Dec. 5, 18 - 10:58 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 6.1 PLAT PRELIMINARY SCALE 1 INCH = 50 FEET 50 25 500 MATCHLINE PRELIMINARILY PLAT SHEET 6.2 60.8'25.4'74.7'50.0'50.0'167.5'50.0'93.3'50.0'15.0'93.2'15.0'42.0'93.2'42.0'42.0'93.2'42.0'50.0'93.1'50.0'42.0'93.1'42.0'60.0'93.0'60.0'42.0'93.0'42.0'60.0'92.9'60.0'36.2'23.6'10.8'49.5' 2 6 . 5 '41.3'92.8'48.2'19.6'1.1'55.6'10.8'23.6'55.5'50.9'92.8'51.3'85.4'45.4'23.6'70.1'60.4'85.6'48.6' 48.6'85.7'42.0' 42.0'86.0'60.0' 60.0'20.0'376.0'15.5'5.5' 74.7'42.0'42.0'86.1'42.0'86.3'42.0'61.1'11.5'23.6'50.0' 22.4'1.8'26.1'28.0'97.8'24.1'33.3'64.7' 28.0'250.0'2.4'43.3'293.2'65.6'3.0'147.8'50.0'6.2'50.0'43.5' 88.7' 22.6' 2 2 . 6 '31.0'107.2'20.4'26.9'20.5'39.0'19.3'19.4'128.5' 656.3'20.0'20.0'415.7'27.8'20.0'104.7'437.4' 35.6'266.1'530.5'105.1'141.2' 98.6'33.0'253.7'5.0'345.3'226.8' 213.3' 25.6'62.4'0.3'50.1'8.7'41.3'0.7'42.0'42.0'65.3'124.2' 98.7'40.3'25.1'97.9'42.0'97.0'42.0'97.0'42.0'94.5'5.1'53.9'61.3'45.9'2 3 . 6 '75.0'66.0'90.0'51.0' 42.0'90.0'42.0' 42.0'90.0'42.0' 59.0'90.0'59.0' 42.0'90.0'42.0'90.0'42.0' 42.0'67.0'75.0'23.6'52.0'90.0'52.0'23.6'75.0'90.0'42.0'90.0'42.0'90.0'59.0'90.0'42.0'90.0'42.0'53.6'24.0'21.0'49.2'19.7'115.6' 53.1' 2.4' 9.6'102.9' 3 7 . 7 '23.1'50.9'101.3'46.5'25.3'102.8'82.8'32.5'51.7'10.4'6.5' 49.7'90.0'34.8' 6.0' 35.5'90.0'41.5' 6.5' 34.5'90.0'41.0' 14.1' 26.9'90.0'41.0' 15.1' 26.4'90.0'41.5' 15.6' 34.4'90.0'50.0' 7.6' 56.4'75.0'23.6'49.0'90.0'41.4' 2 3 . 6 '75.0'90.0'42.0'90.0'42.0'71.4'20.2'22.0'16.4'83.5'20.0'46.7'20.0'42. 8 '104.9'74.3'3 2 . 3 ' 10 . 7 ' 16.8' 76.8' 50.0'23.6'75.0' 90.0' 75.3' 28. 6 '20.4'78.1'90.0'50.0'50.0'50.0'90.0'47.0'42.0'90.0'40.4'1.6' 90.0'50.8'8.2'59.0'46.8'3.2'90.0'41.8'8.2'40.9'23.2'85.3'53.6'17.2'90.0' 13.3'61.7'23.6'38.8'90.0'59.0'90.0'59.0'90.0'48.6'48.6'100.1' 100.1'42.0'42.0'100.1'59.0'59.0'42.0'100.1'42.0'42.0'100.1'42.0'41.0'23.6'85.1'56.0'50.0'SW BLUEWATER TERRACESW VANDERWOOD AVE SW FLATCREEK LANE SW HUNTWOOD ST SW WOODHUE ST SW MISSOURI AVESW 150TH AVESW PEACE AVE58.00' 58.00' 56.00' 58.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP. 6.00' PUE, TYP.6.00' PUE, TYP. (PED./BIKE) (PED./BIKE) (STORM AND SANITARY EASEMENT) (NEIGHBORHOOD PARK) (NEIGHBORHOOD PARK) (WATER QUALITY/DETENTION) (TRAIL) (OPEN SPACE) (OPEN SPACE) (FUTURE DEVELOPMENT) (FUTURE DEVELOPMENT) (FUTURE DEVELOPMENT)SW EVERGLADE AVE125 8,656 SF 126 4,500 SF 127 4,500 SF 162 5,310 SF 163 5,310 SF 4,374 SF 158 5,310 SF 157 3,780 SF164 4,374 SF 196 4,205 SF 195 5,908 SF 198 5,558 SF 197 4,205 SF 160 6,043 SF161 4,794 SF 159 4,500 SF 4,500 SF 194 4,206 SF TRACT S 8,038 SF TRACT O 89,253 SF TRACT L 13,331 SF TRACT Q 35,382 SF TRACT R 75,506 SF TRACT M 13,827 SF TRACT T 147,936 SF 102 4,430 SF 103 3,735 SF 104 3,690 SF 105 3,690 SF 106 3,735 SF 123 4,127 SF 122 4,092 SF 124 6,466 SF 108 5,712 SF 81 5,101 SF 82 4,153 SF 83 3,597 SF 86 3,621 SF 85 3,614 SF 87 5,762 SF 95 5,982 SF 94 5,982 SF 93 3,780 SF 96 3,780 SF 97 3,780 SF 92 3,780 SF 100 3,780 SF 89 3,780 SF 99 3,780 SF 90 3,780 SF 88 5,892 SF 101 5,853 SF 119 4,801 SF 120 5,660 SF 117 6,575 SF 118 7,034 SF 121 4,074 SF TRACT GG 3,509 SF 107 4,500 SF 116 7,400 SF 84 5,151 SF 98 5,310 SF 91 5,310 SF 110 3,780 SF 113 4,686 SF 114 4,814 SF 112 3,757 SF 111 3,780 SF 109 5,028 SF 115 10,788 SF 79 4,829 SF 71 4,664 SF 72 3,915 SF 73 3,914 SF 74 4,657 SF 78 5,578 SF 77 3,907 SF 75 3,910 SF 76 5,584 SF TRACT FF 1,399 SF TRACT I 4,738 SF 80 6,221 SF TRACT K 5,120 SF TRACT P 54,188 SF TRACT J 7,461 SF (OPEN SPACE)(FUTUREDEVELOPMENT)PHASE 3 PHASE 1 15.00' STORM EASMENT 20.00' ACCESS EASMENT 15.00' STORM EASMENT 15.00' STORM EASMENT RIVER TERRACE CROSSING AREA NOT AFFECTED BY RE-PLAT 4.9' 1.7' 34.2' 17.7' 121.6' 2.7'1.7' 4.8' 4.8' 1.7' 126.7' 48.5' 1.7' 4.7' Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(6.1-6.2) PPLAT.dwg - SHEET: (6.2) Dec. 5, 18 - 10:58 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 6.2 PLAT PRELIMINARY SCALE 1 INCH = 50 FEET 50 25 500 MATCHLINE PRELIMINARILY PLAT SHEET 6.1 EXISTING TREE GROVE BOUNDARYSW EVERGLADE AVENUESW MISSOURI AVENUESW VANDERWOOD AVENUESW PEACE AVENUESW DEEPBROOK LANE SW COOLWATER LANE SW VANDERWOOD AVENUE SW W O O D H U E S T R E E T SW BROOKDALE STREET SW HAWK RIDGE ROAD SW 150TH AVENUE420 430 430 418422 424 426 428 410 408 412 414416418 410406408 410 420 404404406408 412 414416 418 422424426 420418 422424 426 426 426 426 400 402 404 4 0 6 390 400 392 394 396 398 3 9 0 400 400 400 410 388 392 394 396 398 40 2404406 408 412 414 416 410 408 412 41 4 42 0 416418422 424 426 400 410 420 430 402404406 408 412 414 416 418 422 424 426 428 432 434 434 436 436 410 406 406408410410 420408408412414416418422424426430 440 450 460 426 428 432 434 436 438 442 444 446 448 452 454 456 458 420430414416418422424426428432434420420430418418422424426428432434 436430440424426428432434436438442444430440450432434436438442444446448452454440450434436438442444446448452454 42 0 4124 1 4 4 1 6 418 41 0 420402 4 0 4 40 6 40 8 4 1 2 41 4 416 418 422 410 402 404 406 408 412 414 396 400 410 420 402 404 406 408 412 414 416 418 422 424 424 424 4004103984024044064084124144204184224 3 0 430440450460426 4264 2 8 42843243243443643844244444644845245445645846 2 462400 41 0 420 430 440 450 460 402 404 40 6 40 8 412 414 41 6 418 422 424 426 428 432 434 436 438 442 444 446 448 452 454 456 45 8 420430422 424424424426426426428 432 364 370 364366368372374380376378382384386388390400392394396398 4003 9 4 3 9 6398 392 398 396 3944104 0 2404406408412414416418TW FG'8.4 418.6 427.0 TW FG'0.6 398.0 400.1 TW FG'1.1 402.2 401.3 TW FG'0.5 430.3 430.8 TW FG'5.2 411.5 416.7 TW FG'3.9 413.2 417.1 TW FG'0.5 416.4 416.9 TW FG'4.9 421.8 426.7 TW FG'0.5 414.0 414.5 TW FG'14.3 388.2 402.5 TW FG'0.7 387.3 388.0 TW FG'0.5 401.0 401.5 TW FG'7.8 401.2 408.0TW FG'5.3 417.2 422.5 TW FG'4.3 418.0 422.3 TW FG'1.0 430.5 431.5 TW FG'6.3 419.3 425.6 TW FG'4.2 417.3 421.5 TW FG'5.6 429.3 434.9 TW FG'1.9 408.0 409.9 TW FG'0.5 403.0 403.5 TW FG'1.0 400.0 401.0 TW FG'0.5 400.5 401.0 TW FG'0.1 415.9 416.0 TW FG'0.2 415.3 415.5 TW FG'1.0 400.0 401.0 TW FG'7.4 433.6 441.0 TW FG'1.0 432.0 433.0 TW FG'1.0 407.8 408.8 TW FG'3.5 402.4 405.9 TW FG'1.0 425.3 425.3 TW FG'0.7 416.8 417.5 TW FG'0.4 291.6 292.0 TW FG'0.6 416.2 416.8 TW FG'4.0 435.0 439.0 TW FG'2.6 455.8 458.4 TW FG'0.5 456.0 456.5 TW FG'1.0 424.5 425.5 TW FG'0.5 414.0 414.5 TW FG'0.5 402.8 403.3TW FG'1.0 416.7 417.7 TW FG'1.5 416.0 417.5 TW FG'0.5 400.5 401.0 TW FG'0.7 445.8 446.5 TW FG'0.5 451.0 451.5 TW FG'1.9 446.3 448.3 TW FG'6.4 437.6 443.9 TW FG'5.7 402.9 408.6 TW FG'4.7 399.8 404.5 TW FG'3.2 399.4 402.6 TW FG'4.6 405.2 409.8 TW FG'0.6 426.3 426.9 TW FG'4.4 421.0 425.4 TW FG'3.5 420.7 424.2 TW FG'1.0 419.8 420.8 TW FG'0.5 412.5 413.0 TW FG'9.3 411.3 420.6 TW FG'0.5 422.3 422.8 TW FG'4.5 416.9 421.4 TW FG'2.6 415.1 417.7 TW FG'9.6 416.4 426.0 TW FG'2.7 406.9 409.6 TW FG'10.3 392.2 402.5 TW FG'2.1 390.1 392.2 TW FG'0.9 400.8 401.7 TW FG'0.2 400.8 401.0 TW FG'10.8 392.8 402.0 TW FG'6.9 392.6 399.5 TW FG'0.5 419.5 420.0 TW FG'0.2 400.1 400.3 TW FG'4.8 400.5 405.3 TW FG'2.2 406.0 408.2 TW FG'4.4 406.0 410.4 TW FG'0.5 415.1 415.6 TW FG'6.8 406.1 412.9 TW FG'4.3 411.5 415.8 TW FG'6.8 410.4 417.2 TW FG'4.7 433.1 437.8 TW FG'3.4 456.0 459.4 TW FG'3.1 454.3 457.4 TW FG'6.6 421.0 427.6 TW FG'11.0 415.0 426.0 TW FG'9.5 393.7 403.2 TW FG'12.0 392.0 404.0 TW FG'3.8 449.7 453.5 TW FG'3.5 404.5 408.0 TW FG'8.7 402.9 411.6 TW FG'4.8 394.2 399.0 TW FG'2.8 417.9 420.7 TW FG'8.4 412.3 420.7 TW FG'4.0 404.0 408.0 TW FG'0.8 427.5 428.3 TW FG'3.7 417.3 421.0 TW FG'1.0 423.2 424.2 TW FG'0.5 412.6 412.1 TW FG'2.2 405.8 408.0 TW FG'4.6 401.2 405.8 TW FG'8.4 437.6 446.0 TW FG'1.0 418.0 419.0 TW FG'11.5 420.0 431.5 TW FG'11.3 420.2 431.5 TW FG'0.5 391.7 392.2 TW FG'8.3 392.8 401.1 TW FG'4.6 406.1 410.7 TW FG'1.7 415.1 416.8 TW FG'2.7 400.5 403.2 TW FG'5.3 412.6 417.9 TW FG'0.2 420.3 420.5 TW FG'2.9 408.6 411.5 TW FG'0.4 411.1 411.5 TW FG'0.5 404.0 404.5 400TW FG'6.5 400.2 406.7 Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(7) GRADING.dwg - SHEET: (7.1) Dec. 5, 18 - 11:00 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 7.1 GRADING PLAN SCALE 0 1 INCH = 60 FEET 60 30 60 MATCHLINE GRADING PLAN SHEET 7.2 PROPOSED REGIONAL STORMWATER FACILITY EXISTING TREE GROVE BOUNDARY SW BLUEWATER TERRACESW FLATCREEK LANE SW HUNTWOOD ST SW WOODHUE STREETSW EVERGLADE AVENUESW MISSOURI AVENUESW 150TH AVENUESW PEACE AVENUE390 390 400 392 392 394 396 398 402 404 406 408 380 390 382 384 386 388 392 394 396 398 380 378 378 382 384 386 388 380 374 376 378 382 384 386 388 390 400 388 392 394 396 398 402 404 406 40 0 396398 39 0 3 9 2 394 396 380380376 3 7 6 378378 370370364366 3663683683 7 2372 35235235435435635635 8 358 3503503483523523543543563563423423443443463463483 4 8 350 3 4 2 344 346 348 352 360 370 380 390 356 358 362 364 366 368 372 374 376 378 382 384 386 388 392 394 396 398 3 8 0 3 9 0 37 4 3 7 6 3 7 8 3 8 2 3 8 4 3 8 6 3 8 8 3 9 2 370 372 374 340 350 360 342 344 346 348 352 354 356 358 362 364 3 6 6 368380390376378382384386388392394374 33033032832833233233433433633633833834033 2 334336338342344310320 330 302304306308312314316318322324326328 310320 302304306308312 314 316 318 322 324 326 310 310 304 306 308 330 322 324 326 328 332 340340 338342342 344346 310 320 330 340 302304306308 312314316318 322324326328332334336338 400 3 3 0 34 0 350 360 370 380 39 0 3 2 6 3 2 8 33 2 33 4 33 6 33 8 34 2 34 4 3 4 6 34 8 352 354 356 358 362 364 366 368 372 374 376 378 382 384 386 388 39 2 39 4 39 6 398 31032 0 330 340 350 360 370380390400 410 420 304 304306308312314 316 318 32 2 324 32 6 328 332 334 336 338 342 344 346 348 352 354 356358362 364366368 372 374376378382384386 388392394396398402404 406 408 412 414 416 418 2 9 0290300 300292 2 9 2294 294296296298298302 3 0 2304 304306 306 30 8 3 1 0320 3 3 0 3403503043 06 3 08 3 1 2 3 1 4 3 1 6318 32 2 32 4326326 326328 33233433633834234434634835235435633034 0 3403403263283 3 2 334 336 338 338338342360358362 364 340350360370380390 332334336 338342344346348352354356358362364366368372374376378382384386388392 330332334336338TW FG'9.5 300.50 310.00 TW FG'5.1 382.2 387.3 TW FG'5.7 338.0 343.7 TW FG'4.1 353.4 357.5TW FG'2.2 351.7 353.9 TW FG'0.5 368.5 369.0 TW FG'14.0 378.5 392.5 TW FG'4.0 356.3 360.3 TW FG'4.0 360.4 364.4 TW FG'9.5 339.7 349.2 TW FG'3.9 384.6 388.5 TW FG'1.8 377.5 379.3 TW FG'4.1 378.4 382.5 TW FG'0.5 373.5 374.0TW FG'16.5 360.5 377.0 TW FG'10.0 361.1 371.1 TW FG'0.5 335.5 336.0 TW FG'6.5 389.6 396.1 TW FG'0.5 375.0 375.5 TW FG'2.0 378.0 380.0 TW FG'5.3 390.8 396.1 TW FG'10.6 408.4 419.0 TW FG'1.5 395.5 397.0 TW FG'1.0 389.5 390.5 TW FG'4.9 369.6 374.5 TW FG'18.4 354.9 373.3 TW FG'10.0 300.0 310.0 TW FG'12.8 297.2 310.0 TW FG'3.8 373.9 377.7 TW FG'0.5 375.5 376.0 TW FG'0.5 373.5 374.0 TW FG'0.5 342.5 343.0 TW FG'3.3 350.0 353.3 TW FG'1.3 347.8 349.1TW FG'0.9 343.2 344.1 TW FG'0.5 389.0 389.5 TW FG'14.1 360.0 374.1 TW FG'5.8 374.1 379.9 TW FG'9.8 300.2 310.0 TW FG'3.0 307.0 310.0 TW FG'4.4 305.6 310.0 TW FG'9.0 301.0 310.0 TW FG'4.0 353.9 357.9TW FG'4.0 352.0 356.0 TW FG'1.3 373.2 374.5 TW FG'3.9 368.8 372.7 TW FG'0.5 369.0 369.5 TW FG'5.0 376.4 381.4 TW FG'5.0 369.0 374.0 TW FG'6.3 367.3 373.6 TW FG'0.5 365.0 365.5 TW FG'0.5 365.0 365.5 TW FG'7.3 366.1 373.4 TW FG'13.5 363.6 377.1 TW FG'11.2 367.7 378.9 TW FG'0.5 374.0 374.5 TW FG'3.8 394.0 397.8 TW FG'0.4 390.2 390.6 TW FG'11.3 360.5 371.8 TW FG'11.2 359.0 370.2TW FG'3.7 358.3 362.0 TW FG'0.5 355.5 356.0 TW FG'6.7 337.2 343.9 TW FG'5.0 351.0 356.0 TW FG'8.4 340.4 348.8 TW FG'0.5 337.0 337.5 TW FG'0.5 340.0 340.5 TW FG'0.5 336.5 337.0 TW FG'1.0 337.0 338.0 TW FG'1.5 343.0 345.5 TW FG'2.4 337.0 339.4 TW FG'1.5 304.5 306.0 TW FG'4.0 301.0 305.0 TW FG'1.5 304.5 306.0 TW FG'4.0 301.0 305.0 TW FG'17.7 292.3 310.0 TW FG'2.0 308.0 310.0 TW FG'1.0 310.0 311.0 TW FG'0.6 384.0 384.6 TW FG'3.1 379.9 383.0 TW FG'7.4 375.1 382.5 TW FG'5.6 379.0 384.6 TW FG'7.0 379.0 386.0 TW FG'3.6 378.5 382.1 TW FG'7.9 338.4 346.3 TW FG'4.0 339.8 343.8 TW FG'2.1 338.8 340.9 TW FG'6.3 340.6 346.9 TW FG'9.9 338.5 348.4 TW FG'0.7 378.1 378.8 TW FG'0.7 347.7 348.4 TW FG'1.0 302.8 303.8 TW FG'1.0 314.0 315.0 TW FG'5.0 316.0 321.0 TW FG'5.0 326.6 331.6 TW FG'5.0 326.6 331.6 TW FG'2.0 338.0 340.0 TW FG'5.3 335.3 340.6 TW FG'0.5 338.3 338.8 TW FG'0.9 336.2 337.1 TW FG'5.0 325.0 330.0 TW FG'5.0 325.0 330.0 TW FG'2.3 302.7 305.0 TW FG'5.0 382.1 387.1 TW FG'0.5 382.7 382.2 TW FG'4.0 383.5 387.5 TW FG'0.5 381.5 382.0 Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(7) GRADING.dwg - SHEET: (7.2) Dec. 5, 18 - 11:00 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 7.2 GRADING PLAN SCALE 0 1 INCH = 60 FEET 60 30 60 MATCHLINE GRADING PLAN SHEET 7.1 XOHXOHXOHXOHXOHXOHXOHXOHXOHXOHXOHXOHXOHXOHXGS XSSXWXWX C OM XWS SS S S XSS XSD XSD XSD XSD XSD XSSXSSXSSXSSXSSXSSXSS XSSXSSXSSXSSXSDXSD XSDXSDXSDXSDXSDXSDXSD SXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXW XW XW XW XW XW XW XW XW XW XW XW XW XW XW XW XW XW XW XW XWXWXWXWXWXWXWXWXWXWXWXWXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXSDXSDXWXWXWXWWWWWWWWWWWWWWWWWWWWWWW W W W W W W WW W W W WWWWWWWWWW WW W WWWWW W W W W W WSW EVERGLADE AVESW MISSOURI AVESW VANDERWOOD AVESW PEACE AVESW DEEPBROOK LANE SW COOLWATER LANE SW VANDERWOOD AVESW WOODHUE STSW BROOKDALE ST SW EVERGLADE AVESW HAWK RIDGE ROAD SW 150TH AVENUE (COUNTY ROAD NO. 378)CONNECT TO EXISTING WATER CONNECT TO EXISTING WATER CONNECT TO EXISTING WATER SDSDSDSDSDSDSDSDSDSDSDSDS D SD SDSDSDSDSDSDSDSD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSS185 189 188 187 186 182 184 183 180 181 175 147 151 150 149 148 146 145 178 177 176 172 174 173 170 171 137 143 133 134 135 136 139 138 140 144 142 141 179 190 192 193 195 191 194 158 157 168 153 155 164 154 169 152 166 165 167 156 126 127 131 129 130 132 128 TRACT U 1 2 5 4 6 7 TRACT AA 3 15 8 9 10 11 12 14 13 2526273129303228 16 17 TRACT BB 18 21 22 19 24 23 20 TRACT DD TRACT EE 114 115 71 72 TRACT FF 67 70 68 69 66 65 63 64 59 60 61 57 58 62 43 38 42 34 44 35 45 36 46 37 47 39 48 4033 41 5655545052514953 1 INCH = 60 FEET 60 30 60 SCALE 0 MATCHLINE PRELIMINARY UTILITY PLAN SHEET 8.2 PROPOSED SANITARY CLEANOUT EX SANITARY CLEANOUT EX STORM MANHOLE PROPOSED STORM MANHOLE EX SANITARY MANHOLE PROPOSED SANITARY MANHOLE EX BURIED POWER LINE EX GAS LINE PROPOSED WATER LINE EX WATER LINE EX STORM DRAIN PROPOSED STORM DRAIN EX SANITARY SEWER PROPOSED SANITARY SEWER EASEMENT LINES EX OVERHEAD POWER LINE EX TELEPHONE LINE EX CABLE TV LINE D S C XT S XG XCOM XOH XE XSD XW W LEGEND XSS SS SD S C PROPOSED THRUST BLOCK EX THRUST BLOCK PROPOSED AIR RELEASE VALVE EX AIR RELEASE VALVE PROPOSED BLOW-OFF EX BLOW-OFF PROPOSED WATER VALVE EX WATER VALVE PROPOSED WATER METER EX WATER METER PROPOSED FIRE HYDRANT EX FIRE HYDRANT PROPOSED STORM CLEANOUT EX STORM CLEANOUT EX CATCH BASIN PROPOSED CATCH BASIN EX GAS VALVE EX CABLE RISER EX TELEPHONE RISERTR C D C PROPOSED STREET LIGHT NOTES: 1.STORM SEWER TO BE 12" IN DIAMETER UNLESS OTHERWISE NOTED. 2.SANITARY SEWER TO BE 8" IN DIAMETER UNLESS OTHERWISE NOTED. 3.WATER LINES TO BE 8" IN DIAMETER UNLESS OTHERWISE NOTED. PROPOSED BIO SWALE MATCH LINE Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(8) COMP.dwg - SHEET: 8.1 Dec. 5, 18 - 11:01 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 8.1 PRELIMINARY UTILITY PLAN XOHXOHXOHXOHXOHXOHXOHXOHXOHXOHXOHXOHXOHXOHXOHXOHS S SXSDXSD XSDXSSXSSXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXSDXSDXSDXSDXSDXWXWXWXWXWXWXWXWXWXWXWXWXWXW XOH XOH XOH XOH XOH XOH XOH XOH XOH XOH XOHWWWWWWWW W W W W W W W W WWWWW W W W W W W W W W WWWWWSW 150TH AVENUE (COUNTY RD. NO. 378)SW BLUEWATER TERRSW FLATCREEK LANE SW HUNTWOOD ST SW W O O D H U E S T SW EVERGLADE AVESW MISSOURI AVESW PEACE AVECONNECT TO EXISTING SANITARY CONNECT TO EXISTING WATER PROPOSED REGIONAL STORMWATER FACILITY STORM OUTFALL TO PROPOSED REGIONAL STORMWATER FACILITY WATER QUALITY VAULT WATER QUALITY SWALE 140' x 13' FLOW CONTROL STRUCTURE REGIONAL FACILITY OUTFALL TO EXISTING STREAM EMERGENCY OVERFLOW WEIR 12.00' MIN MAINTENANCE ACCESS 15.00' STORM DRAIN EASEMENT SC SDSDSDSDSDSDSDSD SD SD SD SD SD SD SDSDSD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS196 198 197 160 161 159 158 162 163 125 110113 114 112 111 109 108102103104105106 117 118 107 116 95 9493 9697 92 100 89 99 9088 101 98 91 119 120 123 122 121 818283868587 124 84 TRACT K 80 TRACT I 79 73 74 78 77 75 76 12.00' MIN MAINTENANCE ACCESS TRACT R TRACT O TRACT Q TRACT L TRACT S TRACT P TRACT T Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(8) COMP.dwg - SHEET: 8.2 Dec. 5, 18 - 11:02 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 1 INCH = 60 FEET 60 30 60 SCALE 0 MATCHLINE PRELIMINARY UTILITY PLAN SHEET 8.1 PROPOSED SANITARY CLEANOUT EX SANITARY CLEANOUT EX STORM MANHOLE PROPOSED STORM MANHOLE EX SANITARY MANHOLE PROPOSED SANITARY MANHOLE EX BURIED POWER LINE EX GAS LINE PROPOSED WATER LINE EX WATER LINE EX STORM DRAIN PROPOSED STORM DRAIN EX SANITARY SEWER PROPOSED SANITARY SEWER EASEMENT LINES EX OVERHEAD POWER LINE EX TELEPHONE LINE EX CABLE TV LINE D S C XT S XG XCOM XOH XE XSD XW W LEGEND XSS SS SD S C PROPOSED THRUST BLOCK EX THRUST BLOCK PROPOSED AIR RELEASE VALVE EX AIR RELEASE VALVE PROPOSED BLOW-OFF EX BLOW-OFF PROPOSED WATER VALVE EX WATER VALVE PROPOSED WATER METER EX WATER METER PROPOSED FIRE HYDRANT EX FIRE HYDRANT PROPOSED STORM CLEANOUT EX STORM CLEANOUT EX CATCH BASIN PROPOSED CATCH BASIN EX GAS VALVE EX CABLE RISER EX TELEPHONE RISERTR C D C PROPOSED STREET LIGHT NOTES: 1.STORM SEWER TO BE 12" IN DIAMETER UNLESS OTHERWISE NOTED. 2.SANITARY SEWER TO BE 8" IN DIAMETER UNLESS OTHERWISE NOTED. 3.WATER LINES TO BE 8" IN DIAMETER UNLESS OTHERWISE NOTED. PROPOSED BIO SWALE MATCH LINE 8.2 PRELIMINARY UTILITY PLAN B SW EVERGLADE AVEB SW MISSOURI AVEB SW VANDERWOOD AVEB SW PEACE AVEBSW DEEPBROOK LANE BSW COOLWATER LANE B SW VANDERWOOD AVESW WOODHUE STA B B B B SW BROOKDALE ST A B SW HAWKS RIDGE ROAD C B1 B2 SW 150TH AVE189 188 187 186 182 184 183 180 181 151 150 149 148 146 145 179 178 177 176 172 174 173 170 171 175 147 185 166 165 167 157 168 153 155 164 154 169 152190 192 193 195 191 194 156 131 130 132 133 134 135 136 139 138 140 144 142 141 TRACT U 137 143 126 127 129 128 TRACT B 67 70 71 72 68 TRACT FF 69 115 13 15 6 7 8 9 10 11 12 14 TRACT AA 17 16 31 3032 TRACT CC 2526272928 43 38 42 34 44 35 45 36 46 37 47 39 48 4033 41 1 2 5 4 6 3 5655545052514953 66 65 63 64 59 60 61 57 58 62 18 21 22 19 20 24 23 TRACT DD TRACT EE 5.5' PLANTER STRIP 5.5' PLANTER STRIP 50.0' RIGHT OF WAY 5.0' WALK PARKING 5.0' WALK PARKING 28.0' PAVED WIDTH 0.5'0.5' LOCAL RESIDENTIAL CITY OF TIGARD SKINNY STREET OPTION PARKING ON BOTH SIDES B 5.5' PLANTER STRIP 5.5' PLANTER STRIP 58.0' RIGHT OF WAY 5.0' WALK 5.0' WALK 36.0' PAVED WIDTH 0.5'0.5' NEIGHBORHOOD ROUTE 6.0' BIKE LANE 6.0' BIKE LANE A B1 5.0' WALK 8.0' WALK 41.0' RIGHT OF WAY 24.0' PAVED WIDTH 0.5' LOCAL RESIDENTIAL CITY OF TIGARD SKINNY STREET OPTION PARKING ON ONE SIDE 2.5' 56.0' RIGHT OF WAY 6.0' WALK 6.0' WALK 36.0' PAVED WIDTH 1.0'1.0' NEIGHBORHOOD ROUTE RESOURCES CROSSING 6.0' BIKE LANE 6.0' BIKE LANE A1 2.5' WALL TRANSITION RETAINING WALL 2'x2' FENCE COLUMN RETAINING WALL 2'x2' FENCE COLUMN 2.5' WALL TRANSITION 5.0' CLEAR 5.0' CLEAR Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(9) CIRC.dwg - SHEET: (9.1) Dec. 5, 18 - 11:03 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 SCALE 0 1 INCH = 100 FEET 100 50 100 MATCHLINE CIRCULATION PLAN SHEET 9.2 LEGEND: PROJECT BOUNDARY C ROAD SECTION TYPE SEE THIS SHEET & SHEET 9.2 FOR DETAILS 9.1 CIRCULATION PLAN B SW BLUEWATER TERRACEBSW FLATCREEK LANE BSW HUNTWOOD ST B A1 B A SW WOODHUE STSW EVERGLADE AVESW MISSOURI AVEB SW 150TH AVESW PEACE AVEC C F PROPOSED 100' TAPER 162 163 158 196 195 198 197 160 161 159 125 TRACT R TRACT T TRACT O TRACT P TRACT Q TRACT L TRACT S 123 122 124 119 120 121 TRACT K 81828386858784 TRACT J 80 TRACT I 79 72 73 74 78 77 75 76 95 9493 9697 92 100 89 99 9088 101 98 91 102 103 104 117 118 TRACT GG 116 110113 114 112 111 109 115 105 106 108107 B2 5.5' PLANTER STRIP 5.5' PLANTER STRIP 54.0' RIGHT OF WAY 5.0' WALK PARKING 5.0' WALK PARKING 32.0' PAVED WIDTH 0.5' 0.5' LOCAL RESIDENTIAL CITY OF TIGARD STANDARD PARKING ON BOTH SIDES F MAJOR TRAIL 10.0' HARD SURFACE C 6.0' WALK 6.0' BIKE LANE 14.0' TRAVEL LANE 6.5' PLANTER STRIP COUNTY COLLECTOR SE 150TH AVENUE 0.5' EXIST. ⅊ 16.0' MIN. ℄VARIES 20'-33' 37.0' 14.0' TRAVEL LANE 6.0' BIKE LANE EXISTING PAVING DEDICATED ⅊ 25.0' VARIES 57'-70' 20.0' TRACT N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(9) CIRC.dwg - SHEET: (9.2) Dec 05, 2018 - 11:03am jjkPlanning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(9) CIRC.dwg - SHEET: (9.2) Dec. 5, 18 - 11:03 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 MATCHLINE CIRCULATION PLAN SHEET 9.1 9.2 CIRCULATION PLAN SCALE 0 1 INCH = 100 FEET 100 50 100 LEGEND: PROJECT BOUNDARY C ROAD SECTION TYPE SEE THIS SHEET & SHEET 9.2 FOR DETAILS 3410BR3410BR3410BR3410BR3410BR3410BR4063BR4063BR5017BR3410BR3410BR4063BR5017BR3410B3410BR3410BR3410BR5017BR5017BR3410BR3410BR3410BR3410BR4063B4063B4063B4063B4063B4063B4063B3410B3410B3410B3410B3410B3410B3410B3410B3410BR4063BR4063BR3410BR3410BR3410BR3410BR4063BR3410BR3410BR4063BR3410BR 3410BR 3410BR 3410BR4063BR 4063BR 4063BR 3410BR3410BR3410BR3410BR3410BR 3410B3410B3410B3410B3410B3410B3410B4063B3410BR4063BR4063B3DR 3 A R 3B 5017BR5AR 3410.2BD3410.2BD3410.2BD3410.2BD3410.2BD3410.2BD3410.2BD3410.2BD5B-DL5B-DL5B-DL5B-DL5B-DL5B-DL5B-DL5B-DL5B-DL3410.2BD3410.2BD3410.2BD3410.2BD3410.2BD3410.2BD3410.2BD3410.2BD3410.2BD3410.2BRD4063BR5017B5017B5017B5017B5017B4063B3410BR3410BR5AR-DL5017A5AR5AR5A5AR-DL3410A3410AR3410A3410AR 5A-DL3410.2AD3410.2ARD3410.2AD3410A3410AR4063B3410AR4063B4063B3410B3410BRTVFRAerial Fire TruckAerial Fire TruckAerial Fire TruckAerial Fire TruckSW EADON AVESW MISSOURI AVESW VENTURA AVESW PEACE AVESW DEEPBROOK LANE SW COOLWATER LANE SW VENTURA AVE SW W O O D H U E S T SW BROOKDALE ST SW HAWKS RIDGE ROAD SW 150TH AVE8 10 8 7 11 4 1 7 3 7 7 22 3 7 8 6 4 7 6 6 8 4 6 6 6 5 16334 Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(10) PARKING.dwg - SHEET: (10.1) Dec. 5, 18 - 11:04 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 SCALE 0 1 INCH = 60 FEET 60 30 60 MATCHLINE CIRCULATION PLAN SHEET 10.2 20.00' 8.5 20.00' 8.5 REQUIRED PROVIDED ON STREET PARKING REQUIRED ·DETACHED SINGLE FAMILY: 198 UNITS W/4 OFF-ST. SPACES AT 1 SPACE/2 UNITS =99 SPACES PROVIDED ·DETACHED SINGLE FAMILY:278 SPACES OFF STREET PARKING REQUIRED ·DETACHED SINGLE FAMILY: 198 UNITS AT 1 SPACE/UNIT =198 SPACES PROVIDED ·DETACHED SINGLE FAMILY: (FRONT LOAD) 198 UNITS W/2 CAR GARAGE + 2 DRIVEWAY SPACES =792 SPACES Lock to Lock Time Track Width : : : feetTVFR Fire Engine 6.0 8.00 8.00 21.426.67 44.00 Steering Angle 40.0: LEGEND: NUMBER OF PARKING STALLS IN A SPECIFIC AREA CAR IN PARKING SPACE/DRIVEWAY 5 10.1 PARKING PLAN 3410BR3410BR5017BR5017BR5017BD5017BD4063B3410B3410B3410B3410B3410B4063B3410BR 4063B 4063B 4063B R 3410BR3410BR3410BR3410BR 5017BD5017BR5017BR3410BR3410BR3410BR5017BD3410.2BD3410.2BD3410.2BD3410.2BD4063BR 3410.2BD3410.2BD3410.2BD3410.2BD5017BR 3410.2BD3410.2BD3410.2BD5017BD5BR 5B-DL5B-DL4063BR5017B5017B5017B5A5017AD5AR-DL5017AR5017AR 5017A5017AD5017ARD4063A5AR-DL5AR4063AR3410BR3410BR3410BR 3410.2ADAerial Fire TruckAerial Fire TruckSW BLUEWATER TERRACESW FLATCREEK LANE SW HUNTWOOD ST SW WOODHUE STSW EADON AVESW MISSOURI AVESW 150TH AVESW PEACE AVE7 7 3 7 12 6 3 7 6 3 5 6 3 Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(10) PARKING.dwg - SHEET: (10.2) Dec. 5, 18 - 11:04 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 SCALE 0 1 INCH = 60 FEET 60 30 60 MATCHLINE CIRCULATION PLAN SHEET 10.1 20.00' 8.5 20.00' 8.5 REQUIRED PROVIDED LEGEND: NUMBER OF PARKING STALLS IN A SPECIFIC AREA CAR IN PARKING SPACE/DRIVEWAY 5 10.2 PARKING PLAN M M S M M S M M S L L M S L M M S M S M S M M M M S M M S S M L L S S L M M L M L M S M S S S M M M S M M S S M S M S L S L S M M M S S M S S M M M M S M L S M M M S M S MM S M M M M SS S M M M M S S M M M M M M L M M M L S S M S M L L M M M S M M S MS L L S S S S M M S S S L M S M M M S S M S SMM L M M M L S L L M M M M L L M M M M L L L M M L M S S L WQ/D OS FD FD NP NP PED OS OS OS FDT PED OS PED PED OS OS 185 189 188 187 186 182 184 183 180 181 175 147 151 150 149 148 146 145 179 178 177 176 172 174 173 170 171 143144 142 141 TRACT U 137 133 134 135 136 139 138 140 128 125 126 127 131 129 130 132 156 162 163 166 165 167 158 157 168 153 155 164 154 169 152 160 161 159 194 190 192 193 196 195 198 197 191 3 1 2 5 4 6 53 56555450525149 42 34 44 35 45 36 46 37 47 39 48 4033 4143 38 62 63 64 59 60 61 57 58 28 TRACT BB 17 16 25262731293032 66 65 TRACT CC TRACT AA 13 7 8 9 10 11 12 14 TRACT B 15 107 116 117 118 102 103 104 105 106 108 115 110113 114 112 111 109 TRACT GG 121 123 122 124 119 120 98 91 95 9493 9697 92 100 89 99 9088 101 TRACT K TRACT S 84 TRACT P TRACT Q 818283868587 TRACT I 80 76 TRACT FF 69 79 67 70 71 72 73 74 68 78 77 75 TRACT O TRACT T TRACT R TRACT M TRACT L TRACT DD TRACT EE 20 24 23 18 21 22 19 TRACT J S M M M M M M M M M M M M M M M M S 3' MIN SIDE 10' REAR PATIO 15' REAR BUILDING 8' STREET SIDE 8' PORCH 12' FRONT 20' GARRAGE 20 23 21 22 8' PORCH 12' FRONT 20' GARAGE 8' STREET SIDE 3' MIN SIDE 10' REAR PATIO15' REAR BUILDING 50 525149 66 65 3' MIN SIDE 10' REAR PATIO 15' REAR BUILDING 8' STREET SIDE 8' PORCH 12' FRONT 20' GARRAGE Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(11.1) PSITE.dwg - SHEET: (11.1) Dec. 5, 18 - 11:06 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 1 INCH = 100 FEET 100 50 100 SCALE 0 LEGEND: OS LOT COUNT: MEDIUM LOT STANDARD LOTS LARGE LOTS OPEN SPACE FUTURE DEVELOPMENT NEIGHBORHOOD PARK WATER QUALITY/ DETENTION FACILITY TRAIL PEDESTRIAN CONNECTION VISION CLEARANCE TRIANGLE* M L MEDIUM LOT STANDARD LOTS LARGE LOTS TOTAL LOTS 109 60 29 198 FD NP WQ/D TYPICAL LARGE LOT PLAN SCALE: 1" = 40' TYPICAL STANDARD LOT PLAN SCALE: 1" = 40' *EXCEPTION TO VISION CLEARANCE AREAS, PROVIDING 20' CLEAR TRIANGLES FROM THE EXTENSION OF THE CURB LINES, REQUESTED PER 18.350.070.C.7 PROVIDED ADEQUATE SIGHT DISTANCE CAN BE MET. 11.1 SITE PLAN & TYPICAL LOT PLAN T PED S TYPICAL MEDIUM LOT PLAN SCALE: 1" = 40' MODEL HOMES 175 147 185 194 156 TRACT U 128 28 117 118 137 143 TRACT B TRACT P 121TRACT GG TRACT Q TRACT R TRACT M TRACT CC TRACT BB TRACT AA 3 115 107 116 TRACT T TRACT EE 20 84 98 91 76 TRACT FF 69 80 53 42 34 44 35 45 36 46 37 47 39 48 4033 41 TRACT I TRACT J TRACT L 62 TRACT DD TRACT K TRACT STRACT O SW PEACE AVESW 150TH AVENUE (COUNTY ROAD NO. 378)SW EVERGLADE AVESW VANDERWOOD AVESW BLUEWATER TERRSW DEEPBROOK LANE SW COOLWATER LANE SW VANDERWOOD AVE SW FLATCREEK LANE SW HUNTWOOD STSW WOODHUE STSW BROOKDALE ST SW WOODHUE ST SW MISSOURI AVESW HAWK RIDGE ROAD 818283868587 100 89 99 9088 101 119 120 123 122 124 79 78 77 95 9493 9697 92 72 73 74 75 102 103 104 105 106 110113114112111 109 108 67 70 71 68 24 23 18 21 22 19 17 16 25262731293032 66 65 64 60 61 63 59 57 58 56555450525149 43 38 1 2 5 4 6 7 8 9 10 11 12 13 15 14 125 126 127 131 129 130 132 133 134 135 136 139 138 140 144 142 141 151 150 149 148 146 145 172 174 173 170 171 179 178 177 176183 180 181 182 184 190 192 193 191 189 188 187 186 166 167 168 153 155 154 169 152 162 163 165 160 161 159 158 157164 196 195 198 197 SD SD SD SSSSSSSSXXXXXX X X X X X X X XXXXXXXX3DR 4063B 3410B3410BRX X X 28 117 118 TRACT GG TRACT CC TRACT BB 115 107 116 TRACT EE 20 98 TRACT DD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDS D S D SD SD SDSDSDSDSDSDSDSD SDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW W W W W WW W W W W W W WW WWWWW W W W W WWW W W W W W W W WWWWWWWWWWWW SDWWSD12.00' FRONT BUILDING SETBACK, TYP.8.00' FRONT PORCH SETBACK, TYP. 20.00' GARAGE SETBACK TYP. 3.00' SIDE SETBACK, TYP. 8.00' STREET SIDE SETBACK, TYP. 6.00' PUE, TYP. 6' CEDAR FENCE, TYP. 4' WALK, TYP. WROUGHT IRON FENCE, TYP.SW PEACE AVESW BLUEWATER TERRSW FLATCREEK LANESW WOODHUE STSALES OFFICE MODEL HOME MODEL HOME S W V A N D E R W O O D A V E MODEL HOMESW VANDERWOOD AVE100 99101 119 120 959697 102 103 104 105 106 110113 114 112 111 109 108 24 23 18 21 22 19 17 16 25262731293032 9 10 11 12 13 15 14 MODEL HOME Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(11.2) Model Homes.dwg - SHEET: 11.2 Dec. 5, 18 - 11:07 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 11.2 MODEL HOME & SALES OFFICE PLAN 1 INCH = 100 FEET 100 50 100 SCALE 0 MODEL HOMES SCALE: 1" = 40' 1 INCH = 40 FEET 40 20 40 SCALE 0 03/12/2018 ADD MODEL HOMES (LOTS 175, 157 & 158) EXISTING WETLAND BOUNDARY EXISTING TREE GROVE TO BE REMOVED EXISTING WETLAND BOUNDARY EXISTING WETLAND BUFFER EXISTING WATERS 175 147 185 151 150 149 148 146 145 179 178 177 176 172 174 173 170 171 189 188 187 186 182 184 183 180 181 TRACT U 128 137 143 126 127 131 129 130 132 133 134 135 136 139 138 140 144 142 141 194 190 192 193 195 191 156 158 157 168 153 155 164 154 169 152 166 165 167 TRACT B TRACT AA 3 1 2 5 4 6 7 8 9 10 11 12 14 13 15 53 56555450525149 42 34 44 35 45 36 46 37 47 39 48 4033 4143 38 62 66 65 63 64 59 60 61 57 58 28 TRACT CC TRACT BB 16 25262731293032 17 TRACT EE 20 TRACT DD 18 21 22 19 24 23 TRACT FF 69 67 70 71 72 68 115 ANY WORK WITHIN THE CRITICAL ROOT ZONE OF TREES BE LOCATED AT THE OUTER ZIP TIE ATTACHMENT (3) PER POST 4' CHAIN LINK FENCING (NOT TO SCALE)THIS SHEET 8' PROPOSED TO REMAIN. NOTE: NOTIFY MORGAN HOLEN & ASSOCIATES BEFORE CONDUCTING FENCES SHALL BE IN PLACE PRIOR TO BEGINNING CONSTRUCTION! FENCE SHALL IDEALLY PERIMETER OF THE CRITICAL ROOT ZONE. DRIP LINE CRITICAL ROOT ZONE SEE TREE PROTECTION PLAN1TREE PROTECTION DETAIL TYP 5' HGT. TEE POST 6' O.C. MAX. TO BE PROTECTED Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(12) PTREE.dwg - SHEET: 12.1 Dec. 5, 18 - 11:08 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 1 INCH = 60 FEET 60 30 60 SCALE 0 MATCHLINE TREE PRESERVATION PLAN SHEET 12.2 NOTES: 1.COORDINATE WITH PROJECT ARBORIST PRIOR TO REMOVING OR MOVING TREE PROTECTION MEASURES TO SUPERVISE CONSTRUCTION IN PROTECTION ZONE. 2.REFER TO "ATTACHMENT A: EXISTING TREE INVENTORY DATA" PREPARED BY MORGAN HOLEN & ASSOCIATES FOR CANOPY RADIUS DIMENSIONS. 3.SEE SHEET 2 FOR EXISTING CONDITIONS AND TAX MAP INFORMATION. 4.SEE SHEETS 7.1 AND 7.2 FOR THE PROPOSED GRADING PLAN AND RETAINING WALL LOCATIONS. 5.SEE SHEETS 8.1 AND 8.2 FOR THE COMPOSITE UTILITY PLAN. 6.SEE SHEETS L1.01 -L4.03 FOR LANDSCAPE PLAN. A.TREE PROTECTION SPECIFICATIONS 1.TREE PROTECTION ZONE. THE PROJECT ARBORIST SHALL DESIGNATE THE TREE PROTECTION ZONE (TPZ). WHERE FEASIBLE, THE TPZ SHALL BE ESTABLISHED AT THE DRIPLINE OF PROTECTED TREES AS A MINIMUM. IF INFRASTRUCTURE MUST BE INSTALLED CLOSER TO THE TREES, THE TPZ MAY BE ESTABLISHED WITHIN THE DRIPLINE AREA IF THE PROJECT ARBORIST DETERMINES THAT THE TREES WILL NOT BE UNDULY DAMAGED. THE LOCATION OF THE TPZ SHALL BE SHOWN ON CONSTRUCTION DRAWINGS. ¬ 2.PROTECTION FENCING. ALL TREES TO BE RETAINED SHALL BE PROTECTED BY CHAIN LINK FENCING OR OTHER FENCING AS APPROVED BY THE PROJECT ARBORIST. PROTECTION FENCING SHALL BE SECURED TO STEEL POSTS PLACED NO FURTHER THAN 8-FEET APART AND SHALL BE INSTALLED AT THE EDGE OF THE TPZ.¬ 3.PRECONSTRUCTION CONFERENCE. THE PROJECT ARBORIST SHALL BE ON SITE TO DISCUSS METHODS OF TREE REMOVAL AND TREE PROTECTION PRIOR TO ANY CONSTRUCTION. 4.PRUNING. THE PROJECT ARBORIST CAN HELP IDENTIFY IF AND WHERE PRUNING IS NECESSARY ONCE TREES RECOMMENDED FOR REMOVAL HAVE BEEN REMOVED AND THE SITE IS STAKED AND PREPARED FOR CONSTRUCTION. PRUNING SHALL BE PERFORMED BY A QUALIFIED TREE SERVICE. 5.TREE PROTECTION ZONE MAINTENANCE. THE PROTECTION FENCING SHALL NOT BE MOVED, REMOVED, OR ENTERED BY EQUIPMENT EXCEPT UNDER DIRECTION OF THE PROJECT ARBORIST. 6.STORAGE OF MATERIAL OR EQUIPMENT. THE CONTRACTOR SHALL NOT STORE MATERIALS OR EQUIPMENT WITHIN THE TPZ. 7.EXCAVATION. EXCAVATION WITHIN THE TPZ SHALL BE AVOIDED IF ALTERNATIVES ARE AVAILABLE. IF EXCAVATION WITHIN THE TPZ IN UNAVOIDABLE, THE PROJECT ARBORIST SHALL EVALUATE THE PROPOSED EXCAVATION TO DETERMINE METHODS TO MINIMIZE IMPACTS TO TREES. ALL CONSTRUCTION WITHIN THE TPZ SHALL BE UNDER THE ON-SITE TECHNICAL SUPERVISION OF THE PROJECT ARBORIST.¬ 8.TREE PROTECTION INSPECTION. THE PROJECT ARBORIST SHALL INSPECT AND VERIFY THE LOCATION OF PROTECTION MEASURES PRIOR TO CONSTRUCTION, MONITOR TREE PROTECTION MEASURES REGULARLY, AND PROVIDE BIWEEKLY WRITTEN REPORTS TO THE CITY DURING PERIODS OF ACTIVE CONSTRUCTION. 9.POST CLEARING EVALUATION. THE PROJECT ARBORIST SHALL VISIT THE SITE AT THE TIME OF CLEARING TO RE-ASSESS TREES PLANNED FOR PRESERVATION IN TERMS OF GENERAL CONDITION AND POTENTIAL RISK. IF TREES ARE FOUND TO BE HAZARDOUS, THE PROJECT ARBORIST SHALL UPDATE THE URBAN FORESTRY PLAN FOR THE CITY'S REVIEW AND APPROVAL. 10.FINAL REPORT. AFTER THE PROJECT HAS BEEN COMPLETED, THE PROJECT ARBORIST SHALL PROVIDE A FINAL REPORT THAT DESCRIBES THE MEASURES NEEDED TO MAINTAIN AND PROTECT THE REMAINING TREES. 12.1 PRELIMINARY TREE PRESERVATION AND REMOVAL PLAN EXISTING TREE TO BE REMOVED LEGEND EXISTING TREE TO BE RETAINED WITH TREE PROTECTION FENCING PER DTL 1, THIS SHEET WETLAND EXISTING WETLAND BOUNDARY EXISTING TREE GROVE TO BE REMOVED EXISTING TREE GROVE TO BE REMOVEDEXISTING TREE GROVE TO BE REMOVED EXISTING WETLAND BUFFER EXISTING WATERS EXISTING TREE GROVE TO BE RETAINED 125 196 198 197 160 161 159 158 162 163 TRACT P TRACT R TRACT T TRACT L TRACT S TRACT O 76 79 73 74 78 77 75 117 118 TRACT GG 107 116 110113114112111 109 108102103104105106 98 91 95 9493 9697 92 100 89 99 9088 101 84 818283868587 80 TRACT I TRACT J 121 TRACT K 119 120 123 122 124 EXISTING TREE TO BE REMOVED LEGEND EXISTING TREE TO BE RETAINED WITH TREE PROTECTION FENCING PER DTL 1, THIS SHEET WETLAND PROPOSED TO REMAIN. NOTE: NOTIFY MORGAN HOLEN & ASSOCIATES BEFORE CONDUCTING ANY WORK WITHIN THE CRITICAL ROOT ZONE OF TREES FENCES SHALL BE IN PLACE PRIOR TO BEGINNING CONSTRUCTION! FENCE SHALL IDEALLY BE LOCATED AT THE OUTER PERIMETER OF THE CRITICAL ROOT ZONE. DRIP LINE ZIP TIE ATTACHMENT (3) PER POST CRITICAL ROOT ZONE SEE TREE PROTECTION PLAN 4' CHAIN LINK FENCING (NOT TO SCALE) 1 TREE PROTECTION DETAIL THIS SHEET 8' TYP 5' HGT. TEE POST 6' O.C. MAX. TO BE PROTECTED NOTES: 1.COORDINATE WITH PROJECT ARBORIST PRIOR TO REMOVING OR MOVING TREE PROTECTION MEASURES TO SUPERVISE CONSTRUCTION IN PROTECTION ZONE. 2.REFER TO "ATTACHMENT A: EXISTING TREE INVENTORY DATA" PREPARED BY MORGAN HOLEN & ASSOCIATES FOR CANOPY RADIUS DIMENSIONS. 3.SEE SHEET 2 FOR EXISTING CONDITIONS AND TAX MAP INFORMATION. 4.SEE SHEETS 7.1 AND 7.2 FOR THE PROPOSED GRADING PLAN AND RETAINING WALL LOCATIONS. 5.SEE SHEETS 8.1 AND 8.2 FOR THE COMPOSITE UTILITY PLAN. 6.SEE SHEETS L1.01 -L4.03 FOR LANDSCAPE PLAN. Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(12) PTREE.dwg - SHEET: 12.2 Dec. 5, 18 - 11:08 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 1 INCH = 60 FEET 60 30 60 SCALE 0 MATCHLINE TREE PRESERVATION PLAN SHEET 12.1 A.TREE PROTECTION SPECIFICATIONS 1.TREE PROTECTION ZONE. THE PROJECT ARBORIST SHALL DESIGNATE THE TREE PROTECTION ZONE (TPZ). WHERE FEASIBLE, THE TPZ SHALL BE ESTABLISHED AT THE DRIPLINE OF PROTECTED TREES AS A MINIMUM. IF INFRASTRUCTURE MUST BE INSTALLED CLOSER TO THE TREES, THE TPZ MAY BE ESTABLISHED WITHIN THE DRIPLINE AREA IF THE PROJECT ARBORIST DETERMINES THAT THE TREES WILL NOT BE UNDULY DAMAGED. THE LOCATION OF THE TPZ SHALL BE SHOWN ON CONSTRUCTION DRAWINGS. ¬ 2.PROTECTION FENCING. ALL TREES TO BE RETAINED SHALL BE PROTECTED BY CHAIN LINK FENCING OR OTHER FENCING AS APPROVED BY THE PROJECT ARBORIST. PROTECTION FENCING SHALL BE SECURED TO STEEL POSTS PLACED NO FURTHER THAN 8-FEET APART AND SHALL BE INSTALLED AT THE EDGE OF THE TPZ.¬ 3.PRECONSTRUCTION CONFERENCE. THE PROJECT ARBORIST SHALL BE ON SITE TO DISCUSS METHODS OF TREE REMOVAL AND TREE PROTECTION PRIOR TO ANY CONSTRUCTION. 4.PRUNING. THE PROJECT ARBORIST CAN HELP IDENTIFY IF AND WHERE PRUNING IS NECESSARY ONCE TREES RECOMMENDED FOR REMOVAL HAVE BEEN REMOVED AND THE SITE IS STAKED AND PREPARED FOR CONSTRUCTION. PRUNING SHALL BE PERFORMED BY A QUALIFIED TREE SERVICE. 5.TREE PROTECTION ZONE MAINTENANCE. THE PROTECTION FENCING SHALL NOT BE MOVED, REMOVED, OR ENTERED BY EQUIPMENT EXCEPT UNDER DIRECTION OF THE PROJECT ARBORIST. 6.STORAGE OF MATERIAL OR EQUIPMENT. THE CONTRACTOR SHALL NOT STORE MATERIALS OR EQUIPMENT WITHIN THE TPZ. 7.EXCAVATION. EXCAVATION WITHIN THE TPZ SHALL BE AVOIDED IF ALTERNATIVES ARE AVAILABLE. IF EXCAVATION WITHIN THE TPZ IN UNAVOIDABLE, THE PROJECT ARBORIST SHALL EVALUATE THE PROPOSED EXCAVATION TO DETERMINE METHODS TO MINIMIZE IMPACTS TO TREES. ALL CONSTRUCTION WITHIN THE TPZ SHALL BE UNDER THE ON-SITE TECHNICAL SUPERVISION OF THE PROJECT ARBORIST.¬ 8.TREE PROTECTION INSPECTION. THE PROJECT ARBORIST SHALL INSPECT AND VERIFY THE LOCATION OF PROTECTION MEASURES PRIOR TO CONSTRUCTION, MONITOR TREE PROTECTION MEASURES REGULARLY, AND PROVIDE BIWEEKLY WRITTEN REPORTS TO THE CITY DURING PERIODS OF ACTIVE CONSTRUCTION. 9.POST CLEARING EVALUATION. THE PROJECT ARBORIST SHALL VISIT THE SITE AT THE TIME OF CLEARING TO RE-ASSESS TREES PLANNED FOR PRESERVATION IN TERMS OF GENERAL CONDITION AND POTENTIAL RISK. IF TREES ARE FOUND TO BE HAZARDOUS, THE PROJECT ARBORIST SHALL UPDATE THE URBAN FORESTRY PLAN FOR THE CITY'S REVIEW AND APPROVAL. 10.FINAL REPORT. AFTER THE PROJECT HAS BEEN COMPLETED, THE PROJECT ARBORIST SHALL PROVIDE A FINAL REPORT THAT DESCRIBES THE MEASURES NEEDED TO MAINTAIN AND PROTECT THE REMAINING TREES. 12.2 PRELIMINARY TREE PRESERVATION AND REMOVAL PLAN WOODHUE STREET (PLANNED NEIGHBOTHOOD ROUTE) 150TH AVE (PLANNED CITY COLLECTOR)SW EVERGLADE AVESW MISSOURI AVESW VANDERWOOD AVESW PEACE AVESW BLUEWATER TERRSW DEEPBROOK LANE SW COOLWATER LANE SW VANDERWOOD AVE SW FLATCREEK LANE SW HUNTWOOD ST SW BROOKDALE ST SW HAWK RIDGE ROAD SW PEACE AVEPROJECT BOUNDARY URBAN GROWTH BOUNDARY FUTURE STREET, TYPICAL SW WOODHUE STREET PROPOSED/FUTURE TRAIL Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(13.0) FUTURE STREET PLAN.dwg - SHEET: 13 Dec. 5, 18 - 11:09 AM jjk12/06/2018 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 13.0 FUTURE STREET PLAN SCALE 1 INCH = 150 FEET 150 75 1500 NOTE:NO PROPOSED CHANGES TO THIS SHEET. 13+0014+00 15+00 16+ 0 0 17+ 0 0 17+ 4 1 SW HAWK RIDGE ROAD SW EVERGLADE AVENUE410420430430412414416418422424424426426428428432432434434436436438438438430 430 426 428428432432432432 434 434434434436 4 3 6438438 430 422 424 426 428 422 424 426 428 420 430 440 450 460 470 420 430 440 450 460 470 13+0014+0015+0016+0017+0018+00 -2.50%-1.50% 2.42% 4.66%PVI STA = 17+15.73ELEV = 437.00PVI STA = 17+40.73ELEV = 436.37HIGH PT STA: 16+09.99 HIGH PT ELEV: 438.31 PVI STA:15+71.52 PVI ELEV:439.16 K:24.35 LVC:150.00 BVCS: 14+96.52BVCE: 435.67EVCS: 16+46.52EVCE: 438.04LOW PT STA: 13+66.16 LOW PT ELEV: 430.15 PVI STA:13+91.16 PVI ELEV:430.76 K:22.34 LVC:50.00 BVCS: 13+66.16BVCE: 430.15EVCS: 14+16.16EVCE: 431.92PROPOSED GRADE EXISTING GROUND Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(13.1-13.5) Future Streets PP.dwg - SHEET: 13.1 Dec. 5, 18 - 11:11 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 13.1 PROFILE STREET RIDGE ROAD SW HAWK SW HAWK RIDGE ROAD - PROFILE HORIZONTAL SCALE: 1" = 40' VERTICAL SCALE: 1" = 10' SW HAWK RIDGE ROAD - PLAN SCALE: 1" = 40' 1 INCH = 40 FEET 40 20 40 SCALE 0 NOTE:NO PROPOSED CHANGES TO THIS SHEET. -2+7 4 -2+0 0 -1+0 0 0+00 1+00 2+00 3+00 SW BROOKDALE STREET SW EVERGLADE AVENUE430 432430 428 432 434 436 420430418422424426428432434436420430418422424426428416420 418422420418422400 410 420 430 440 450 460 400 410 420 430 440 450 460 -2+00 -1+00 0+00 1+00 2+00 2+75 -3.50% -10. 2 8 % -2.50%PVI STA = 1+00.00ELEV = 426.94PVI STA = 2+59.32 ELEV = 414.31 PVI STA = 2+71.32 ELEV = 414.01 PVI STA:2+03.93 PVI ELEV:416.25 K:14.74 LVC:100.00 BVCS: 1+53.93BVCE: 421.39EVCS: 2+53.93EVCE: 414.50PROPOSED GRADE EXISTING GROUND Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(13.1-13.5) Future Streets PP.dwg - SHEET: 13.2 Dec. 5, 18 - 11:11 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 13.2 PROFILE STREET STREET SW BROOKDALE SW BROOKDALE STREET - PROFILE HORIZONTAL SCALE: 1" = 40' VERTICAL SCALE: 1" = 10' SW BROOKDALE STREET - PLAN SCALE: 1" = 40' 1 INCH = 40 FEET 40 20 40 SCALE 0 NOTE:NO PROPOSED CHANGES TO THIS SHEET. -3+00-3+00 -2+00 -1+00 0+00 1+00 2+00 SW WOODHUE STREET SW EVERGLADE AVENUE3 7 0 3803803903903683 7 2 3723743743763763783783823823 8 4 38438638638 8 388 3 9 2 392394394400 410 396 398 402 404 406 408 380390 378382384386388392 394 396 398 390392394380390382384386388392394 396 370 380 390 400 410 420 370 380 390 400 410 420 -3+50 -3+00 -2+00 -1+00 0+00 1+00 2+00 2+50 -8.78% -4.00% -4.00% -8.05 % PVI STA = 0+00.00 ELEV = 395.00 PVI STA = 1+15.00 ELEV = 388.00 PVI STA:1+67.10 PVI ELEV:385.92 K:24.70 LVC:100.00 BVCS: 1+17.10BVCE: 387.92EVCS: 2+17.10EVCE: 381.89PVI STA:0+50.16 PVI ELEV:390.59 K:20.90 LVC:100.00 BVCS: 0+00.16BVCE: 394.99EVCS: 1+00.16EVCE: 388.59PROPOSED GRADE EXISTING GROUND Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(13.1-13.5) Future Streets PP.dwg - SHEET: 13.3 Dec. 5, 18 - 11:12 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 13.3 PROFILE STREET STREET SW WOODHUE SW WOODHUE STREET - PROFILE HORIZONTAL SCALE: 1" = 40' VERTICAL SCALE: 1" = 10' SW WOODHUE STREET - PLAN SCALE: 1" = 40' 1 INCH = 40 FEET 40 20 40 SCALE 0 NOTE:NO PROPOSED CHANGES TO THIS SHEET. SW PEACE AVENUE SW HUNTWOOD ST300310320 330340350360294296298 302304306308312314316318322324326328332334 3363383423443463483523543563583623003103203303403503602922942962983023043063083123143163183 2 2 324326 32 8 332334336338342344346348352354356358362-2+00 -1+00 0+00 1+00 2+00 3+003403 50 360342344346348352354356358362364360356358362364350342344346348350344346348352354 354 354 356 300 310 320 330 340 350 360 370 300 310 320 330 340 350 360 370 -2+50 -2+00 -1+00 0+00 1+00 2+00 3+00 3+50 11.21 % 8.28% 13.9 9 %PVI STA = -1+50.00ELEV = 307.80PVI STA = 1+28.16ELEV = 337.57PVI STA:0+09.99 PVI ELEV:321.04 K:17.51 LVC:100.00 BVCS: -0+40.01BVCE: 316.90EVCS: 0+59.99EVCE: 328.04PROPOSED GRADE EXISTING GROUND Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(13.1-13.5) Future Streets PP.dwg - SHEET: 13.4 Dec. 5, 18 - 11:12 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 13.4 PROFILE STREET AVENUE SW PEACE SW PEACE AVENUE - PROFILE HORIZONTAL SCALE: 1" = 40' VERTICAL SCALE: 1" = 10' SW PEACE AVENUE - PLAN SCALE: 1" = 40' 1 INCH = 40 FEET 40 20 40 SCALE 0 NOTE:NO PROPOSED CHANGES TO THIS SHEET. -2+31 -2+00 -1+00 0+00 1+00 2+00 3+00 SW HUNTWOOD STSW BLUEWATER TERRACE300310320330 340 350302304306308312314316318322324326328332334336338 342 344 346 348 352 354 356340350360338342344346348352354356358350342344346348352 354 352 352 354350 360344346348352354356358362340332 334336338300 310 320 330 340 350 360 370 380 300 310 320 330 340 350 360 370 380 -2+50 -2+00 -1+00 0+00 1+00 2+00 3+00 3+25 4.50%5.00% 9.03%PVI STA = -2+07.75ELEV = 312.28PVI STA = 2+15.02 ELEV = 348.00 PVI STA:1+60.52 PVI ELEV:345.55 K:22.05 LVC:100.00 BVCS: 1+10.52BVCE: 341.03EVCS: 2+10.52EVCE: 347.80PVI STA:2+68.57 PVI ELEV:350.68 K:15.29 LVC:100.00 BVCS: 2+18.57BVCE: 348.18EVCS: 3+18.57EVCE: 356.45PROPOSED GRADE EXISTING GROUND Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\395065.(13.1-13.5) Future Streets PP.dwg - SHEET: 13.5 Dec. 5, 18 - 11:13 AM jjk12/06/2018 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 PRE [T] 503-941-9484 [F] 503-941-9485 13.5 PROFILE STREET TERRACE SW BLUEWATER SW BLUEWATER TERRACE - PROFILE HORIZONTAL SCALE: 1" = 40' VERTICAL SCALE: 1" = 10' SW BLUEWATER TERRACE - PLAN SCALE: 1" = 40' 1 INCH = 40 FEET 40 20 40 SCALE 0 NOTE:NO PROPOSED CHANGES TO THIS SHEET. SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSS SS SSSSSSSS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW W W W W W W W W W W W W W WWWWWWWWWWWWWWWW WWWWWWWW WW WWWWWW W W W SD SDSD SDSDTRACT AATRACT U13166165167183180181151254679101112141511501491481461451791781771761721741731701711681531551541691521271311291301321331341351361391381401441421411901921931911891881871861821843156128137143175147185194SW HAWKS RIDGE ROADSW EADON AVESW MISSOURI AVESW BROOKDALE STSW VENTURA AVE C100101102103104105106107108109110111112113114115128127129130131132133134135136137138139140141142143145144146147149151150153154155156157158160161170171172173178176181179180182183184185186187188190189191192193194195196197198199200201202203204205207209210224225226227228229230231232233234235236237238352353148152159174175177206208211428'=11CC175'=4C185'=5904'=23656'=16CA65'=2A79'=2425'=11AB425'=11B107'=3433'=11BB150'=4D75'=2DE428'=11410'=10EE150'=4PHASE 3 PHASE 2 R-4.5R-7R-4.5R-7R-4.5R-7R-4.5R-751154'=18NOTES:1.SEE SHEET L1.05 FOR STREET TREE LEGEND& NOTES2.SEE SHEET L1.06 FOR STREET TREE, SOILVOLUMES - NOTES, DETAILS AND EXAMPLES.3.PLANTERS UNDER STREET TREES UNLESSOTHERWISE NOTED ARE TO BE SEEDEDWITH GRASS SEED SUPREME MIX (LAWN).SEE PLANT LEGEND AND GENERALPLANTING SHEETS FOR ADDITIONALINFORMATION.4.A PERMANENT UNDERGROUND IRRIGATIONSYSTEM WILL BE PROVIDED FOR ALLSTREET TREE LAWN AREAS.5.SEE CIVIL PLANS FOR IRRIGATION WATERMETER LOCATIONS.6.ALL STREET TREES ARE TO BE INSTALLEDWITH A GEO TEXTILE ROOT CONTROLSYSTEM PER CITY OF TIGARD DETAILS 3SHEET L1.05 & DETAILS 1 & 2 SHEET L1.06.7.ALL STREET TREES ON 150TH SHALL BEINSTALLED PER WASHINGTON COUNTYSTANDARDS - SEE DETAIL 1 SHEET L1.05.8.FOR OPEN SPACE PLANTING PLANS SEESHEETS L2.01-L2.02.9.FOR VEGETATED SWALE PLANTING PLANSSEE SHEETS L3.01-L3.03.STREET TREE LEGEND:KATSURA TREEYELLOWWOOD GOLDENRAIN TREE RAYWOOD ASH JUNE SNOW DOGWOOD DOVE TREETREE CANOPY - PLANTING PLAN1MATCHLINE SEE SHEET - L1.02MATCHLINE SEE SHEET - L1.04SW 150TH AVENUE SW EADON AVE SW MISSOURI AVE SW VENTURA AVE SW PEACE AVE SW BLUEWATER TERR SW DEEPBROOK LANESW COOLWATER LANESW VENTURA AVESW FLATCREEK LANESW HUNTWOOD STS W W O O D H U E S T SW BROOKDALE STSW WOODHUE STSW EADON AVE SW MISSOURI AVE SW HAWK RIDGE ROADSW PEACE AVE1 INCH = 40 FEET402040SCALE0123KEY MAPL1.01STREET TREEPLANTING PLAN4Planning DocumentsN:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\LANDSCAPE\395065.(L1) STREETREE.dwg - SHEET: L1.01 Dec. 5, 18 - 11:31 AM michelle.hundley 12/07/2016ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRIVER TERRACECROSSING1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONREVIEWED BY:TYPE:PROJECT NO.:PLANNING395-065KEL[T] 503-941-9484 [F] 503-941-948512/05/20182ND SUBMITTAL DATE SSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWW WWWWWWWWWW W WWWWWWWWWW W W W WWWWWW W W W W W W W W W W WWWWWWWWWWSDTRACT BBTRACT CCTRACT DDTRACT EE6665636459606157585655545052514943382526273129303262423444354536463747394840334153286770716817241618212219206923SW WOODHUE ST SW VENTURA AVESW DEEPBROOK LANESW COOLWATER LANESW PEACE AVE SW 150TH AVENUE (COUNTY ROAD NO. 378)SW HAWKS RIDGE ROADH212214213215216217218219220221222223224225226227228229230231232233234235236237238239240241247248249250251252253254255256257258259260261262263264265266267268269270271272273274275276277278280281282283284285286287288289290291292293294295296297298299300301302303304327328329330331332333334335336337338339340341342343344345346347348349350351352353366367368369370371372373374375376377378379394407409410411412414415416417418419420421422423424425426427428429430431432433434435436437438439440441FF339'=8H656'=16C341'=9F341'=9G342'=959'=2G150'=4G341'=9150'=4G60'=2FH341'=9H251'=660'=2I307'=8175'=4II264'=7M425'=11M64'=2M63'=2N628'=16N66'=2421'=11MPHASE 2PHASE 1 PHASE 2PHASE 1NOTES:1.SEE SHEET L1.05 FOR STREET TREE LEGEND& NOTES2.SEE SHEET L1.06 FOR STREET TREE, SOILVOLUMES - NOTES, DETAILS AND EXAMPLES.3.PLANTERS UNDER STREET TREES UNLESSOTHERWISE NOTED ARE TO BE SEEDEDWITH GRASS SEED SUPREME MIX (LAWN).SEE PLANT LEGEND AND GENERALPLANTING SHEETS FOR ADDITIONALINFORMATION.4.A PERMANENT UNDERGROUND IRRIGATIONSYSTEM WILL BE PROVIDED FOR ALLSTREET TREE LAWN AREAS.5.SEE CIVIL PLANS FOR IRRIGATION WATERMETER LOCATIONS.6.ALL STREET TREES ARE TO BE INSTALLEDWITH A GEO TEXTILE ROOT CONTROLSYSTEM PER CITY OF TIGARD DETAILS 3SHEET L1.05 & DETAILS 1 & 2 SHEET L1.06.7.ALL STREET TREES ON 150TH SHALL BEINSTALLED PER WASHINGTON COUNTYSTANDARDS - SEE DETAIL 1 SHEET L1.05.8.FOR OPEN SPACE PLANTING PLANS SEESHEETS L2.01-L2.02.9.FOR VEGETATED SWALE PLANTING PLANSSEE SHEETS L3.01-L3.03.STREET TREE LEGEND:KATSURA TREEYELLOWWOOD GOLDENRAIN TREE RAYWOOD ASH JUNE SNOW DOGWOOD DOVE TREETREE CANOPY - PLANTING PLAN2MATCHLINE SEE SHEET - L1.01 MATCHLINE SEE SHEET - L1.03SW 150TH AVENUE SW EADON AVE SW MISSOURI AVE SW VENTURA AVE SW PEACE AVE SW BLUEWATER TERR SW DEEPBROOK LANESW COOLWATER LANESW VENTURA AVESW FLATCREEK LANESW HUNTWOOD STS W W O O D H U E S T SW BROOKDALE STSW WOODHUE STSW EADON AVE SW MISSOURI AVE SW HAWK RIDGE ROADSW PEACE AVE1 INCH = 40 FEET402040SCALE0123KEY MAP4L1.02STREET TREEPLANTING PLANPlanning DocumentsN:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\LANDSCAPE\395065.(L1) STREETREE.dwg - SHEET: L1.02 Dec. 5, 18 - 11:31 AM michelle.hundley 12/07/2016ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRIVER TERRACECROSSING1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONREVIEWED BY:TYPE:PROJECT NO.:PLANNING395-065KEL[T] 503-941-9484 [F] 503-941-948512/05/20182ND SUBMITTAL DATE SSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SSSS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWW W W W W WWWWWWWWWWWWWWWWWWWW W W W W W W W W WWSDSD TRACT ITRACT KTRACT GGTRACT FF15797172737478777510210310410510681828386858795949396979210089999088101119120123122124110113114112111109108211151071168498917680117121TRACT JSSSW FLATCREEK LANESW VENTURA AVESW 150TH AVENUE (COUNTY ROAD NO. 378) SW PEACE AVESW HUNTWOOD STSW BLUEWATER TERR 24024124224324424524624724824925025125225332232332432532632735135235335435535638038138238338438538638738838939039139239339539639739839940040140240340440540640744044144244344444544644744844945045145245345445545645745845946046146246346446546646746846947047147247347447547647747847948048148248348448548748848949049149249349449549649749849950050150250350450550650750850970'=2OC185'=5I264'=7J289'=7150'=4JJ350'=9383'=10JK328'=8150'=4KK330'=8K154'=4L76'=2L330'=876'=2LO85'=2O92'=2N77'=2626'=16NN628'=16J200'=5512NOTES:1.SEE SHEET L1.05 FOR STREET TREE LEGEND& NOTES2.SEE SHEET L1.06 FOR STREET TREE, SOILVOLUMES - NOTES, DETAILS AND EXAMPLES.3.PLANTERS UNDER STREET TREES UNLESSOTHERWISE NOTED ARE TO BE SEEDEDWITH GRASS SEED SUPREME MIX (LAWN).SEE PLANT LEGEND AND GENERALPLANTING SHEETS FOR ADDITIONALINFORMATION.4.A PERMANENT UNDERGROUND IRRIGATIONSYSTEM WILL BE PROVIDED FOR ALLSTREET TREE LAWN AREAS.5.SEE CIVIL PLANS FOR IRRIGATION WATERMETER LOCATIONS.6.ALL STREET TREES ARE TO BE INSTALLEDWITH A GEO TEXTILE ROOT CONTROLSYSTEM PER CITY OF TIGARD DETAILS 3SHEET L1.05 & DETAILS 1 & 2 SHEET L1.06.7.ALL STREET TREES ON 150TH SHALL BEINSTALLED PER WASHINGTON COUNTYSTANDARDS - SEE DETAIL 1 SHEET L1.05.8.FOR OPEN SPACE PLANTING PLANS SEESHEETS L2.01-L2.02.9.FOR VEGETATED SWALE PLANTING PLANSSEE SHEETS L3.01-L3.03.STREET TREE LEGEND:KATSURA TREEYELLOWWOOD GOLDENRAIN TREE RAYWOOD ASH JUNE SNOW DOGWOOD DOVE TREETREE CANOPY - PLANTING PLAN3MATCHLINE SEE SHEET - L1.02SW 150TH AVENUE SW EADON AVE SW MISSOURI AVE SW VENTURA AVE SW PEACE AVE SW BLUEWATER TERR SW DEEPBROOK LANESW COOLWATER LANESW VENTURA AVESW FLATCREEK LANESW HUNTWOOD STS W W O O D H U E S T SW BROOKDALE STSW WOODHUE STSW EADON AVE SW MISSOURI AVE SW HAWK RIDGE ROADSW PEACE AVE1 INCH = 40 FEET402040SCALE01243KEY MAPMATCHLINE SEE SHEET - L1.04 L1.03STREET TREEPLANTING PLANPlanning DocumentsN:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\LANDSCAPE\395065.(L1) STREETREE.dwg - SHEET: L1.03 Dec. 5, 18 - 11:32 AM michelle.hundley 12/07/2016ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRIVER TERRACECROSSING1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONREVIEWED BY:TYPE:PROJECT NO.:PLANNING395-065KEL[T] 503-941-9484 [F] 503-941-948512/05/20182ND SUBMITTAL DATE SS SS SSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SSSSSSSSSSSSSSSSSSW W W W W W WWWWWW WWWWWWWW WWWWWWW162163165160161159158157164125126127193196195198197156194SW EADON AVE SW MISSOURI AVESW WOODHUE STD115116117118120119121122123124125126127161162166164165167168169170171305306307308309310311312313314315316317318319320321356357358359360361362363364365163J542'=14E185'=579'=2163'=4410'=10EC116'=3PHASE 3 PHASE 2 TRACT BNOTES:1.SEE SHEET L1.05 FOR STREET TREE LEGEND& NOTES2.SEE SHEET L1.06 FOR STREET TREE, SOILVOLUMES - NOTES, DETAILS AND EXAMPLES.3.PLANTERS UNDER STREET TREES UNLESSOTHERWISE NOTED ARE TO BE SEEDEDWITH GRASS SEED SUPREME MIX (LAWN).SEE PLANT LEGEND AND GENERALPLANTING SHEETS FOR ADDITIONALINFORMATION.4.A PERMANENT UNDERGROUND IRRIGATIONSYSTEM WILL BE PROVIDED FOR ALLSTREET TREE LAWN AREAS.5.SEE CIVIL PLANS FOR IRRIGATION WATERMETER LOCATIONS.6.ALL STREET TREES ARE TO BE INSTALLEDWITH A GEO TEXTILE ROOT CONTROLSYSTEM PER CITY OF TIGARD DETAILS 3SHEET L1.05 & DETAILS 1 & 2 SHEET L1.06.7.ALL STREET TREES ON 150TH SHALL BEINSTALLED PER WASHINGTON COUNTYSTANDARDS - SEE DETAIL 1 SHEET L1.05.8.FOR OPEN SPACE PLANTING PLANS SEESHEETS L2.01-L2.02.9.FOR VEGETATED SWALE PLANTING PLANSSEE SHEETS L3.01-L3.03.STREET TREE LEGEND:KATSURA TREEYELLOWWOOD GOLDENRAIN TREE RAYWOOD ASH JUNE SNOW DOGWOOD DOVE TREETREE CANOPY - PLANTING PLAN4MATCHLINE SEE SHEET - L1.03 MATCHLINE SEE SHEET - L1.01SW 150TH AVENUE SW EADON AVE SW MISSOURI AVE SW VENTURA AVE SW PEACE AVE SW BLUEWATER TERR SW DEEPBROOK LANESW COOLWATER LANESW VENTURA AVESW FLATCREEK LANESW HUNTWOOD STS W W O O D H U E S T SW BROOKDALE STSW WOODHUE STSW EADON AVE SW MISSOURI AVE SW HAWK RIDGE ROADSW PEACE AVE1 INCH = 40 FEET402040SCALE0123KEY MAP4L1.04STREET TREEPLANTING PLANPlanning DocumentsN:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\LANDSCAPE\395065.(L1) STREETREE.dwg - SHEET: L1.04 Dec. 5, 18 - 11:32 AM michelle.hundley 12/07/2016ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRIVER TERRACECROSSING1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONREVIEWED BY:TYPE:PROJECT NO.:PLANNING395-065KEL[T] 503-941-9484 [F] 503-941-948512/05/20182ND SUBMITTAL DATE STATEMENT:COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQTY.SYMBOLSTREET TREES - MEDIUMKATSURA TREE/ CERCIDIPHYLLUM JAPONICA: 2" CAL., B&BYELLOWWOOD / CLADRASTIS KENTUCKIA: 2" CAL., B&BGOLDENRAIN TREE / KOELREUTERIA PANICULATA: 2" CAL., B&BRAYWOOD ASH / FRAXINUS OXYCARPA 'RAYWOOD': 2" CAL., B&BJUNE SNOW DOGWOOD / CORNUS CONTROVERSA 'JUNE SNOW': 2" CAL., B&BDOVE TREE / DAVIDIA INVOLUCRATA: 2" CAL., B&B116GROUNDCOVERI, KAREN E. LANKFORD, ATTEST THAT THE TREE CANOPY SITE PLAN MEETS ALL OF THE REQUIREMENTSIN SECTION 10, PART 2 OF THE TIGARD URBAN FORESTRY MANUAL.KAREN E. LANKFORDREGISTERED LANDSCAPE ARCHITECT #0369-----------------------------------------------------------NOTES:1.PLANTERS UNDER STREET TREES TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN). LAWN (SEEDED) PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD. RATE: 8 LBS/1000 SQUARE FEET.2.A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL STREET TREES & LAWN AREAS.3.ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S SPECIFICATIONS WHEN A TREE IS PLANTED WITHIN 5 FEET OF ANY HARD SURFACE PAVING ORUTILITY BOX. FOR LOCAL STREET SEE DETAIL 2 & 3 SHEET L1.05.6.ALL STREET TREES PLANTED IN COUNTY RIGHT OF WAY (SW 150TH AVE.) ARE TO BE INSTALLED PER WASHINGTON COUNTY ROOT BARRIER DETAIL - SEE DETAIL 1SHEET L1.05.7.ALL PLANTER STRIPS ARE AREAS OF POTENTIAL SOIL COMPACTION, LIMITING TREE GROWTH. IF SOIL CONDITION OCCURS BACKHOE TURNING SHOULD BE USED TOLOOSEN THE SOIL.8.BACKHOE TURNING: REMOVE ANY LAYERS OF GOOD TOPSOIL. SPREAD 3-4" OF ORGANICS (HIGH-LIGNIN COMPOST) OR ESCS (EXPANDED SHALE/CALCINE CLAY)AMENDMENT OVER THE AREA, PRIOR TO TURNING THE SOIL. MAINTAIN A SAFE DISTANCE FROM PAVING, SIDEWALKS, AND STRUCTURES, USE BACKHOE TO TURN SOILTO 36' DEPTH. BREAK SOIL INTO LARGE PEDS AND LOOSELY INCORPORATE THE SOIL AMENDMENT. MAINTAIN A SLOPE OF COMPACTED SOIL AT THE EDGE OF PAVING SOAS NOT TO UNDERMINE THE PAVING SUB-BASE. HAND TURNING MAY BE NECESSARY ALONG THE EDGE OF PAVING AND AT WALLS, DO NOT TILL TO A DEPTH GREATERTHAN THE BOTTOM OF FOOTING. AFTER TURNING RE-SPRED TOPSOIL AND 3-5" OF YARD WASTE ORGANIC AMENDMENT OVER THE SURFACE AND LIGHTLY TILL TOBREAK THE SOIL TEXTURE SUITABLE TO FINE GRADE.GENERAL NOTES: LANDSCAPE PLAN1.THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALLDETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALLCALL UTILITY PROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION.2.THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY CONDITIONS HAVEBEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING.3.CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR.4.ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE.5.BED EDGE TO BE NO LESS THAN 12" AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, PLANT TO LIMITSOF AREA AS SHOWN.6.CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS.7.CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OF IRREGULARITIES(BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS.8.QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE REPRESENTATIONS OFREQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF THERE IS ADISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN, THE GRAPHIC SYMBOL QUANTITY SHALLGOVERN9.COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS.10.WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION WITHOUT THEEXPRESS WRITTEN CONSENT OF THE ODR. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR.11.WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY ODR TO ADJUST TREE LOCATIONS.12.LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO THE ODR. MAINTAINTREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS LONGER.13.REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THERECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE.14.BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE MEAL PERMANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION.15.GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED.16.CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANTSUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE LANDSCAPEARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS.17.ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT DEFECTS SUCH ASSUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT.18.ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB-STANDARD RESULTSCAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS.STREET TREES BY STREET FRONTAGESFRONTAGE LENGTH / 40 = # REQUIRED STREET TREES569' / 40 = 14 TREES1,115' / 40 = 28 TREES2,090 / 40 = 52 TREES582' / 40 = 15 TREES1,151' / 40 = 29 TREES801' / 40 = 20 TREES983' / 40 = 25 TREES991' / 40 = 25 TREES746' / 40 = 19 TREES1,914' / 40 = 48 TREES962' / 40 = 24 TREES482' / 40 = 12 TREES973' / 40 = 24 TREES1,392' / 40 = 35 TREES247' / 40 = 6 TREESBACDEFGHIJKTOTAL = 376 REQUIRED STREET FRONTAGE TREESLMSTREET TREE - PLANTING LEGEND61,523 S.F.LAWN (SEEDED)PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD.RATE: 8 LBS/1000 SQUARE FEET.QTY.SYMBOL190'=5KSTREET FRONTAGEIDENTIFIERFRONTAGE LENGTHREQUIRED STREET TREEQUANTITY LENGTH/40SIZE AND DESCRIPTION:51N64468155OTOTAL = 413 PROVIDED STREET FRONTAGE TREES1" DEPTH - 2" ROOT BALLROOTBALL + 12"DIAMETER OF30" MIN.BACKFILL SOIL(REMOVE AFTER ONE YEAR)MULCH AS SPECIFIEDKEEP MULCH CLEAR2"X 2"X 8' WOOD STAKESON WINDWARD AXISSET OUTSIDE ROOTBALLOF TRUNK BASE"GROW STRAIGHT" TREE TIESWHICH EVER IS LOWEST.IN ALL DIRECTIONSGALV STEEL WIRE; LOOSETO ALLOW 4" OF MOVEMENTFROM TOP AND SIDES OF CUT AND REMOVE TWINE,FINISH GRADEBURLAP, AND WIRE BASKETROOTBALL.TREE STAKING DETAILL1.0523' UNDER FIRST LIMBS OR 5' HIGH.FOR TREES WITHIN RIGHT OF WAYL1.053TREE PLANTER AND BARRIER DETAILCURBGUTTER STREETPLANTER STRIPWIDTH VARIESGEO TEXTILE ROOT CONTROLSYSTEM 2" BELOW SURFACE - CITYOF TIGARD STREETS 24" DEEP(BOTH SIDES)STAKESTREE TIETREE TRUNKMULCH5'-0"10'-0"SIDEWALKWASHINGTON COUNTY ROOT BARRIERL1.051SEE WASHINGTON COUNTY STREETTREE DETAIL FOR ALL COUNTYROADSCITY OF TIGARD TREE SPACINGL1.054NOTE: STAKE ALL EVERGREEN TREESLESS THAN 4" CALIPER. DO NOT STAKEVINE MAPLES. TREES 1 1/2" CALIPERAND LESS SHALL BE STAKED WITH ASINGLE WOOD STAKE UNLESSOTHERWISE SPECIFIED.DYH MIN. 20'STREET RIGHT WAY CORNERMIN. 4'MIN. 4'MIN. 4'MIN2'NOT CLOSER THAN 20'MIN 2 1/2' FROM AHARD SURFACEWATERMETERSTREET LIGHTSTANDARDFIRE HYDRANT,UTILITY BOX ORUTILITY POLECATCH BASINSIDEWALKDRIVEWAYSIDEWALKPLANTERSTRIPPUENO TREESHOUSEPORCHMIN. 10'ANY DIRECTIONPROPERTY LINELATERAL OR ANYUNDERGROUNDUTILITYPLANTERSTRIPL1.05STREET TREEPLANTING LEGEND, NOTES & DETAILSPlanning DocumentsN:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\LANDSCAPE\395065.(L1) STREETREE.dwg - SHEET: L1.05 Dec. 5, 18 - 11:32 AM michelle.hundley 12/07/2016ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRIVER TERRACECROSSING1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONREVIEWED BY:TYPE:PROJECT NO.:PLANNING395-065KEL[T] 503-941-9484 [F] 503-941-948512/05/20182ND SUBMITTAL DATE STREET TREE WITH ROOT PATHL1.061REMOVAL, STORING AND AMENDED SOILS FORPLANTED AREAS:CONTRACTOR SHALL REMOVE ALL DEBRIS FROM PLANTER AREAS ANDEXCAVATE TO A DEPTH OF 36 INCHES. SLOPE SLIDES OF EXCAVATIONS AT 1:1SLOPE OR SHORE EDGES TO PREVENT UNDERMINING OF VEHICLE LOADAREAS AND TO PROVIDE A SLOPED PROFILE TRANSITION BETWEEN SOILTYPES AND STRUCTURAL FILL. DISPOSE OF DEBRIS AND SUBSOIL STOCKPILEEXCAVATED TOPSOIL IN APPROVED AREA OFF SITE.EXISTING AND IMPORTED TOPSOIL AMENDMENTS SHALL BE DETERMINED BYTHE LANDSCAPE ARCHITECT AND APPROVED BY THE CITY ARBORIST. SOILMIXING SHALL BE DONE IN DESIGNATED AREAS OR IN THE SUPPLIERS YARD.MIX AMENDMENTS WITH TOPSOIL WHEN SOIL IS IN A FRIABLE CONDITIONONLY ( DAMP AND NOT MUDDY WITH ADEQUATE MOISTURE TO BREAK INTOCLODS WHEN TURNED AND WILL NOT LEAVE A MUD STAIN ON THE ANDPERCENT OF SOIL MIXES WITH ALL AMENDED SOIL TO THE CITY PRIOR TOINSTALLATION.BLENDED SOIL PLACEMENT AND COMPACTION:SOIL SHALL BE FRIABLE WHEN PLACED AND COMPACTED. PLACE SOIL INLAYERS OF NOT MORE THAN 12" IN DEPTH. PROVIDE 3 PASSES WITH A 2"COMPACT PLATE VIBRATING COMPACTOR. COMPACT TO 80-85% MAXIMUMDRY DENSITY AS MEASURED BY THE PROCTOR TEST OR AS APPROVED FORSPECIFIC BLENDED SOIL MIXES.1.PART 1. COVERED SOIL MATERIALSA. COVERED SOIL SHALL CONSIST OF THE FOLLOWING MIXTURE OF GRAVEL, SOIL AND ADMIXTURES:1. CRUSHED ROCK, GRADATION OF 100% PASSING 1.25 INCH, MAX. 30% PASSING 0.75 INCH2. LOAM/ORGANIC TOPSOIL3. SOIL BINDER SUCH AS “STABILIZER”4. WATERPART 2. PROPORTIONS OF COVERED SOIL MATERIALSA. THE PROPORTIONS OF COVERED SOIL MATERIALS SHALL BE AS FOLLOWS:B. THE TARGET MOISTURE CONTENT IS 20% BY WEIGHT OF THE TOPSOIL WEIGHT. THE ABOVE WATERCONTENTS ASSUME THE TOP IS DRY. THE AMOUNT OF WATER THAT WILL NEED TO BE ADDED WILL BEDEPENDENT ON THE MOISTURE CONTENT OF THE RAW MATERIALS. ACTUAL AMOUNTS OF WATER USEDSHALLBE DETERMINED DURING MIXING.PART 3. COVERED SOIL MIXING PROCEDURESA. MIX COVERED SOIL IN BATCHES OF AN APPROPRIATE SIZE FOR THE EQUIPMENT BEING USED. THE ENDRESULT IS TO BE A MATERIAL THAT IS UNIFORMLY BLENDED TOGETHER. DO NOT BATCH IN QUANTITIESTHATWILL NOT ALLOW THE EQUIPMENT TO COMPLETELY MIX THE MATERIAL. DETERMINE BATCH SIZE ANDQUANTITIES OF EACH MATERIAL NEEDED FOR THE BATCH.B. START WITH HALF OF THE CRUSHED ROCK MATERIAL.C. ADD ALL OF THE TOPSOIL MATERIAL.D. ADD THE SOIL BINDER.E. ADD HALF OF THE ESTIMATED WATER.F. ADD THE OTHER HALF OF THE CRUSHED ROCK MATERIAL.G. MIX THE MATERIAL TOGETHER.H. SLOWLY ADD WATER TO THE MIXTURE AND CONTINUE TO MIX. THE FINAL AMOUNT OF WATER WILL VARYWITH MOISTURE CONTENT OF THE CRUSHED ROCK AND TOPSOIL. ADD WATER IN INCREMENTAL AMOUNTSAND MIX THE MATERIAL BETWEEN THE ADDITIONS OF WATER.I. STOP ADDING WATER AND MIXING WHEN THERE IS A MINUTE AMOUNT OF FREE TOPSOIL REMAINING. THETOPSOIL WILL COAT THE CRUSHED ROCK AND NOT FALL OUT OF THE MATERIAL. ALL OF THE CRUSHEDROCKSHALL BE UNIFORMLY COATED WITH TOPSOIL. THERE SHALL BE NO CLUMPS OF TOPSOIL OR UNCOVEREDCRUSHED ROCK IN THE MIXTURE.J. IF TOO MUCH WATER IS ADDED TO THE MIXTURE, WATER WILL DRAIN OUT OF THE MATERIAL AND THETOPSOIL WILL WASH OFF OF THE CRUSHED ROCK. IF THIS OCCURS THE BATCH OF MATERIAL SHALL BEDISCARDED AND SHALL NOT BE INCORPORATED INTO THE COMPLETED WORK.PART 4. PLACEMENT OF COVERED SOILA. PROTECT SOILS AND MIXES FROM ABSORBING EXCESS WATER AND FROM EROSION AT ALL TIMES. DONOTSTORE MATERIALS UNPROTECTED FROM RAINFALL EVENTS. DO NOT ALLOW EXCESS WATER TO ENTER SITEPRIOR TO COMPACTION. IF WATER IS INTRODUCED INTO THE MATERIAL AFTER GRADING, ALLOW MATERIALTODRAIN OR AERATE TO OPTIMUM COMPACTION MOISTURE CONTENT.B. ALL AREAS TO RECEIVE COVERED SOIL MIXTURE SHALL BE INSPECTED BY THE PROJECT LANDSCAPEARCHITECTAND/OR PROJECT ENGINEER BEFORE STARTING PLACEMENT OF MIXTURE. ALL DEFECTS SUCH ASINCORRECTGRADING, COMPACTION AND INADEQUATE DRAINAGE, ETC., SHALL BE CORRECTED PRIOR TO BEGINNINGPLACEMENT OF COVERED SOIL.C. CONFIRM THAT THE SUB-GRADE IS AT THE PROPER ELEVATION AND COMPACTED AS REQUIRED.SUB-GRADEELEVATIONS SHALL SLOPE PARALLEL TO THE FINISHED GRADE. CLEAR THE EXCAVATION OF ALLCONSTRUCTIONDEBRIS, TRASH, RUBBLE AND FOREIGN MATERIAL. FILL ANY OVER EXCAVATION WITH APPROVED FILL ANDCOMPACT TO THE REQUIRED SUB-GRADE COMPACTION.D. INSTALL COVERED SOIL IN 6-INCH LIFTS AND SPREAD UNIFORMLY OVER THE AREA. COMPACT EACHLIFT TOTHE REQUIRED PERCENT OF MAXIMUM DENSITY. DELAY PLACEMENT 24 HOURS IF MOISTURE CONTENTEXCEEDS MAXIMUM ALLOWABLE, PROTECT COVERED SOIL WITH PLASTIC OR PLYWOOD DURING DELAY.TAKE PARTICULAR CARE NOT TO DAMAGE UTILITIES WHEN INSTALLING COVERED SOIL. COVERED SOILTHATWILL BE THE BEDDING FOR UTILITY LINES SHALL BE COMPACTED TO CONFORM TO THE REQUIRED GRADEOFTHE UTILITY LINE. DO NOT COMPACT THE IMMEDIATE VICINITY ABOVE A UTILITY LINE UNTIL A FILL DEPTH OFAT LEAST 12-INCHES ABOVE THE UTILITY LINE IS REACHED.E.BRING COVERED SOILS TO FINISHED GRADES AS SHOWN IN THE APPROVED DRAWINGS. IMMEDIATELYPROTECT THE COVERED SOIL MATERIAL FROM CONTAMINATION BY WATER BY COVERING WITH PLASTIC ORPLYWOOD.MATERIALAMOUNT FOR 1 CYOF COVERED SOILCRUSHED ROCKTOPSOILSOIL BINDERWATERAMOUNT FOR 4.6 CYOF COVERED SOIL23.2 CUBIC FEET5.9 CUBIC FEET13.7 CUBIC FEET1.6 GALLON4 CUBIC YARDS1 CUBIC YARD4 POUNDS46 GALLONSSTANDARD COVERED SOIL VOLUME SPECIFICATIONSSTREET TREE WITH ROOT PATHL1.062L1.06STREET TREEPLANTING LEGEND, NOTES & DETAILSPlanning DocumentsN:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\LANDSCAPE\395065.(L1) STREETREE.dwg - SHEET: L1.06 Dec. 5, 18 - 11:32 AM michelle.hundley 12/07/2016ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRIVER TERRACECROSSING1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONREVIEWED BY:TYPE:PROJECT NO.:PLANNING395-065KEL[T] 503-941-9484 [F] 503-941-948512/05/20182ND SUBMITTAL DATE 4063BR3AR 5017B5017B4063B 637 PACHLAWN - 1,408 S.F.LAWN - 2,935 S.F.LAWN - 1,137 S.F.637 PACHLAWN - 1,408 S.F.LAWN - 2,935 S.F.LAWN - 1,137 S.F.SW PEACE AVE SW WOODHUE ST PHASE 2PHASE 14063BSW MISSOURI AVEPHASE 3PHASE 2 4063B4063BR5A SW WOODHUE ST SW F L A T C R E E K L A N E 3410BRSW VANDERWOOD AVE3410BSW PEACE AVESW 150TH AVENUE TRACTS 'CC, BB, DD, EE' - OPENSPACE - PLANTING PLAN1TRACT 'U' - OPENSPACE - PLANTING PLAN2TRACT 'G' - OPENSPACE - PLANTING PLAN5TRACT 'AA' - OPENSPACE - PLANTING PLAN3TRACT 'FF' - OPENSPACE - PLANTING PLAN4SW 150TH AVENUE SW EADON AVE SW MISSOURI AVE SW VENTURA AVE SW PEACE AVE SW BLUEWATER TERR SW DEEPBROOK LANESW COOLWATER LANESW VENTURA AVESW FLATCREEK LANESW HUNTWOOD STS W W O O D H U E S T SW BROOKDALE STSW WOODHUE STSW EADON AVE SW MISSOURI AVE SW HAWK RIDGE ROADSW PEACE AVE1 INCH = 40 FEET402040SCALE01243KEY MAP5L2.01OPENSPACEPLANTING PLANNOTES:Planning DocumentsN:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\LANDSCAPE\395065.(L2) OPENSPACE.dwg - SHEET: L2.01 Dec. 5, 18 - 11:32 AM michelle.hundley 12/07/2016ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRIVER TERRACECROSSING1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONREVIEWED BY:TYPE:PROJECT NO.:PLANNING395-065KEL[T] 503-941-9484 [F] 503-941-948512/05/20182ND SUBMITTAL DATE CHINESE KOUSA DOGWOOD / CORNUS KOUSA CHINESIS: 2" CAL.DECIDUOUS TREESDOUBLFILE VIBURNUM / VIBURNUM P. TOMENTOSUM: 2 GAL.RHODODENDRON 'PJM': 2 GAL.FOREST FLAME PIERIS / PIERIS JAPONICA 'FOREST FLAME': 2 GAL.HYDRANGEA MACROPHYLLA 'RED SENSATION' P.P. #18,197: 2 GAL.'CRIMSON PYGMY' BARBERRY / BERBERIS THUNBERGII 'CRIMSON PYGMY': 2 GAL.DWARF BURNING BUSH / EUONYMUS ALATA 'COMPACTA': 2 GAL.DWARF FOUNTAIN GRASS PENNISETUM ALOPECUROIDES 'HAMELN': 2 GAL.PACHYSANDRA / PACHYSANDRA TERMINALIS: 1 GAL., 18" O.C.637PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD.AT A RATE OF 8 LBS/1000 SQUARE FEET.PLANTING LEGENDYOSHINO FLOWERING CHERRY / PRUNUS X YEDOENSIS: 2" CAL., B&BAZALEA / 'DELAWARE VALLEY': 2 GAL.KELSEY'S DWARF RED-OSIER / DOGWOOD CORNUS SERICEA 'KELSEYI': 2 GAL.NOTE: SYMBOLCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITY4EVERGREEN TREESSYMBOLCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITY1. LANDSCAPE AREAS WILL BE PROVIDED WITH AN AUTOMATIC UNDERGROUND IRRIGATION SYSTEM DESIGNED BYCONTRACTOR. CONTRACTOR WILL PROVIDE MATERIALS AND INSTALL ALL IRRIGATION DOWNSTREAM OF THE WATER METER.SHRUBSSYMBOLCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITYORNAMENTAL GRASSSYMBOLCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITYLAWN AND GROUNDCOVERSYMBOLCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITYARISTOCRAT FLOWERING PEAR / PYRUS CALLERYANA 'ARISTOCRAT': 2" CAL. B&BCHINESE REDBUD / CERCIS CHINENSIS: 2" CAL., B&BINCENSE CEDAR / CALOCEDRUS DECURRENS: 8'-10' HT., B&BCODEPACHLAWN5479S.F.8367126259981461941044480CHINESE KOUSA DOGWOOD / CORNUS KOUSA CHINESIS: 2" CAL.DECIDUOUS TREESDOUBLFILE VIBURNUM / VIBURNUM P. TOMENTOSUM: 2 GAL.RHODODENDRON 'PJM': 2 GAL.FOREST FLAME PIERIS / PIERIS JAPONICA 'FOREST FLAME': 2 GAL.HYDRANGEA MACROPHYLLA 'RED SENSATION' P.P. #18,197: 2 GAL.'CRIMSON PYGMY' BARBERRY / BERBERIS THUNBERGII 'CRIMSON PYGMY': 2 GAL.DWARF BURNING BUSH / EUONYMUS ALATA 'COMPACTA': 2 GAL.DWARF FOUNTAIN GRASS PENNISETUM ALOPECUROIDES 'HAMELN': 2 GAL.PACHYSANDRA / PACHYSANDRA TERMINALIS: 1 GAL., 18" O.C.637PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD.AT A RATE OF 8 LBS/1000 SQUARE FEET.PLANTING LEGENDYOSHINO FLOWERING CHERRY / PRUNUS X YEDOENSIS: 2" CAL., B&BAZALEA / 'DELAWARE VALLEY': 2 GAL.KELSEY'S DWARF RED-OSIER / DOGWOOD CORNUS SERICEA 'KELSEYI': 2 GAL.NOTE: SYMBOLCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITY4EVERGREEN TREESSYMBOLCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITY1. LANDSCAPE AREAS WILL BE PROVIDED WITH AN AUTOMATIC UNDERGROUND IRRIGATION SYSTEM DESIGNED BYCONTRACTOR. CONTRACTOR WILL PROVIDE MATERIALS AND INSTALL ALL IRRIGATION DOWNSTREAM OF THE WATER METER.SHRUBSSYMBOLCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITYORNAMENTAL GRASSSYMBOLCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITYLAWN AND GROUNDCOVERSYMBOLCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQUANTITYARISTOCRAT FLOWERING PEAR / PYRUS CALLERYANA 'ARISTOCRAT': 2" CAL. B&BCHINESE REDBUD / CERCIS CHINENSIS: 2" CAL., B&BINCENSE CEDAR / CALOCEDRUS DECURRENS: 8'-10' HT., B&BCODEPACHLAWN5479S.F.8367126259981461941044480DIAMETER OFROOT BALL + 12"DEPTH ROOTBALL 1" DEPTH - 2" ROOT BALLROOTBALL + 12"DIAMETER OF30" MIN.NOTE:OF ROOT BALL2 X DIAMETER1 1/2 X ROOT CONIFER TREE GUYING DETAILL2.022BALL DEPTHSHRUB PLANTING DETAILL2.021TREE STAKING DETAILL2.023GROUNDCOVER PLANTING DETAILL2.024'CHAIN LOCK" TREE TIES OR BLACKFLEX GARDEN HOSE COVERINGTWIST STRANDS AROUND EACH OTHERMIN. 3 GUYS @ 120° APARTSET ROOT CROWN NO MORE THAN 4''ABOVE FINISHED GRADEMULCH AS SPECIFIED KEEP MULCHCLEAR OF TRUNK BASECUT AND REMOVE TWINE AND BURLAPFROM TOP AND SIDES OF ROOTBALL.(REMOVE ALL WIRE BASKET)2 x 2 WOOD STAKES OR METALTREE ANCHORS AS APPROVED.AMENDED NATIVE SOIL /BACKFILL PLANTING MIXPER SPECIFICATIONSTILLED, AMENDED, AND MOUNDEDNATIVE SUBSOIL1. TIE BRIGHTLY COLORED P.V.C. RIBBON ON WIRE GUYS. (MIN. 1 PER GUY.))2. IN LAWN AREAS CUT TREE CIRCLE AT 12' RADIUS FROM TRUNK.MULCH AS SPECIFIEDKEEP MULCH CLEAROF TRUNK BASE2"X 2"X 8' WOOD STAKESSET OUTSIDE ROOTBALL ONWINDWARD AXIS (REMOVEAFTER ONE YEAR)BACKFILL SOILNOTE: STAKE ALL EVERGREEN TREESLESS THAN 4" CALIPER. DO NOT STAKEVINE MAPLES. TREES 1 1/2" CALIPERAND LESS SHALL BE STAKED WITH ASINGLE WOOD STAKE UNLESSOTHERWISE SPECIFIED.3' UNDER FIRST LIMBS OR 5' HIGH.WHICH EVER IS LOWEST.CUT AND REMOVE TWINE,BURLAP, AND WIRE BASKETFROM TOP AND SIDES OFROOTBALL.FINISH GRADEGALV STEEL WIRE; LOOSETO ALLOW 4" OF MOVEMENTIN ALL DIRECTIONS"GROW STRAIGHT" TREE TIESMULCH AS SPECIFIED, KEEPMULCH CLEAR OF SHRUBSTEM BASEBACKFILL SOILFINISHED GRADESCARIFY EDGES AND BOTTOMOF HOLE12" THOROUGHLY TILLED SUBSOILNOTE: TILL SOIL SO THAT THEREARE NO CLODS OR CLUMPSLARGER THAN 1 1/2" DIA.THOROUGHLY MIX INTOA DEPTH OF 6"6" SPECIFIEDBACKFILL SOILFINISHED GRADEMULCHGROUNDCOVER PLANTFINISH GRADE NO LESS THAN 2''ABOVE FINAL GRADEGENERAL NOTES: LANDSCAPE PLAN1.THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIORTO CONSTRUCTION. THE CONTRACTOR SHALL DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONSOF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITYPROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION.2.THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANYWORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING.3.CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR.4.ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE.5.BED EDGE TO BE NO LESS THAN 12" AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING.WHERE GROUND-COVER OCCURS, PLANT TO LIMITS OF AREA AS SHOWN.6.CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS.7.CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTHAND CONTINUAL SURFACE, FREE OF IRREGULARITIES (BUMPS OR DEPRESSIONS) & EXTRANEOUS MATERIAL ORDEBRIS.8.QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOTGUARANTEED AS ACCURATE REPRESENTATIONS OF REQUIRED MATERIALS. THE CONTRACTOR SHALL BERESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF THERE IS ADISCREPANCY BETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLSSHOWN, THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN.9.COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGESYSTEMS.10.WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOTREMOVE ANY TREES DURING CONSTRUCTION WITHOUT THE EXPRESS WRITTEN CONSENT OF THE ODR. EXISTINGVEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR.11.WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES,NOTIFY ODR TO ADJUST TREE LOCATIONS.12.LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONSAND WRITTEN NOTIFICATION TO THE ODR. MAINTAIN TREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINALACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS LONGER.13.REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS ANDFERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THE RECOMMENDATIONS OF THE SOIL ANALYSIS FROM THESITE.14.BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONEPART TOPSOIL BY VOLUME, BONE MEAL PER MANUFACTURE'S RECOMMENDATION, AND SLOW RELEASE FERTILIZERPER MANUFACTURER'S RECOMMENDATION.15.GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NOFOLIAGE COVERED.16.CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THELANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANT SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVALTHAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE LANDSCAPEARCHITECT AT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANTMATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS.17.ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASEAND INSECT FREE AND WITHOUT DEFECTS SUCH AS SUN SCALD, ABRASIONS, INJURIES AND DISFIGUREMENT.18.ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT ISNOT RESPONSIBLE FOR SUB-STANDARD RESULTS CAUSED BY REDUCTION IN SIZE AND/OR QUANTITY OF PLANTMATERIALS.19.LANDSCAPE AREAS WILL BE PROVIDED WITH AN AUTOMATIC UNDERGROUND IRRIGATION SYSTEM DESIGNED BYCONTRACTOR. CONTRACTOR WILL PROVIDE MATERIALS AND INSTALL ALL IRRIGATION DOWNSTREAM OF THEWATER METER.L2.02OPENSPACEDETAILS, LEGENDS& NOTESPlanning DocumentsN:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\LANDSCAPE\395065.(L2) OPENSPACE.dwg - SHEET: L2.02 Dec. 5, 18 - 11:32 AM michelle.hundley 12/07/2016ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRIVER TERRACECROSSING1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONREVIEWED BY:TYPE:PROJECT NO.:PLANNING395-065KEL[T] 503-941-9484 [F] 503-941-948512/05/20182ND SUBMITTAL DATE TRACT O 236,969 SF TRACT K 6,157 SF TRACT M 13,126 SF SW BLUEWATERTERRACESC NEED TO VERIFY UNDERGROUND LINES XE WOOD CHIP TRAIL OPENLAWNPLAY SW BLUEWATERTERRACEPICNIC SHELTER TREE CANOPYDRIPLINESEAT / RETAININGWALL TRASH PICNIC TABLE YOUTHPLAY AREA SEAT / RETAININGWALLWITH TRELLIS 5' WIDECONCRETE PATH OVERLOOK WITHBENCHES BENCHES WOOD CHIPTRAIL RETAINING WALLWITH RAILING DRINKINGFOUNTAIN PARKINGPORTABLE TOILETENCLOSURE SEAT/RETAINING WALLWITH TRELLIS PLAZA TRASH SEATING BOULDERSPOND VIEW STADIUM SEATING ROCK OUTCROPPING BASKETBALL DRIVE WOOD CHIP TRAIL WOOD CHIP TRAIL DRIVE 20'20'10'DRIVE PARK ENTRYSIGN WOOD CHIP TRAIL STAIRS RETAINING WALLWITH RAILING WALLWITH RAILING SIGNIFICANT TREEGROVE RETAINED NATIVE PLANT MIX WITH LOW GROW NATIVE GRASSES - 2 GAL. SMALL ORNAMENTAL SHRUBS - 3 GAL. ORNAMENTAL GRASSES AND GROUNDCOVERS - 1-2 GAL. EVERGREEN TREES - 8' HGT. NATIVE TREES IN NATIVE PLANTING AREAS - 3' HT. / SPACING VARIES PARK AND POND PLANT LEGEND: SHADE TREES - 2' CAL. / SPACING VARIES SALAL / GAULTHERIA SHALLON OREGON GRAPE / MAHONIA NERVOSA SNOWBERRY / SYMPHOROCARPUS ALBA PACIFIC NINEBARK / PHYSOCARPUS CAPITATUS RED TWIG DOGWOOD / CORNUS SERICEA SHINY LEAF SPIRAEA / SPIRAEA BETULIFOLIA RED FLOWERING CURRENT / RIBES SANGUINEUM EMERALD VASE LACEBARK ELM / ULMUS PARVIFOLIA 'EMERALD VASE' RED SUNSET MAPLE / ACER RUBRUM 'FRANKSRED' ENGLISH OAK / QUERCUS ROBUR WHITE OAK / QUERCUS ALBA RED OAK / QUERCUS RUBRA AMERICAN HOPHORNBEAM / OSTRYA VIRGINIANA BLOODGOOD LONDON PLANETREE - PLATANUS ACERIFOLIA 'BLOODGOOD' LEYLAND CYPRESS / CUPRESSOCYPARIS LEYLANDII: 8'-10' HT., B&B PYRAMIDAL ATLAS CEDAR / CEDRUS ATLANTICA 'FASTIGIATA' INCENSE CEDAR / CALOCEDRUS DECURRENS COLUMNAR EASTERN WHITE PINE / PINUS STROBUS FASTIGIATA DOUGLAS FIR / PSEUDOTSUGA MENZIESII: 8' HT., B&B WESTERN WHITE PINE / PINUS MONTICOLA: 8' HT., B&B WESTERN RED CEDAR / THUJA PLICATA 83' HT. OREGON ASH / FRAXINUS LATIFOLIA: 3' HT., . PACIFIC DOGWOOD / CORNUS NUTTALLII: 3' HT., BLACK HAWTHORNE / CRATAEGUS DOUGLASII: 3' HT., BIGLEAF MAPLE / ACER MACROPHYLLUM: 3' HT., DWARF FOUNTAIN GRASS /PENNISETUM ALOPECUROIDES ' HAMLEN' BLUE OAT GRASS / HELICTOTRICHON SEMPERVIRENS PURPLE FOUNTAIN GRASS /PENNISETUM SETACEUM 'RUBRUM' "MASSACHUSETTS KINNIKINICK' / ARCTOSTAPHYLOS UVA-URSI 'MASS.' BEARBERRY COTONEASTER / COTONEASTER DAMMERI SCARLET MEIDILAND ROSE / ROSA MEIDILAND 'MEIKROTAL' 'CRIMSON PYGMY' BARBERRY / BERBERIS THUNBERGII 'CRIMSON PYGMY' COMPACT JAPANESE HOLLY /ILEX CRENATA 'COMPACTA' DAVID VIBURNUM / VIBURNUM DAVIDII AZALEA / VARIES ISANTI REDOSER DOGWOOD / CORNUS SERICEA 'ISANTI' ANTHONY WATERER SPIREA / SPIREA BUMALDA 'ANTHONY WATERER' FINE LAWN, SEED SMALL ORNAMENTAL TREES- 2" CAL. SPACING VARIES CHINESE REDBUD / Cercis chinensis: 2" Cal., B&B CAPITAL SELECT FLOWERING PEAR / Pyrus calleryana 'Capital' : 2" Cal., B&B BLIREIANA PLUM / Prunus x blireiana: 2" Cal. B&B CHINESE KOUSA DOGWOOD / Cornus kousa 'Chinensis': 2" Cal., B&B JAPANESE MAPLE / ACER PALMATUM : 8' HT. YOSHINO FLOWERING CHERRY / PRUNUS X YEDOENSIS: 2" CAL., B&B CALIFORNIA BROME / BROMUS CARINATUS BLUE WILDRYE / ELYMUS GLAUCUS NATIVE RED FESCUE / FESTUCA RUBRA V RUBRA LARGE LEAF LUPINE / LUPINUS POLYPHYLLUS LOW GROW MEADOW MIX ROUGH SEED VINE MAPLE / ACER CIRCINATUM: 2" CAL., B&B LAWN RED ALDER / Alnus rubra 3' Ht., Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\395065.(L3)PARK.dwg - SHEET: L3.01 Dec. 8, 16 - 12:33 PM ben12/07/2016 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 KEL [T] 503-941-9484 [F] 503-941-9485 L3.01 PARK PLANTING & LAYOUT PLAN 1 1 INCH = 40 FEET 40 20 40 SCALE 0 1 OVERALL PARK AND POND PLAN 9 8 7 1 WATER QUALITY SWALE 2 MAINTENANCE ACCESS PATH 3 MITIGATION AREA- SEE ENVIRONMENTAL DRAWINGS 4 5 WOOD CHIP TRAIL 6 EXISTING TREE CANOPY NEIGHBORHOOD PARK- SEE SHEET L3.02 10 LEGEND STORM WATER POND - SEE SHEET L3.03 ROCK OUTCROPING - SEE SHEET L3.03 NATIVE PLANTING- SEE DRAWING L3.01 SIGNIFICANT TREE GROVE RETAINED 2 4 4 7 7 8 8 9 9 10 10 PARK AREA "A"- SEE SHEET L3.01 PARK AREA "B"- SEE SHEET L3.01 STORM WATER POND- SEE SHEET L3.02 3 1 3 6 6 6 3 5 3 WOOD CHIP TRAIL OPEN LAWN PLAY PICNIC SHELTER TREE CANOPY DRIPLINE SEAT / RETAINING WALL TRASH PICNIC TABLE YOUTH PLAY AREA SEAT / RETAINING WALL WITH TRELLIS 5' WIDE CONCRETE PATH OVERLOOK WITH BENCHES BENCHES WOOD CHIP TRAIL RETAINING WALL WITH RAILING DRINKING FOUNTAIN PARKING PORTABLE TOILET ENCLOSURE SEAT/RETAINING WALL WITH TRELLIS PLAZA TRASH SEATING BOULDERS POND VIEW STADIUM SEATING ROCK OUTCROPPING BASKETBALL DRIVE 20'WOOD CHIP TRAIL STAIRS RETAINING WALL WITH RAILING WALL WITH RAILING SIGNIFICANT TREE GROVE RETAINED SC NEED TO VERIFY UNDERGROUND LINES XE WOOD CHIP TRAIL OPENLAWNPLAY SW BLUEWATERTERRACEPICNIC SHELTER TREE CANOPYDRIPLINESEAT / RETAININGWALL TRASH PICNIC TABLE YOUTHPLAY AREA SEAT / RETAININGWALLWITH TRELLIS 5' WIDECONCRETE PATH OVERLOOK WITHBENCHES BENCHES WOOD CHIPTRAIL RETAINING WALLWITH RAILING DRINKINGFOUNTAIN PARKINGPORTABLE TOILETENCLOSURE SEAT/RETAINING WALLWITH TRELLIS PLAZA TRASH SEATING BOULDERSPOND VIEW STADIUM SEATING ROCK OUTCROPPING BASKETBALL DRIVE WOOD CHIP TRAIL WOOD CHIP TRAIL DRIVE 20'20'10'DRIVE PARK ENTRYSIGN WOOD CHIP TRAIL STAIRS RETAINING WALLWITH RAILING WALLWITH RAILING SIGNIFICANT TREEGROVE RETAINED TRACT K 6,157 SF SW BLUEWATERTERRACEPARKING BASKETBALL DRIVE WOOD CHIP TRAIL WOOD CHIP TRAIL DRIVE 20'20' 10' DRIVE PARK ENTRY SIGN Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\395065.(L3)PARK.dwg - SHEET: L3.02 Dec. 8, 16 - 12:35 PM ben12/07/2016 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 KEL [T] 503-941-9484 [F] 503-941-9485 L3.02 PARK PLANTING & LAYOUT PLAN 1 1 INCH = 40 FEET 40 20 40 SCALE 0 B PARK LAYOUT PLAN 1 STORM WATER POND- SEE SHEET L3.03 2 EXISTING STREAM CHANNEL 3 4 5 WOOD CHIP TRAIL MITIGATION PLANTING AREA - SEE SHEET L4.01 LEGEND A PARK LAYOUT PLAN 1 2 3 SIGNIFICANT TREE GROVE RETAINED 4 5 5 5 5 2 4 4 2 3 3 3 1 1 1 1 MATCHLINE - SEE AREA "B"MATCHLINE - SEE AREA "A" TRACT M 13,126 SF SD SD SD SD SD SD SD SD SC NEED TO VERIFY UNDERGROUND LINES XE WOOD CHIP TRAIL OPENLAWNPLAY SW BLUEWATERTERRACEPICNIC SHELTER TREE CANOPYDRIPLINESEAT / RETAININGWALL TRASH PICNIC TABLE YOUTHPLAY AREA SEAT / RETAININGWALLWITH TRELLIS 5' WIDECONCRETE PATH OVERLOOK WITHBENCHES BENCHES WOOD CHIPTRAIL RETAINING WALLWITH RAILING DRINKINGFOUNTAIN PARKINGPORTABLE TOILETENCLOSURE SEAT/RETAINING WALLWITH TRELLIS PLAZA TRASH SEATING BOULDERSPOND VIEW STADIUM SEATING ROCK OUTCROPPING BASKETBALL DRIVE WOOD CHIP TRAIL WOOD CHIP TRAIL DRIVE 20'20'10'DRIVE PARK ENTRYSIGN WOOD CHIP TRAIL STAIRS RETAINING WALLWITH RAILING WALLWITH RAILING SIGNIFICANT TREEGROVE RETAINED Planning Documents N:\proj\395-065\09 Drawings\03 Planning\Sheets - Planning Submittal\Landscape\395065.(L3)PARK.dwg - SHEET: L3.03 Dec. 8, 16 - 12:43 PM ben12/07/2016 ELEVATION DATUM: NGVD 29 POLYGON NW COMPANY GEODESIGN, INC Pacific Community Design RIVER TERRACE CROSSING 1ST SUBMITTAL DATE REVISIONS DATE DESCRIPTION REVIEWED BY: TYPE: PROJECT NO.: PLANNING 395-065 KEL [T] 503-941-9484 [F] 503-941-9485 L3.03 POND PLANTING & LAYOUT PLAN 1 1 INCH = 40 FEET 40 20 40 SCALE 0 9 8 7 1 WATER QUALITY SWALE 2 MAINTENANCE ACCESS PATH 3 MITIGATION AREA 4 5 WOOD CHIP TRAIL 6 PARK SEE SHEET L3.02 STORM WATER POND 10 LEGEND 11 PEDESTRAIN OVERLOOK-PARK SNAGS / DOWN WOODY DEBRIS NATIVE PLANTING- SEE DRAWING L3.01 CYPRESS AND ALDER TREE PLANTING AT WALL EMERGENT PLANTING REMNANT FENCE POST LINE- NO WIRE EXPOSED BEDROCK- OUT CROPPING EXPOSED BEDROCK BOULDERS OUT CROPIPNG INTO POND 1 2 3 4 4 4 5 5 5 5 7 6 SNAGS DOWN WOODY DEBRIS CYPRESS AND ALDER TREES TO SCREEN WALL 11 11 10 10 9 9 9 8 12 SIGNIFICANT TREE GROOVE RETAINED 12 13 EXPOSED BEDROCK OUT CROPPING 13 3 : 1SLOPE2 : 1SLOPE EXISTING BUFFER IN DEGRADED ORMARGINAL CONDITION TO BE ENHANCEDTOTAL AREA = 3.6388 AC (158,507 SF)NOTES:1.SEE SHEET L3.02-L3.03 FOR VEGETATED CORRIDOR PLANT LEGEND, NOTES, DETAILS AND CONDITIONS.2.ENHANCEMENT OF VEGETATED CORRIDOR AREA = 3.6388 AC (158,507 S.F) PER CWS FILE NUMBER SPL 16-004292.3.MITIGATION AREA REQUIRED = 1.07 AC (46,624 S.F.) PER CWS FILE NUMBER SPL 16-004292.LEGEND:EXISTING BUFFER IN GOOD CONDITIONTO BE RETAINEDBUFFER MITIGATION AREATOTAL AREA = 1.07 AC (46,624 SF)EXISTING WETLANDS TO REMAINCWS SWALE - 2,833 S.F. TREATMENT AREAXWXWXSS PHASE 3PHASE 1PHASE 3PHASE 2 PHASE 2PHASE 1GOODBUFFERGOODBUFFERGOOD BUFFERWETLAND 'A'540 S.F.EXISTINGSTREAMEXISTINGSTREAMEXISTINGSTREAMEXISTINGSTREAMWETLAND 'A'285 S.F.WETLAND 'C'66 S.F.GOOD BUFFERDEGRADEDBUFFER -35,911 S.F.MARGINALBUFFER -4,578 S.F.MARGINALBUFFER -2,724 S.F.MITIGATIONAREA -37,060 S.F.DEGRADEDBUFFER -31,388 S.F.DEGRADEDBUFFER -38,311 S.F.MARGINALBUFFER -2,803 S.F.MARGINALBUFFER -2,203 S.F.MITIGATIONAREA -1,686 S.F.MARGINALBUFFER -713 S.F.DEGRADEDBUFFER -8,536 S.F.DEGRADEDBUFFER -631 S.F.MITIGATIONAREA -3,022 S.F.DEGRADEDBUFFER -33,012 S.F.MITIGATIONAREA -469 S.F.DEGRADEDBUFFER -901 S.F.POND AND PARKTO BE SUBMITTEDAT A LATER DATECWS SWALE2,833 S.F.MITIGATIONAREA -2,005 S.F.SW FLATCREEK LANESW HAWKS RIDGE ROADSW EADON AVESW MISSOURI AVESW BROOKDALE STSW EADON AVESW MISSOURI AVESW WOODHUE STSW WOODHUE ST SW VENTURA AVE SW VENTURA AVESW DEEPBROOK LANESW COOLWATER LANESW PEACE AVE SW 150TH AVENUE (COUNTY ROAD NO. 378)SW HAWKS RIDGE ROADSW 150TH AVENUE (COUNTY ROAD NO. 378) SW PEACE AVESW HUNTWOOD STSW BLUEWATER TERRVEGETATED CORRIDOR ENHANCEMENT - PLANTING PLAN1SW 150TH AVENUE SW EADON AVE SW MISSOURI AVE SW VENTURA AVE SW PEACE AVE SW BLUEWATER TERR SW DEEPBROOK LANESW COOLWATER LANESW VENTURA AVESW FLATCREEK LANESW HUNTWOOD STS W W O O D H U E S T SW BROOKDALE STSW WOODHUE STSW EADON AVE SW MISSOURI AVE SW HAWK RIDGE ROADSW PEACE AVE1 INCH = 40 FEET402040SCALE0KEY MAPL4.01VEGETATEDCORRIDOR & SWALEPLANTING PLANNOTE:NO PROPOSED CHANGESTO THIS SHEET.Planning DocumentsN:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\LANDSCAPE\395065.(L3) ENVIRONMENTAL.dwg - SHEET: L4.01 Dec. 5, 18 - 11:33 AM michelle.hundley 12/07/2016ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRIVER TERRACECROSSING1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONREVIEWED BY:TYPE:PROJECT NO.:PLANNING395-065KEL[T] 503-941-9484 [F] 503-941-948512/05/20182ND SUBMITTAL DATE COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQTY.BIG LEAF MAPLE / ACRE MACROPHYLLUM: BARE ROOT / 10' O.C.OREGON ASH / FRAXINUS LATIFOLIA: BARE ROOT / 10' O.C.DOUGLAS FIR / PSEUDOTSUGA MENZIESII: BARE ROOT / 10' O.C.693COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQTY.VINE MAPLE / ACER CIRCINATUM: 4' - 5' O.C. / BARE ROOTOCEANSPRAY / HOLODISCUS DISCOLOR: 4' - 5' O.C. / BARE ROOTDULL OREGON GRAPE / MAHONIA NERVOSA: 4 '- 5' O.C. / BARE ROOTCLUSTERED ROSE / ROSA PISOCAPA: 4' - 5' O.C. / BARE ROOTTREESSHRUBS7007002,090SNOWBERRY / SYMPHORICARPOS ALBUS: 4' - 5' O.C. / BARE ROOT2,103COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQTY.SYMBOLSPIKED BENTGRASS / AGROSTIS EXARATA: SEEDHERBS / FORBS / GRASSES5 LBS PLS/ACREBLUE WILD RYE / ELYMUS GLAUCUS: SEED10 LBS PLS/ACRELARGE-LEAFED LUPINE / LUPINUS POLYPHYLLUS: SEED8 LBS PLS/ACREDEGRADED BUFFER ANDMITIGATION ENHANCEMENTTYPICAL PLANTING PLANSYMBOLSYMBOLNOTES:1.VEGETATED CORRIDORBUFFER SHRUBS AND TREESTO BE PLANTED AT 6'-0"TRIANGULAR SPACING INROWS PARALLEL WITH THESLOPE.6.0'SLOPEHIGHLOWVEGETATED CORRIDOR BUFFER ENHANCEMENT PLANTING LEGEND (4.80 ACRE, 209,254 SF)CALIFORNIA BROME / BROMUS CARINATUS: SEED8 LBS PLS/ACREWESTERN SWORD FERN / POLYSTICHUM MUNITUM: BARE ROOTTO BE DETERMINEDAS NEEDEDFOR BARE SOILAREAS > 25 S.F.2,0902,0902,090HERBACEOUS PLANTSSYMBOLCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONSLOUGH SEDGE / CAREX OBNUPTA: PLUGS 1"X 6", (6) PER S.F.SPREADING RUSH / JUNCUS PATENS: PLUGS 1"X 6", (6) PER S.F.WATER QUALITY FACILITY - TRACT "R" - PLANTING LEGENDCWS - WATER QUALITY SWALE - 2,833 S.F.KELSEY'S DWARF RED-OSIER DOGWOOD / CORNUS SERICEA 'KELSEYI': 1 GAL.SHRUBSCOMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONSYMBOLQUANTITYQUANTITY8,499141CWS = 2,833 X .05 = 141 REQUIRED SHRUBSCWS = 2,833 X 6 = 16,998 REQUIRED EMERGENTS8,499C.W.S. CONDITIONS FOR VEGETATIVE CORRIDOR, MITIGATION AREAS AND SWALES:1.CLEAN WATER SERVICES SHALL BE NOTIFIED 72 HOURS PRIOR TO THE START AND COMPLETION OF ENHANCEMENT/RESTORATION ACTIVITIES.ENHANCEMENT/RESTORATION ACTIVITIES SHALL COMPLY WITH THE GUIDELINES PROVIDED IN APPENDIX A: LANDSCAPE REQUIREMENTS (R&O 07-20: APPENDIXA).2.PRIOR TO INSTALLATION OF PLANT MATERIALS, ALL INVASIVE VEGETATION SUCH AS HIMALAYAN BLACKBERRY, ENGLISH IVY, AND ENGLISH HAWTHORN, WITHINTHE VEGETATED CORRIDOR SHALL BE REMOVED. DURING REMOVAL OF INVASIVE VEGETATION CARE SHALL BE TAKEN TO MINIMIZE IMPACTS TO EXISTINGNATIVE TREES AND SHRUB SPECIES.3.REMOVAL OF INVASIVE NON-NATIVE SPECIES BY HAND IS REQUIRED IN ALL VEGETATED CORRIDORS RATED "GOOD". REPLANTING IS REQUIRED IN ANY CLEAREDAREAS LARGER THAN 25 SQUARE FEET.4.PLANTINGS SHALL BE TAGGED FOR DORMANT SEASON IDENTIFICATION. TAGS TO REMAIN ON PLANT MATERIAL AFTER PLANTING FOR MONITORING PURPOSES.5.FINAL CONSTRUCTION PLANS SHALL CLEARLY DEPICT THE LOCATION AND DIMENSIONS OF THE SENSITIVE AREA AND THE VEGETATED CORRIDOR (INDICATINGGOOD, MARGINAL, OR DEGRADED CONDITION). SENSITIVE AREA BOUNDARIES SHALL BE MARKED IN THE FIELD.6.PROTECTION OF THE VEGETATED CORRIDORS AND ASSOCIATED SENSITIVE AREAS SHALL BE PROVIDED BY THE INSTALLATION OF PERMANENT FENCING ANDSIGNAGE BETWEEN THE DEVELOPMENT AND THE OUTER LIMITS OF THE VEGETATED CORRIDORS. SIGNAGE SHALL MEET THE REQUIREMENTS OF STANDARDDETAIL 790.7.NO STRUCTURES, DEVELOPMENT, CONSTRUCTION ACTIVITIES, GARDENS, LAWNS, APPLICATION OF CHEMICALS, UNCONTAINED AREAS OF HAZARDOUSMATERIALS AS DEFINED BY OREGON DEPARTMENT OF ENVIRONMENTAL QUALITY, PET WASTES, DUMPING OF MATERIALS OF ANY KIND, OR OTHER ACTIVITIESSHALL BE PERMITTED WITHIN THE SENSITIVE AREA WHICH MAY NEGATIVELY IMPACT WATER QUALITY, EXCEPT THOSE ALLOWED BY SECTION 3.04 AND 3.05.8.PRIOR TO ANY SITE CLEARING, GRADING OR CONSTRUCTION THE VEGETATED CORRIDOR AND WATER QUALITY SENSITIVE AREAS SHALL BE SURVEYED,STAKED, AND TEMPORARILY FENCED PER APPROVED PLAN. DURING CONSTRUCTION THE VEGETATED CORRIDOR SHALL REMAIN FENCED AND UNDISTURBEDEXCEPT AS ALLOWED BY SECTION 3.06.1 AND PER APPROVED PLANS.9.PRIOR TO ANY ACTIVITY WITHIN THE SENSITIVE AREA, THE APPLICANT SHALL GAIN AUTHORIZATION FOR THE PROJECT FROM OREGON DIVISION OF STATELANDS (DSL) AND US ARMY CORPS OF ENGINEERS (COE). THE APPLICANT SHALL PROVIDE THE DISTRICT OR ITS DESIGNEE (APPROPRIATE CITY) WITH COPIES OFALL DSL AND COE PROJECT AUTHORIZATION PERMITS.10.AN APPROVED OREGON DEPARTMENT OF FORESTRY NOTIFICATION IS REQUIRED FOR ONE OR MORE TREES HARVESTED FOR SALE, TRADE, OR BARTER, ONANY NON-FEDERAL LANDS WITHIN THE STATE OF OREGON.11.APPROPRIATE BEST MANAGEMENT PRACTICES (BMP's) FOR EROSION CONTROL, IN ACCORDANCE WITH THE CWS CHAPTER 6 EROSION PROTECTION ANDSEDIMENT CONTROL SHALL BE USED PRIOR TO, DURING, AND FOLLOWING EARTH DISTURBING ACTIVITIES.12.PRIOR TO CONSTRUCTION, A STORM WATER CONNECTION PERMIT FROM THE DISTRICT OR ITS DESIGNEE IS REQUIRED PURSUANT TO ORDINANCE 27, SECTION4.B.13.THE DISTRICT OR CITY/COUNTY MAY REQUIRE AN EASEMENT OVER THE VEGETATED CORRIDOR CONVEYING STORM, SURFACE WATER MANAGEMENT, AND/ORSANITARY SEWER RIGHTS TO THE DISTRICT OR CITY THAT WOULD PREVENT THE OWNER OF THE VEGETATED CORRIDOR FROM ACTIVITIES AND USESINCONSISTENT WITH THE PURPOSE OF THE CORRIDOR AND ANY EASEMENTS THEREIN.14.IN THE EVENT OF FLOODPLAIN GRADING, OVER-EXCAVATE THE SUB GRADE TO ENSURE 12" OF TOPSOIL CAN BE APPLIED WITHOUT IMPACTING SURFACE WATERELEVATION.15.REMOVAL OF NATIVE, WOODY VEGETATION SHALL BE LIMITED TO THE GREATEST EXTENT PRACTICABLE.16.SHOULD FINAL DEVELOPMENT PLANS DIFFER SIGNIFICANTLY FROM THOSE SUBMITTED FOR REVIEW BY THE DISTRICT, THE APPLICANT SHALL PROVIDEUPDATED DRAWINGS, AND IF NECESSARY, OBTAIN A REVISED SERVICE PROVIDER LETTER.17.FOR VEGETATED CORRIDORS 50 FEET WIDE OR GREATER, THE FIRST 50 FEET CLOSEST TO THE SENSITIVE AREA SHALL BE EQUAL TO OR BETTER THAN A"GOOD" CORRIDOR CONDITION AS DEFINED IN SECTION 3.14.2 TABLE 3-3.18.FOR VEGETATED CORRIDORS LESS THAN 50 FEET WIDE, THE ENTIRE VEGETATED CORRIDOR SHALL BE EQUAL TO OR BETTER THAN A "GOOD" CORRIDORCONDITION AS DEFINED IN SECTION 3.02.7, TABLE 3-3.19.ENHANCEMENT/RESTORATION OF THE VEGETATED CORRIDOR SHALL BE PROVIDED IN ACCORDANCE WITH R&O 07-20, APPENDIX A.20.PRIOR TO ANY SITE CLEARING, GRADING OR CONSTRUCTION, THE APPLICANT SHALL PROVIDE THE DISTRICT WITH THE REQUIRED VEGETATED CORRIDORENHANCEMENT/RESTORATION PLAN IN COMPLIANCE WITH R&O 07-20.21.MAINTENANCE AND MONITORING REQUIREMENTS SHALL COMPLY WITH SECTION 2.11.2 OF R&O 07-20. IF AT ANY TIME DURING THE WARRANTY PERIOD THELANDSCAPING FALLS BELOW THE 80% SURVIVAL LEVEL, THE OWNER SHALL REINSTALL ALL DEFICIENT PLANTING AT THE NEXT APPROPRIATE PLANTINGOPPORTUNITY AND THE TWO YEAR MAINTENANCE PERIOD SHALL BEGIN AGAIN FROM THE DATE OF REPLANTING.22.PERFORMANCE ASSURANCES FOR THE VEGETATED CORRIDOR SHALL COMPLY WITH SECTION 2.06.2, TABLE 2-1 AND SECTION 2.10, TABLE 2-223.FOR ANY DEVELOPMENTS, WHICH CREATE MULTIPLE PARCELS OR LOTS INTENDED FOR SEPARATE OWNERSHIP, THE DISTRICT SHALL REQUIRE THAT THESENSITIVE AREA AND VEGETATED CORRIDOR BE CONTAINED IN A SEPARATE TRACT AND SUBJECT TO A "STORM SEWER, SURFACE WATER, DRAINAGE ANDDETENTION EASEMENT OVER ITS ENTIRETY" TO BE GRANTED TO THE CITY OR CLEAN WATER SERVICES.24.THE WATER QUALITY SWALE AND DETENTION POND SHALL BE PLANTED WITH DISTRICT APPROVED NATIVE SPECIES, AND DESIGNED TO BLEND INTO THENATURAL SURROUNDINGS.25.SITE PREPARATIONS: REMOVE ALL NONNATIVE PLANT MATERIALS, INCLUDING PLANTS, ROOTS, AND SEEDS PRIOR TO ADDING TOPSOIL (SEE IVAM GUIDELINES).TILL THE SUB-GRADE IN THESES AREAS TO A DEPTH OF AT LEAST 4" AND ADD AT LEAST 12" OF CLEAN COMPOST-AMENDED TOPSOIL. THE COMPOST AMENDEDTOPSOIL SHALL HAVE THE FOLLOWING CHARACTERISTICS TO ENSURE A GOOD GROWING MEDIUM:A) TEXTURE - MATERIAL PASSES THROUGH ONE-INCH SCREENB) FERTILITY - 35% ORGANIC MATTER.26.SOIL PREPARATION: TO ENSURE ORGANIC MATTER, LEAF COMPOST MAYBE PLACED UNIFORMLY ON TOPSOIL. OTHER AMENDMENT, CONDITIONERS,BIO-AMENDMENTS MAY BE ADDED AS NEEDED TO SUPPORT THE SPECIFIED PLANTS OR ADJUST THE SOIL PH. TRADITIONAL FERTILIZATION TECHNIQUES(APPLYING N-P-K) ARE NOT NECESSARY FOR NATIVE PLANTS AND SHOULD NOT BE USED.27.TIMING: CONTAINER STOCK SHALL BE INSTALLED ONLY FROM FEBRUARY 1 THROUGH MAY 1 AND OCTOBER 1 THROUGH NOVEMBER 15. BARE ROOT STOCKSHALL BE INSTALLED ONLY FROM DECEMBER 15 THOUGH APRIL 15. PLANTINGS OUTSIDE THESE TIMES MAY REQUIRE, ADDITIONAL MEASURES TO ENSURESURVIVAL..28.EROSION CONTROL: GRADING, SOIL PREPARATION, AND SEEDING SHALL BE PERFORMED DURING OPTIMAL WEATHER CONDITIONS AND AT LOW FLOW LEVELSTO MINIMIZE SEDIMENT IMPACTS. SITE DISTURBANCE SHALL BE MINIMIZED AND DESIRABLE VEGETATION RETAINED, WHERE POSSIBLE. SLOPES SHALL BEGRADED TO SUPPORT THE ESTABLISHMENT OF VEGETATION. WHERE SEEDING IS USED FOR EROSION CONTROL, AN APPROPRIATE NATIVE GRASS, REGREEN(OR ITS EQUIVALENT), OR STERILE WHEAT SHALL BE USED TO STABILIZE SLOPES UNTIL PERMANENT VEGETATION IS ESTABLISHED. BIODEGRADABLE FABRICS(COIR, COCONUT OR APPROVED JUTE MATTING (MINIMUM 1/4" SQUARE HOLES) MAY BE USED TO STABILIZE SLOPES AND CHANNELS. FABRICS SUCH AS BURLAPMAY BE USED TO SECURE PLANT PLUGS IN PLACE AND TO DISCOURAGE FLOATING UPON INUNDATION. NO PLASTIC MESH THAT CAN ENTANGLE WILDLIFE ISPERMITTED. CONSULT CHAPTER 6 - EROSION PREVENTION AND SEDIMENT CONTROL FOR ADDITIONAL INFORMATION.29.MULCHING: TREES, SHRUBS, AND GROUNDCOVER PLANTED IN UPLAND AREAS SHALL BE MULCHED A MINIMUM OF THREE INCHES IN DEPTH AND 18 INCHES INDIAMETER, TO RETAIN MOISTURE AND DISCOURAGE WEED GROWTH AROUND NEWLY INSTALLED PLANT MATERIAL. APPROPRIATE MULCHES ARE MADE FROMCOMPOSTED BARK OR LEAVES THAT HAVE NOT BEEN CHEMICALLY TREATED. THE USE OF MULCH IN FREQUENTLY INUNDATED AREAS SHALL BE LIMITED, TOAVOID ANY POSSIBLE WATER QUALITY IMPACTS INCLUDING THE LEACHING OF TANNINS AND NUTRIENTS, AND THE MIGRATION OF MULCH INTO WATERWAYS.30.PLANT PROTECTION FROM WILDLIFE: DEPENDING ON SITE CONDITIONS, APPROPRIATE MEASURES SHALL BE TAKEN TO LIMIT WILDLIFE-RELATED DAMAGE (SEEIVAM GUIDANCE).31.IRRIGATION: APPROPRIATE PLANT SELECTION, ALONG WITH ADEQUATE SITE PREPARATION AND MAINTENANCE, REDUCES THE NEED FOR IRRIGATION.HOWEVER, UNLESS SITE HYDROLOGY IS CURRENTLY ADEQUATE, A DISTRICT/CITY APPROVED IRRIGATION SYSTEM OR EQUIVALENT (I.E., POLYMER, PLUSWATERING) SHALL BE USED DURING THE TWO-YEAR PLANT ESTABLISHMENT PERIOD. WATERING SHALL BE AT A MINIMUM RATE OF AT LEAST ONE INCH PERWEEK FROM JUNE 15 THROUGH OCTOBER 15. OTHER IRRIGATION TECHNIQUES, SUCH AS DEEP WATERING, MAY BE ALLOWED WITH PRIOR APPROVAL BYDISTRICT STAFF.32.ACCESS: MAINTENANCE ACCESS FOR PLANT MAINTENANCE SHALL BE PROVIDED FOR SENSITIVE AREAS AND VEGETATED CORRIDORS VIA A FIVE-FOOTEASEMENT OR SHARED BOUNDARY WITH STORMWATER FACILITIES. STORMWATER FACILITIES ACCESS REQUIREMENTS ARE PROVIDED IN CHAPTER 4.WETLAND RANDOM PLANTING PATTERNL3.022RANDOMLY MIX PLANT SPECIES AND HEIGHTSOFFSET PLANTS TO AVOID STRAIGHT ROWSTYPICAL O.C. (ON CENTER) PLANTING GRID6"6"EXISTING SUBGRADE18" Dia. CIRCLE2" BARK MULCK AT#1 CONTAINER PLANTING DETAILL3.021LOOSEN SOIL PRIOR TOPLANTING FIRMLY PACKSOIL WITH FOOT DO NOTBEND OR BREAK ROOTS.NO "J" OR "L" ROOTSPLACE ROOT COLLARABOVE GRADEMOUND FOR TEMPORARYWATER BASIN 2-3"PLANTING PITS TO BE12" GREATER THANTHE ROOTBALL12"MINIMUMREMOVE BURLAP ORCONTAINERCLUMP & SCATTER PLANTS SO THAT AVERAGEPLANTING DENSITY IS EQUIVALENT TO GRID SPACINGVEGETATIVE CORRIDOR AND MITIGATION AREA PLANTING NOTES:* BARE ROOT STOCK SHALL BE INSTALLED ONLY FROM DECEMBER 15 THROUGH APRIL 15. CONTAINERIZED STOCK SHALL BE INSTALLED ONLY FROM FEBRUARY 1 THOUGH MAY 1 AND OCTOBER 1 THROUGH NOVEMBER15.** CLUSTER = GROUPS OF 3-7 PLANTS IN SAME AREA WITH GRASS IN BETWEEN. SEEDING RATE: PURE LIVE SEED (PLS) POUNDS PER ACRE.PLANTING NOTES (PER CWS DESIGN & CONSTRUCTION STANDARDS, APPENDIX A PLANTING REQUIREMENTS, JUNE 2007):1.PLANTINGS SHOULD BE MULCHED A MINIMUM OF THREE INCHES IN DEPTH AND 18 INCHES IN DIAMETER TO RETAIN MOISTURE AND DISCOURAGE WEED GROWTH AROUND NEWLY INSTALLED PLANT MATERIAL.2.TREE PLANTINGS SHOULD BE PROTECTED FROM WILDLIFE DAMAGE (DEER BROWSE) BY INSTALLING TREE-PROTECTOR TUBES OR WIRE MESH CYLINDERS AROUND NEWLY INSTALLED PLANTINGS. (SEE IVAMGUIDELINES)MAINTENANCE PLAN:3.CLEAN WATER SERVICES REQUIRES A TWO-YEAR MAINTENANCE PERIOD FOR VEGETATED CORRIDOR MITIGATION. THE MITIGATION SITE IS TO BE INSPECTED ANNUALLY, A MINIMUM OF THREE TIMES DURING THEGROWING SEASON AND ONE TIME PRIOR TO ONSET OF THE GROWING SEASON. INVASIVE SPECIES CONTROL IS TO BE CONDUCTED AS NEEDED BASED UPON THE SITE INSPECTIONS.4.CLEAN WATER SERVICES’ SUCCESS CRITERION FOR VEGETATED CORRIDOR LANDSCAPING IS 80%T SURVIVAL OF TREE AND SHRUB PLANTINGS DURING THE TWO YEARS FOLLOWING PLANTING. THE VEGETATEDCORRIDOR LANDSCAPING SHALL BE MONITORED ANNUALLY DURING THE GROWING SEASON TO ASSESS SURVIVAL OF TREE AND SHRUB PLANTINGS. IF ANY MORTALITY IS NOTED ON THE SITE, THE FACTOR LIKELYTO HAVE CAUSED MORTALITY OF PLANTINGS IS TO BE DETERMINED AND CORRECTED IF POSSIBLE. IF SURVIVAL FALLS BELOW 80% AT ANY TIME DURING THE TWO-YEAR MAINTENANCE PERIOD, THE PLANTINGSSHALL BE REPLACED, AND OTHER CORRECTIVE MEASURES, SUCH AS ADDITIONAL BROWSE PROTECTION, MULCHING, OR IRRIGATION, MAY NEED TO BE IMPLEMENTED. IF REPLANTING IS NECESSARY, THEMAINTENANCE PERIOD WILL BE EXTENDED FOR TWO YEARS FROM THE DATE OF REPLANTING.5.INVASIVE SPECIES CONTROL IS TO BE CONDUCTED AS NEEDED BASED UPON THE SITE INSPECTIONS. INVASIVE SPECIES INCLUDE: HIMALAYAN AND EVERGREEN BLACKBERRY (RUBUS DISCOLOR(ARMENIACUS)AND R. LACINIATUS), REED CANARYGRASS (PHALARIS ARUNDINACEA), TEASEL (DIPSACUS FULLONUM), CANADA AND BULL THISTLE (CIRSIUM ARVENSE AND C. VULGARE), SCOTCH BROOM (CYTISUS SCOPARIUS),PURPLE LOOSESTRIFE (LYTHRUM SALICARIA), JAPANESE KNOTWEED (POLYGONIUM CUSPIDATUM), MORNING GLORY (CONVOLVULUS AND CALYSTEGIA SPECIES), GIANT HOGWEED (HERACLEUMMANTEGAZZIANUM), ENGLISH IVY (HEDERA HELIX), NIGHTSHADE (SOLANUM SPECIES), AND WILD CLEMATIS (CLEMATIS LIGUSTICIFOLIAAND C. VITALBA).L4.02VEGETATEDCORRIDOR & SWALELEGEND, NOTESDETAILSNOTE:NO PROPOSED CHANGESTO THIS SHEET.Planning DocumentsN:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\LANDSCAPE\395065.(L3) ENVIRONMENTAL.dwg - SHEET: L4.02 Dec. 5, 18 - 11:33 AM michelle.hundley 12/07/2016ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRIVER TERRACECROSSING1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONREVIEWED BY:TYPE:PROJECT NO.:PLANNING395-065KEL[T] 503-941-9484 [F] 503-941-948512/05/20182ND SUBMITTAL DATE CWS CONSTRUCTION NOTESL3.033L4.03VEGETATEDCORRIDOR & SWALECONSTRUCTIONDETAILSVEGETATED SWALE PLANTING NOTES:1.ALL NEW PLANTING MATERIAL WILL BE PROVIDED WITH A TEMPORARY AUTOMATIC IRRIGATION SYSTEM DESIGNED BY CONTRACTORIN CONFORMANCE TO ALL LOCAL CITY AND STATE CODES. CONTRACTOR WILL PROVIDE MATERIALS AND INSTALL ALL IRRIGATIONDOWNSTREAM OF THE EXISTING WATER METER. TEMPORARY IRRIGATION SYSTEM SHALL BE MAINTAINED FOR A MINIMUM OF (2)GROWING SEASONS.2.SEE ENGINEERING DRAWINGS FOR EROSION CONTROL FENCING AND DETAILS.3.THE LANDSCAPE CONTRACTOR IS TO THOROUGHLY REVIEW THE SITE. IF THERE ARE ANY DISCREPANCIES BETWEEN THE PLAN ANDTHE EXISTING CONDITIONS THE LANDSCAPE ARCHITECT IS TO BE NOTIFIED IMMEDIATELY.4.IF THE LANDSCAPE CONTRACTOR STARTS WORK BEFORE SITE CONDITIONS ARE READY, THEY WILL BE RESPONSIBLE FOR ANYADDITIONAL COSTS RELATING TO THE CONDITION.5.SWALE TOPSOIL: REMOVE ALL NONNATIVE PLANT MATERIALS, INCLUDING PLANTS, ROOTS, AND SEEDS PRIOR TO ADDING TOPSOIL(SEE IVAM GUIDELINES). TILL THE SUB-GRADE IN THESES AREAS TO A DEPTH OF AT LEAST 4" AND ADD AT LEAST 12" OF CLEANCOMPOST-AMENDED TOPSOIL. THE COMPOST AMENDED TOPSOIL SHALL HAVE THE FOLLOWING CHARACTERISTICS TO ENSURE AGOOD GROWING MEDIUM:A)TEXTURE - MATERIAL PASSES THROUGH ONE-INCH SCREENB) FERTILITY - 35% ORGANIC MATTER.6.PLANT QUANTITIES SHOWN ARE INTENDED TO ASSIST THE CONTRACTOR IN EVALUATING THEIR OWN TAKE OFFS. IF THERE IS ADISCREPANCY BETWEEN PLANT QUANTITIES AND SYMBOLS SHOWN ON THE PLAN, USE THE LARGER OF THE TWO AMOUNTS.CONTRACTOR IS RESPONSIBLE FOR ALL FINAL QUANTITIES7.ALL VEGETATED SWALE PLANTING IS TO BE PLANTED PER CLEAN WATER SERVICES LANDSCAPE REQUIREMENTS.8.PLANTING IS SPECIFIED AS PER CLEAN WATER SERVICES RECOMMENDATIONS FOR THE VEGETATED SWALE, LOW IMPACTDEVELOPMENT HANDBOOK, JULY 2009.9.THE TREATMENT AREA HAS 34" TO 2-INCH RIVER RUN ROCK PLACED 2.5 TO 3 INCHES DEEP ON HIGH DENSITY JUTE OR COCONUTMATTING OVER 12 INCHES OF NATIVE TOPSOIL. THE RIVER ROCK, TOPSOIL AND HIGH DENSITY JUTE OR COCONUT MATTING EXTENDSTO THE TOP OF THE TREATMENT AREA, TOPSOIL AND LOW DENSITY JUTE MATTING EXTENDS TO THE EDGE OF THE WATER QUALITYTRACT OR EASEMENT AREA.10.*BARE ROOT STOCK SHALL BE INSTALLED ONLY FROM DECEMBER 15 THROUGH APRIL 15. CONTAINERIZED STOCK SHALL BEINSTALLED ONLY FROM FEBRUARY 1 THOUGH MAY 1 AND OCTOBER 1 THROUGH NOVEMBER 15. CLUSTER = GROUPS OF 3-7 PLANTS INSAME AREA WITH GRASS IN BETWEEN. SEEDING RATE: PURE LIVE SEED (PLS) POUNDS PER ACRE.PLANTING NOTES (PER CWS DESIGN & CONSTRUCTION STANDARDS, APPENDIX A PLANTING REQUIREMENTS, JUNE 2007):11.TREE PLANTINGS SHOULD BE PROTECTED FROM WILDLIFE DAMAGE (DEER BROWSE) BY INSTALLING TREE-PROTECTOR TUBES ORWIRE MESH CYLINDERS AROUND NEWLY INSTALLED PLANTINGS. (SEE IVAM GUIDELINES)MAINTENANCE AND MONITORING:12.BI-ANNUAL MONITORING OF THE SITE WILL BE CONDUCTED BY OWNER IN THE SPRING (BY JUNE 1) AND FALL (BY SEPTEMBER 30),FOLLOWING THE FIRST GROWING SEASON AFTER THE PLANT INSTALLATION. ENSURE A MINIMUM OF 80% SURVIVAL RATE ORBETTER WITH 90% FACILITY COVERAGE OF THE REQUIRED VEGETATION. NOTES ON THE PLANT MORTALITY AND HERBACEOUSCOVER WILL BE NOTED. NECESSARY MAINTENANCE WILL BE DETERMINED TO REDUCE INVASIVE PLANT SPECIES OR OTHERMEASURES TO AID IN THE SURVIVAL OF THE INSTALLED PLANT MATERIAL. ENSURE THAT NO MORE THAN 20% NON-NATIVES OCCUPYTHE SITE. IF IT IS DETERMINED DURING THE MAINTENANCE PERIOD THAT THE PLANT COVERAGE OF THE HERBACEOUS SPECIES ORTHE INSTALLED PLANTINGS DO NOT MEET THE CONDITIONS REQUIRED BY C.W.S. OUTLINED IN THE SERVICE PROVIDER LETTER, APLAN WILL BE DEVELOPED AND IMPLEMENTED TO MEET THOSE CONDITIONS.CWS WATER QUALITY SWALEL3.034NOTE:NO PROPOSED CHANGESTO THIS SHEET.Planning DocumentsN:\proj\395-065\09 Drawings\03 Planning\Sheets - Replat Planning Submittal\LANDSCAPE\395065.(L3) ENVIRONMENTAL.dwg - SHEET: L4.03 Dec. 5, 18 - 11:33 AM michelle.hundley 12/07/2016ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRIVER TERRACECROSSING1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONREVIEWED BY:TYPE:PROJECT NO.:PLANNING395-065KEL[T] 503-941-9484 [F] 503-941-948512/05/20182ND SUBMITTAL DATE Urban Forestry Plan Supplemental Report December 19, 2017 Revised: December 6, 2018 River Terrace Crossing Tigard, Oregon Prepared By: Morgan Holen & Associates, LLC 3 Monroe Parkway, Suite P 220 Lake Oswego, OR 97035 971.409.9354 In Association With: Pacific Community Design 12564 SW Main Street Tigard, OR 97223 503.941.9484 Table of Contents – Purpose ............................................................................................................................... 1 General Description........................................................................................................ 1 Effective Tree Canopy Cover ....................................................................................... 1 Specifications ................................................................................................................... 2 A. Tree Protection Specifications ...................................................................................... 2 B. Soil Characteristics and Specifications for Improvement ............................................. 3 C. Tree Planting Specifications ......................................................................................... 3 Signature of Approval .................................................................................................... 3 Enclosures – Attachment A: Existing Tree Inventory Data Attachment B: Existing Stand Inventory Data Attachment C: Planted Tree Inventory and Street Tree Soil Volume Attachment D: Effective Tree Canopy Cover Summary Attachment E: Tree Preservation and Removal Site Plan Attachment F: Tree Canopy Site Plan Attachment G: Plant Specifications Not Applicable – Stand Preservation Specifications Stand Planting Specifications Tree Canopy Fee Calculation 971.409.9354 3 Monroe Parkway, Suite P 220 Lake Oswego, Oregon 97035 morgan.holen@comcast.netConsulting Arborists and Urban Forest Management Urban Forestry Plan – Supplemental Report River Terrace Crossing, Tigard, Oregon December 19, 2017 | Revised: December 6, 2018 MHA17012 Purpose This Urban Forestry Plan for the River Terrace Crossing residential subdivision project located in R‐4.5 and R‐7 zoning districts west of SW 150th Avenue and south of SW Hawks Ridge Road in Tigard, Oregon, is provided pursuant to the City of Tigard Urban Forestry Manual. This report describes the existing trees located on the project site, planned tree removal, retention and protection, and the effective tree canopy cover needed to meet City requirements. This report is prepared by International Society of Arboriculture (ISA) Board Certified Master Arborist (PN‐6145B) and Qualified Tree Risk Assessor Morgan Holen of Morgan Holen & Associates, LLC, in association with Registered Landscape Architect Karen E. Lankford (#369) of Pacific Community Design. General Description The existing site includes seven single family residential homes with accessory structures, large open fields, and numerous trees around existing structures, between property boundaries, and generally scattered across the site individually and in large and small stands. The largest stand of trees occupies much of the western half of the site and is a relatively natural and unmanaged stand of mixed species in variable condition. This stand is identified as stand 1, and is a mapped Lower Value Significant Habitat Area. A riparian corridor in the south‐central portion of the site is mapped as Moderate and High Value Significant Habitat. The project proposes a 198‐lot subdivision, new streets, open space tracts, and a water quality detention pond. Existing individual trees measuring six inches and larger located on‐site and within 25‐feet of the development impact area were evaluated during site visits conducted by Morgan Holen on November 14 and 15, 2017. In all, 215 individual trees and 19 stands of trees were inventoried. Trees located off‐site on adjacent properties with crowns overhanging the project site are planned for protection. Two of the existing individual trees located on‐site are planned for retention within Tract Q. A portion of stands 1 and 2 and stand 17 are planned for retention with tree protection during construction. Once the trees planned for removal have been cleared, the remaining stand grown trees exposed along new edges should be reassessed in terms of suitability for preservation and risk potential. If trees are found to be high risk hazards, they will be recommended for removal which is likely to require a modification to this Urban Forestry Plan. A complete description of the existing individual trees, as prepared by Morgan Holen & Associate, LLC, is included in the enclosed existing tree inventory data (attachment A). Additionally, stands of trees are described in the enclosed existing stand inventory data (attachment B). Effective Tree Canopy Cover The trees planned for preservation in stands 1, 2, and 17 are eligible for two times canopy cover credit, for a total of 631,502 square feet. In addition, 408 new trees are proposed to be planted, including six different trees species and 45 trees within the R‐4.5 zoning district and 363 trees within the R‐7 zoning district. The planted tree inventory and street tree soil volumes, as prepared by Pacific Community Design, are enclosed as Attachment C. Attachment D provides a summary of the effective tree canopy cover for the project, as prepared by Pacific Community Design and reviewed by Morgan Holen & Associates. Additional planted stands are described on the planting plan drawings. 971.409.9354 3 Monroe Parkway, Suite P 220 Lake Oswego, Oregon 97035 morgan.holen@comcast.netConsulting Arborists and Urban Forest Management Urban Forest Plan – Supplemental Report River Terrace Crossing, Tigard, Oregon Page 2 In both the R‐4.5 and R‐7 zoning districts, effective tree canopy cover is required to be calculated on a lot/tract by lot/tract basis and for the overall development site. A standard percentage of effective tree canopy cover for each lot or tract shall be at least 15%, with a minimum standard of 40% for the overall development site. The overall project site includes 198 building lots and 17 tracts, totaling 1,500,296 square feet. Each lot and tract exceeds the 15% required effective canopy cover. The overall effective tree canopy cover is 1,175,892 square feet, or 78%; therefore, the effective tree canopy cover requirement for the overall development site is also met. The Tree Preservation and Removal Site Plan and Tree Canopy Site Plan are enclosed as attachments E and F as required by Section 10 of the Urban Forestry Manual, which illustrate how the Urban Forestry Plan requirements are met. Please refer to the existing conditions, grading, and utilities site plans for complete information. Specifications A. Tree Protection Specifications 1. Tree Protection Zone. The project arborist shall designate the Tree Protection Zone (TPZ). Where feasible, the TPZ shall be established at the dripline of protected trees as a minimum. If infrastructure must be installed closer to the trees, the TPZ may be established within the dripline area if the project arborist determines that the trees will not be unduly damaged. The location of the TPZ shall be shown on construction drawings. 2. Protection Fencing. All trees to be retained shall be protected by chain link fencing secured to steel posts placed no further than 8‐feet apart and shall be installed at the edge of the TPZ. 3. Preconstruction Conference. The project arborist shall be on site to discuss methods of tree removal and tree protection prior to any construction. 4. Pruning. The project arborist can help identify if and where pruning is necessary once trees recommended for removal have been removed and the site is staked and prepared for construction. Pruning shall be performed by a Qualified Tree Service. 5. Tree Protection Zone Maintenance. The protection fencing shall not be moved, removed, or entered by equipment except under direction of the project arborist. 6. Storage of Material or Equipment. The contractor shall not store materials or equipment within the TPZ. 7. Excavation. Excavation within the TPZ shall be avoided if alternatives are available. If excavation within the TPZ in unavoidable, the project arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees. All construction within the TPZ shall be under the on‐site technical supervision of the project arborist. 8. Tree Protection Inspection. The project arborist shall inspect and verify the location of protection measures prior to construction, monitor tree protection measures regularly, and provide biweekly written reports to the City during periods of active construction. 9. Post Clearing Evaluation. The project arborist shall visit the site at the time of clearing to reassess trees planned for preservation in terms of general condition and potential risk. If tree are found to be hazardous, the project arborist shall update the Urban Forestry Plan for City review and approval. Urban Forest Plan – Supplemental Report River Terrace Crossing, Tigard, Oregon Page 3 10. Final Report. After the project has been completed, the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees. B. Soil Characteristics and Specifications for Improvement Native soils at the project site include relatively shallow and somewhat poorly drained Cascade silt loam (~42%), deep and moderately well drained Helvetia silt loam (~32%), relatively deep and moderately well drained Cornelius and Kinton silt loams (~24%), and deep and moderately well drained Quatama loam (~2%). Soil improvements are proposed as described in the plant specifications provided as Attachment G, as prepared by Pacific Community Design. If soil compaction occurs during construction, the project arborist shall provide additional recommendations as needed. C. Tree Planting Specifications New trees that are planted to meet the effective canopy requirements shall conform to the applicable standards in the Tigard Urban Forestry Manual. They shall be planted in accordance with the American National Standards Institute (ANSI) standards for tree planting (A300, Part 6) and additional standards adopted by the Oregon Landscape Contractors Board. Nursery stock shall meet the requirements of the American Association of Nurserymen for nursery stock (ANSI Z60.1) for Grade No.1 or better. Double stake trees if needed for stability. Signature of Approval We hereby attest that, to the best of our knowledge: The attached Tree Preservation and Removal site plan meets all of the requirements in Section 10, Part 1 of the Urban Forestry Manual; The attached Tree Canopy site plan meets all of the requirements in Section 10, Part 2 of the Urban Forestry Manual; and This Supplemental Report meets all of the requirements in Section 10, Part 3 of the Urban Forestry Manual. Thank you for choosing Morgan Holen & Associates, LLC, and Pacific Community Design to provide consulting arborist and landscape architect services for the River Terrace Crossing project in Tigard. Please contact us if you have questions or need any additional information. Thank you, In Association With: Morgan Holen & Associates, LLC: Pacific Community Design Morgan E. Holen, Member Karen E. Lankford ISA Certified Arborist, PN‐6145A Registered Landscape Architect #369 ISA Tree Risk Assessment Qualified Forest Biologist Enclosures: Attachment A: Existing Tree Inventory Data Attachment B: Existing Stand Inventory Data Attachment C: Planted Tree Inventory and Street Tree Soil Volume Attachment D: Effective Tree Canopy Cover Summary Attachment E: Tree Preservation and Removal Site Plan Attachment F: Tree Canopy Site Plan Attachment G: Plant Specifications Attachment A: Existing Tree Inventory DataMHA17012 River Terrace Crossing ‐ Tree Data 11‐14‐17 Rev. 12‐5‐18.xlsxPage 1 of 9No. Common Name DBH1C‐Rad2Canopy3O/S4HT5Cond6Pres7Comments Treatment101magnolia 2x3,2x4 5 O N 2 2remove102Douglas‐fir 36 28 O N n/a n/a off‐siteprotect103bigleaf maple 12 17 O N n/a n/a off‐siteprotect104bigleaf maple 16,18 30 O N n/a n/a off‐siteprotect105Norway maple 12 15 O N 2 2 invasive speciesremove106cherry 16 16 O N 2 2remove107paper birch 12 14 O N 2 2remove108paper birch 11 11 O N 2 2remove109paper birch 10 12 O N 2 2remove110paper birch 10 12 O N 2 2remove111paper birch 9 10 O N 2 2remove112paper birch 12 12 O N 2 2remove113paper birch 9 12 O N 2 2remove114paper birch 10 10 O N 2 2remove115paper birch 7 10 O N 2 2remove116paper birch 8 12 O N 2 2remove117paper birch 11 15 O N 2 2remove118paper birch 9 14 O N 2 2remove119paper birch 8 13 O N 2 2remove120paper birch 8 12 O N 2 2remove121paper birch 11 13 O N 2 2remove122paper birch 11 14 O N 2 2remove123blue spruce 8 10 O N 2 2remove124English walnut 22 20 O N 1 1 extensive blackberries, mostly deadremove125English walnut 2x9 14 O N 1 1previous failures, basal and trunk decay, poor structureremove126deciduous 6,7 12 O N 2 2removeMorgan Holen & Associates, LLCConsulting Arborists and Urban Forest Management3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035morgan.holen@comcast.net | 971.409.9354 Attachment A: Existing Tree Inventory DataMHA17012 River Terrace Crossing ‐ Tree Data 11‐14‐17 Rev. 12‐5‐18.xlsxPage 2 of 9No. Common Name DBH1C‐Rad2Canopy3O/S4HT5Cond6Pres7Comments Treatment127pear 3,4 7 O N 2 1remove128cherry 4,5,6,7 12 O N 2 1 recent branch failureremove129spruce 13 12 O N 2 2 moderate structure, some ivyremove130juniper 16 14 O N 2 2 moderate structure, some ivyremove131dogwood 6 8 O N 2 2remove132magnolia 4,5,6,7 8 O N 2 2remove133deciduous 6,7 9 O N 1 1 trunk decay, poor structureremove134English walnut 8 11 O N 1 1 fence girdling trunkremove135cherry 3,4,5 8 O N 1 1remove136cherry 2x5,12 14 O N 2 2remove137English walnut 14,18 20 O N 2 2remove138English walnut 26 22 O N 2 2remove139English walnut 13 0 O N 0 1 deadremove140English walnut 14 20 O N 2 2remove141English walnut 16 0 O N 0 1 deadremove142English walnut 24 22 O N 2 1 hollow with decayremove143apple 9 11 O N 1 1remove144apple 6 6 O N 1 1remove145cherry 4,5,6 7 O N 1 1remove146apple 10 10 O N 2 1remove147dogwood 8 8 O N 2 2remove148cherry 25 14 O N 1 1remove149cherry 11 12 O N 2 2remove150apple 7 8 O N 1 1remove151apple 10 11 O N 2 2remove152apple 7 10 O N 2 1remove153apple 7 10 O N 2 1removeMorgan Holen & Associates, LLCConsulting Arborists and Urban Forest Management3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035morgan.holen@comcast.net | 971.409.9354 Attachment A: Existing Tree Inventory DataMHA17012 River Terrace Crossing ‐ Tree Data 11‐14‐17 Rev. 12‐5‐18.xlsxPage 3 of 9No. Common Name DBH1C‐Rad2Canopy3O/S4HT5Cond6Pres7Comments Treatment154apple 7 10 O N 2 1remove155apple 7 10 O N 2 1remove156apple 7 10 O N 2 1remove157apple 7 10 O N 2 1remove158American chestnut 7,8,2x9 20 O N 1 1 basal and trunk decayremove159American chestnut 5,9,10,11 16 O N 2 1 poor structureremove160English walnut 13 16 O N 2 1 poor structureremove161sweet cherry 10 16 O N 2 1 invasive speciesremove162red oak 25 22 O N 2 2 one‐sided crownremove163Scouler's willow 6,11,13 16 O N 1 1 advanced trunk and basal decayremove164deciduous 8 9 O N 1 1remove165Scouler's willow 9,10 12 O N 1 1 advanced trunk and basal decayremove166sweet cherry 20 22 O N 1 1 invasive speciesremove167English hawthorn 7,8 16 O N 1 1 invasive speciesremove168pear 6 8 O N 2 1remove169bigleaf maple 10,13,20,24 22 O N 1 1moderate structure, trunk and crown decayremove170Norway maple 11 10 O N 2 2 invasive speciesremove171English hawthorn 12 11 O N 2 1 invasive species, poor structureremove172apple 12 12 O N 1 1remove173Norway maple 10 14 O N 2 2 invasive speciesremove174European mountain ash 6 7 O N 1 1 invasive speciesremove175European mountain ash 10 8 O N 2 1 invasive speciesremove176apple 2x4,5 7 O N 1 1remove177apple 2x8 12 O N 2 1remove178Norway maple 11 14 O N 2 2 invasive speciesremove179plum 2x7 13 O N 1 1 trunk decayremoveMorgan Holen & Associates, LLCConsulting Arborists and Urban Forest Management3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035morgan.holen@comcast.net | 971.409.9354 Attachment A: Existing Tree Inventory DataMHA17012 River Terrace Crossing ‐ Tree Data 11‐14‐17 Rev. 12‐5‐18.xlsxPage 4 of 9No. Common Name DBH1C‐Rad2Canopy3O/S4HT5Cond6Pres7Comments Treatment180apple 5,6 8 O N 2 2remove181plum 11 11 O N 2 2remove182plum 11 13 O N 2 2remove183apple 6 8 O N 2 2remove184plum 4,5,6,9 12 O N 1 1remove185plum 5,6 11 O N 1 1remove186European mountain ash 10,11 16 O N 1 1 dead and broken branchesremove187European mountain ash 11 10 O N 1 1severe history of branch failure, crown decayremove188cherry 6 9 O N 2 2remove189sweet cherry 15 16 O N 1 1 invasive speciesremove190English walnut 11 14 O N 2 2remove191fig 2x7,8 14 O N 1 1 very poor structureremove192English hawthorn 10 8 O N 2 1 invasive speciesremove193sweet cherry 19 18 O N 1 1 invasive speciesremove194sweet cherry 9 16 O N 1 1 invasive speciesremove195sweet cherry 12 16 O N 1 1 invasive speciesremove196pear 10 8 O N 1 1remove197pear 13 10 O N 1 1 topped, suckersremove198pear 8,9 10 O N 1 1remove199Douglas‐fir 60 34 O N 1 1 windsnap, trunk decayremove200madrone 7,8,9 14 O N 2 2remove201apple 9,10 10 O N 1 1remove202apple 12 10 O N 1 1remove203apple 13,16 15 O N 1 1remove204apple 10 12 O N 1 1remove205apple 8 10 O N 1 1removeMorgan Holen & Associates, LLCConsulting Arborists and Urban Forest Management3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035morgan.holen@comcast.net | 971.409.9354 Attachment A: Existing Tree Inventory DataMHA17012 River Terrace Crossing ‐ Tree Data 11‐14‐17 Rev. 12‐5‐18.xlsxPage 5 of 9No. Common Name DBH1C‐Rad2Canopy3O/S4HT5Cond6Pres7Comments Treatment206apple 4x6 14 O N 1 1remove207apple 2x6,3x7 13 O N 1 1remove208black cottonwood 12,16 20 O N 1 1remove209catalpa 11 12 O N 2 2remove210Scouler's willow 5,3x6,7,8 14 O N 1 1 very poor structure, advanced decayremove211catalpa 7 10 O N 2 2remove212black cottonwood 8 8 O N 1 1remove213sweet cherry 3x4,3x5,2x6 8 O N 1 1 invasive species, very poor structureremove214apple 17 12 O N 2 2 advanced decayremove215pine 8 8 O N 1 1 poor structure, blackberry infestedremove216deodar cedar 31 24 O N 3 3 some ivy on lower trunkremove217cryptomeria 18 12 O N 2 2forked leaders, ivy and vines infesting canopyremove218catalpa 28 18 O N 1 1 trunk decay in plane of leanremove219catalpa 19 14 O N 1 1 trunk and crown decayremove220English holly 4x3,2x4 6 O N 2 1 invasive speciesremove221English walnut 24 18 O N 2 2remove222black locust 4,2x6 12 O N 2 1 invasive speciesremove223black locust 17 14 O N 1 1invasive species, mostly dead, advanced decayremove224black locust 27 18 O N 1 1invasive species, mostly dead, advanced decayremove225deciduous 2x6,8,10 8 O N 1 1 trunk decayremove226magnolia 3,4,2x6 10 O N 2 1 poor structureremove227apple 5,9 10 O N 1 1 advanced decayremove228western redcedar 18 14 O N 2 2remove229Douglas‐fir 6 10 O N 3 3removeMorgan Holen & Associates, LLCConsulting Arborists and Urban Forest Management3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035morgan.holen@comcast.net | 971.409.9354 Attachment A: Existing Tree Inventory DataMHA17012 River Terrace Crossing ‐ Tree Data 11‐14‐17 Rev. 12‐5‐18.xlsxPage 6 of 9No. Common Name DBH1C‐Rad2Canopy3O/S4HT5Cond6Pres7Comments Treatment230deciduous 20 18 O N 1 1remove231deciduous 2x7 12 O N 1 1remove232western redcedar 21 14 O N 1 1 girdled by roperemove233apple 20 13 O N 1 1remove234cherry 10 10 O N 2 1 poor structureremove235spruce 16 22 O N 3 2remove236cherry 11 8 O N 2 1 poor structureremove237cherry 10 10 O N 1 1 overgrown with blackberriesremove238curly willow 6 6 O N 1 1 mostly deadremove239western redcedar 14,16 12 O N 2 2remove240deciduous 2x8 10 O N 1 1remove241cherry 24 16 O N 1 1 dead and broken branchesremove242persimmon 6 8 O N 2 1remove243persimmon 7 8 O N 1 1 trunk and crown decayremove244cherry 6 9 O N 2 1remove245apple 2x4,5,6 12 O N 1 1remove246apple 20 16 O N 1 1remove247redwood 35 26 O N 2 2remove248Port‐Orford‐cedar 30 14 O N 3 3remove249cherry 22 12 O N 1 1remove250cherry 14 10 O N 2 1remove251Norway maple 6 8 O N n/a n/a off‐siteprotect252Norway maple 7 8 O N n/a n/a off‐siteprotect253Norway maple 7 8 O N n/a n/a off‐siteprotect254Port‐Orford‐cedar 9,10 6 O N n/a n/a off‐siteprotect255blue spruce 12 8 O N n/a n/a off‐siteprotect256western redcedar 20 12 O N n/a n/a off‐siteprotectMorgan Holen & Associates, LLCConsulting Arborists and Urban Forest Management3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035morgan.holen@comcast.net | 971.409.9354 Attachment A: Existing Tree Inventory DataMHA17012 River Terrace Crossing ‐ Tree Data 11‐14‐17 Rev. 12‐5‐18.xlsxPage 7 of 9No. Common Name DBH1C‐Rad2Canopy3O/S4HT5Cond6Pres7Comments Treatment257western redcedar 8 12 O N n/a n/a off‐siteprotect258western redcedar 8 12 O N n/a n/a off‐siteprotect259western redcedar 8 12 O N n/a n/a off‐siteprotect260apple 14 11 O N n/a n/a off‐siteprotect261lodgepole pine 12 14 O N 2 2 moderate structureremove262lodgepole pine 2x6 8 O N 2 1 poor structureremove263spruce 6 6 O N 2 2remove264Scouler's willow 8x6 10 O N 1 1 poor structure, decayremove265Scouler's willow 3x6 10 O N 1 1 poor structure, decayremove266Scouler's willow 6x6 10 O N 1 1 poor structure, decayremove267apple 6 9 O N 1 1 poor structure, basal decayremove268apple 6 9 O N 2 1remove269sweet cherry 14,16 18 O N 2 1 invasive species, poor structureremove270Douglas‐fir 6 8 O N 3 2remove271Douglas‐fir 6 6 O N 3 3remove272Douglas‐fir 8 9 O N 0 1 mostly deadremove273Douglas‐fir 20 14 O N 3 3remove274Oregon ash 6x6 14 616 O N 2 2 Tract Qretain275Oregon ash 3x6 14 616 O N 2 2 Tract Qretain276Scouler's willow 6x6 9 O N 1 1 very poor structureremove277Scouler's willow 8x10 7 O N1 1 topped ‐ resproutsremove278Austrian pine 11 8 O N 2 1 forked leaders, sequoia pitch mothremove279Douglas‐fir 14 12 O N 2 2remove280Douglas‐fir 21 16 O N 1 1 very poor structureremove281mimosa 13 18 O N 2 2remove282blue spruce 9 6 O N 1 1remove283red maple 11,13 24 O N 2 2removeMorgan Holen & Associates, LLCConsulting Arborists and Urban Forest Management3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035morgan.holen@comcast.net | 971.409.9354 Attachment A: Existing Tree Inventory DataMHA17012 River Terrace Crossing ‐ Tree Data 11‐14‐17 Rev. 12‐5‐18.xlsxPage 8 of 9No. Common Name DBH1C‐Rad2Canopy3O/S4HT5Cond6Pres7Comments Treatment284sweetgum 14 18 O N 2 2remove285plum 10 12 O N 2 2remove286Japanese maple 2x5,6 15 O N 3 3remove287Japanese maple 4,6,7 10 O N 2 2remove288mimosa 2x6,2x9,10 26 O N 2 2 moderate structureremove289red maple 18 18 O N 2 2remove290deciduous 5,2x6 13 O N 1 1remove291Norway maple 9 15 O N 2 2 invasive speciesremove292European white birch 14 16 O N 1 1 invasive species, poor structureremove293spruce 8 9 O N 2 2remove294beech 6 11 O N 2 2remove295European white birch 7,12 17 O N 2 2 invasive species, moderate structureremove296bigleaf maple 5,2x9 14 O N 2 2remove297ash 12 22 O N 1 1remove298European white birch 15 17 O N 1 1 invasive speciesremove299European white birch 7 10 O N 1 1 invasive speciesremove300European white birch 15 16 O N 1 1 invasive speciesremove301European white birch 10 9 O N 1 1 invasive speciesremove13218paper birch 4,6,8 12 O N 2 2remove13219paper birch 3,4,5 9 O N 2 2remove13220paper birch 5,2x6 12 O N 2 2remove13245deciduous 6 7 O N 2 1 trunk damageremove13247deciduous 5 9 O N 2 2remove13257deciduous 7 8 O N 2 2remove13274Norway maple 10 14 O N 2 2 invasive speciesremove13300English walnut 20 15 O N 1 1 mostly dead, decayremove13301English walnut 18 22 O N 1 1 extensive blackberriesremoveMorgan Holen & Associates, LLCConsulting Arborists and Urban Forest Management3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035morgan.holen@comcast.net | 971.409.9354 Attachment A: Existing Tree Inventory DataMHA17012 River Terrace Crossing ‐ Tree Data 11‐14‐17 Rev. 12‐5‐18.xlsxPage 9 of 9No. Common Name DBH1C‐Rad2Canopy3O/S4HT5Cond6Pres7Comments Treatment13301English walnut 18 20 O N 2 2remove13318English walnut 17 18 O N 2 2remove13319English walnut 6 10 O N 2 2remove13335Scouler's willow 12 12 O N 2 1remove13336Scouler's willow 14 12 O N 2 1remove2C‐Rad is the average crown radius measured in feet.4O/S identifies the trees as either Open Grown or Stand Grown.5HT identifies whether or not the tree is a Heritage Tree (either Yfor yes or Nfor no).6Cond is the numerical condition rating (0‐3) as defined in the Tigard Urban Forestry Manual:RATING VIGORPESTS0 dead to severe decline Infested1 declining Infested2 average Minor3 good to excellent None7Pres is the numerical suitability for preservation rating (0‐3) as defined in the Tigard Urban Forestry Manual:RATING01233Canopy is the average tree canopy area (in square feet) of on‐site trees to be retained calculated as follows: Canopy = (Average Tree Canopy Spread / 2)2 x major conks and cavitiesDEADWOODFAILURE HISTORYmajor scaffold branches >1 scaffold1DBH is tree diameter measured at 4.5‐feet above the ground level in inches; trees with multiple trunks splitting below DBH are measured separately and individual trunk measurements are separated by a comma, except multiple trunks of the same size are indicated as quantity x size.The tree is dead, in severe decline, or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a "hazard tree" or "hazard tree abatement" could be performed.The tree has average health and/or structural stability that could be alleviated with treatment; the tree will be less resilient to development impacts and will require more frequent management and monitoring after development than a tree rated as a "3".The tree has good to excellent health and structural stability; the tree will be more resilient to development impacts, and will require less frequent management and monitoring after development than a tree rated as a "2".twig and branch dieback scaffold branchessmall twigs small brancheslittle or none noneone to a few conks; small cavitiespresent only at pruning woundsabsent to present only at pruning woundsCONSIDERATIONSThe tree is a "hazard tree" as defined in chapter 18.120 of the Tigard Development Code and "hazard tree abatement" as defined in Chapter 18.120 in the Tigard Development Code cannot be completed in a manner that results in tree retention consistent with tree care industry standards.DECAYMorgan Holen & Associates, LLCConsulting Arborists and Urban Forest Management3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035morgan.holen@comcast.net | 971.409.9354 Attachment B ‐ Existing Stand Inventory DataMHA17012 River Terrace Crossing ‐ Tree Data 11‐14‐17 Rev. 12‐5‐18.xlsxPage 1 of 2Stand No.Dominant Tree SpeciesTree Species Common of 2ndTree Species Common of 3rdAvg DBH 1Avg DBH 2Avg DBH 3Avg Cond 1 Avg Cond 2Avg Cond 3Overall Stand Preservation Rating Total Canopy (sq. ft.)Total Canopy Preserved (sq. ft.) CommentsDouglas‐fir 22 2bigleaf maple 14 2Scouler's willow 10 22Douglas‐fir 35 3 3 41,624 Tract B: 30,158 relatively natural stand of mature Douglas‐fir3Douglas‐fir 14 2 2 50,607 0very dense planted stand of even‐aged Douglas‐fir, unmanaged, trees ~5' on center, some deadDouglas‐fir 20 2spruce 20 2Douglas‐fir 22 2deodar cedar 26 2grand fir 17 2Douglas‐fir 24 2spruce 9 1linden 15 2Lombardy poplar 14 1Port‐Orford‐cedar 14 2red oak 17 2cherry 13 1lodgepole pine 16 2ponderosa pine 17 29European white birch 10 2 1 5,036 0 invasive speciesDouglas‐fir 16 2scots pine 14 2cherry 10 211Douglas‐fir 16 2 2 6,820 0planted treesyew 6 2lodgepole pine 6 262 8,446 0 also a scots pine and invasive European white birches42 5,755 0 stand of planted trees on north side of existing home52 9,274 0dense row of trees bordering existing driveway, also a few spruce, lodgepole pine, plum, and invasive European white birch12 746,670Tract B: 74,932Tract O: 17,923Tract P: 47,381Tract T: 138,838TOTAL: 279,074relatively natural mixed species stand, some invasive sweet cherries and English ivy, abundant ferns82 8,661 0 also one Lombardy poplar and a few invasive English hawthorns72 5,553 0row of trees along right of way, also a madrone, bigleaf maple, and invasive European white birch102 5,819 0also a few plums and invasive European mountain ash, no understory122 2,000 0trees located in this stand have been maintained as shrubsMorgan Holen & Associates, LLCConsulting Arborists and Urban Forest Management3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035morgan.holen@comcast.net | 971.409.9354 Attachment B ‐ Existing Stand Inventory DataMHA17012 River Terrace Crossing ‐ Tree Data 11‐14‐17 Rev. 12‐5‐18.xlsxPage 2 of 2Stand No.Dominant Tree SpeciesTree Species Common of 2ndTree Species Common of 3rdAvg DBH 1Avg DBH 2Avg DBH 3Avg Cond 1 Avg Cond 2Avg Cond 3Overall Stand Preservation Rating Total Canopy (sq. ft.)Total Canopy Preserved (sq. ft.) CommentsDouglas‐fir 22 2Norway maple 12 2Austrian pine 15 214Douglas‐fir 16 2 2 17,654 0 planted trees15Oregon ash 6 2 2 1,929 0 natural regeneration16Oregon ash 6 2 2 4,889 0natural regenerationScouler's willow 3x10 2black cottonwood 29 218Douglas‐fir 20 1 1 6,981 0 most have dead tops, a couple are completely dead19Douglas‐fir 24 1 1 1,900 0 one dead tree, others in progressive declineDBH is tree diameter measured at 4.5‐feet above the ground level, in inches.Cond is the numerical condition rating (0‐3) as defined in the Tigard Urban Forestry Manual:RATING VIGORCANOPY DENSITY FAILURE HISTORY PESTS DECAY0 dead to severe decline <30% >1 scaffold Infested major conks and cavities1 declining 30‐60% scaffold branch Infested one to a few conks; small cavities2 average 60‐90% small branches Minor present only at pruning wounds3 good to excellent 90‐100% none None absent to present only at pruning woundsPres is the numerical suitability for preservation rating (0‐3) as defined in the Tigard Urban Forestry Manual:RATING0123Total Canopy is the average tree canopy area (in square feet) calculated by Pacific Community Design.Nuisance trees are the dominant species in the stand and/or continued viability of the stand is unlikely due to pests, competition from nuisance tree or plant species, hydrologic changes or other factors.The stand requires a currently cost prohibitive level of investment and management of pests, diseases, nuisance tree or plant species, hydrology or other factors to become viable.The stand is viable but requires more frequent management and monitoring of pests, diseases, nuisance tree or plant species, hydrology or other factors for continued viability than a stand rated as a "3".The stand is viable but requires less frequent management and monitoring of pests, diseases, nuisance tree or plant species, hydrology or other factors for continued viability than a stand rated as a "2".DEADWOODmajor scaffold branchestwig and branch diebacksmall twigslittle or noneCONSIDERATIONS132 3,244 0in a row along existing driveway, maples are invasive species172 6,519 Tract Q: 6,519 natural regenerationMorgan Holen & Associates, LLCConsulting Arborists and Urban Forest Management3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035morgan.holen@comcast.net | 971.409.9354 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CF100 R4.5 180 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES101 R4.5 181 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES102 R4.5 182 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES103 R4.5 182 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES104 R4.5 183 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES105 R4.5 184 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES106 R4.5 185 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES107 R4.5 186 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES108 R4.5 186 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES109 R‐7 187 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES110 R‐7 188 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES111 R‐7 190 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES112 R‐7 191 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES113 R‐7 191 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES114 R‐7 192 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES115 R‐7 193 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES116 R‐7 194 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES117 R‐7 195 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES118 R‐7 195 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES119 R‐7 196 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES120 R‐7 196 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES121 R‐7 197 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES122 R‐7 162 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES123 R‐7 162 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES124 R‐7 163 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES125 R‐7 163 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES126 R‐7 164 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES127 R‐7 165 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES128 R‐7 166 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES129 R‐7 167 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES130 R‐7 167 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES131 R‐7 168 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YESAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018 Page 1 of 13 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CFAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018132 R‐7 169 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES133 R‐7 170 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES134 R‐7 171 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES135 R‐7 172 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES136 R4.5 173 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES137 R4.5 174 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES138 R4.5 175 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES139 R4.5 176 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES140 R4.5 177 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES141 R4.5 178 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES142 R4.5 179 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES143 R4.5 179 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES144 R4.5 145 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES145 R4.5 145 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES146 R4.5 145 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES147 R4.5 145 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES148 R4.5 146 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES149 R4.5 146 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES150 R4.5 147 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES151 R4.5 148 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES152 R4.5 148 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES153 R4.5 149 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES154 R‐7 150 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES155 R‐7 150 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES156 R‐7 151 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES157 R‐7 152 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES158 R‐7 153 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES159 R‐7 154 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES160 R‐7 155 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES161 R‐7 156 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES162 R‐7 157 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES163 R‐7 158 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES Page 2 of 13 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CFAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018164 R‐7 158 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES165 R‐7 159 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES166 R‐7 159 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES167 R‐7 125 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES168 R‐7 125 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES169 R‐7 126 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES170 R‐7 127 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES171 R‐7 128 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES172 R‐7 129 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES173 R‐7 130 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES174 R‐7 131 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES175 R‐7 132 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES176 R‐7 132 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES177 R‐7 TRACT U Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES178 R‐7 133 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES179 R‐7 134 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES180 R‐7 135 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES181 R4.5 136 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES182 R4.5 137 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES183 R4.5 137 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES184 R4.5 138 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES185 R4.5 139 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES186 R4.5 140 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES187 R4.5 144 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES188 R4.5 144 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES189 R4.5 144 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES190 R‐7 189 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707 YES191 R‐7 189 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707 YES192 R‐7 170 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707 YES193 R‐7 170 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707 YES194 R‐7 151 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707 YES195 R‐7 151 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707 YES Page 3 of 13 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CFAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018196 R‐7 152 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707 YES197 R‐7 152 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707 YES198 R‐7 169 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707 YES199 R‐7 169 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707 YES200 R‐7 190 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707 YES201 R‐7 190 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707 YES202 R4.5 180 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES203 R4.5 180 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES204 R4.5 179 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES205 R4.5 179 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES206 R4.5 179 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES207 R4.5 144 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES208 R4.5 143 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES209 R4.5 142 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES210 R4.5 141 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES211 R‐7 1 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES212 R‐7 49 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES213 R‐7 50 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES214 R‐7 51 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES215 R‐7 52 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES216 R‐7 53 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES217 R‐7 53 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES218 R‐7 54 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES219 R‐7 55 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES220 R‐7 55 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES221 R‐7 56 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES222 R‐7 57 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES223 R‐7 57 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES224 R‐7 1 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES225 R‐7 2 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES226 R‐7 3 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES227 R‐7 3 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES Page 4 of 13 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CFAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018228 R‐7 4 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES229 R‐7 5 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES230 R‐7 6 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES231 R‐7 6 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES232 R‐7 7 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES233 R‐7 8 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES234 R‐7 9 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES235 R‐7 10 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES236 R‐7 11 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES237 R‐7 12 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES238 R‐7 13 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES239 R‐7 14 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES240 R‐7 115 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962 YES241 R‐7 114 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962 YES242 R‐7 113 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962 YES243 R‐7 112 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962 YES244 R‐7 111 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962 YES245 R‐7 110 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962 YES246 R‐7 109 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962 YES247 R‐7 21 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES248 R‐7 21 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES249 R‐7 21 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES250 R‐7 20 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES251 R‐7 19 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES252 R‐7 19 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES253 R‐7 19 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES254 R‐7 TRACT CC Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962 YES255 R‐7 TRACT CC Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962 YES256 R‐7 17 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES257 R‐7 16 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES258 R‐7 16 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES259 R‐7 32 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES Page 5 of 13 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CFAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018260 R‐7 32 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES261 R‐7 32 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES262 R‐7 33 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES263 R‐7 33 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES264 R‐7 48 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES265 R‐7 48 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES266 R‐7 48 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES267 R‐7 49 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES268 R‐7 49 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES269 R‐7 49 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES270 R‐7 50 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES271 R‐7 51 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES272 R‐7 52 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES273 R‐7 53 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES274 R‐7 54 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES275 R‐7 55 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES276 R‐7 55 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES277 R‐7 56 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES278 R‐7 41 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES280 R‐7 42 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES281 R‐7 43 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES282 R‐7 44 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES283 R‐7 45 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES284 R‐7 46 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES285 R‐7 47 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES286 R‐7 48 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES287 R‐7 33 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES288 R‐7 34 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES289 R‐7 35 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES290 R‐7 36 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES291 R‐7 37 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES292 R‐7 38 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES Page 6 of 13 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CFAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018293 R‐7 39 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES294 R‐7 39 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES295 R‐7 40 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES296 R‐7 31 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES297 R‐7 30 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES298 R‐7 29 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES299 R‐7 28 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES300 R‐7 28 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES301 R‐7 27 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES302 R‐7 26 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES303 R‐7 26 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES304 R‐7 25 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES305 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES306 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES307 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES308 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES309 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES310 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES311 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES312 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES313 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES314 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES315 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES316 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES317 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES318 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES319 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES320 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES321 R‐7 TRACT T Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES322 R‐7 118 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES323 R‐7 117 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES324 R‐7 117 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES Page 7 of 13 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CFAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018325 R‐7 116 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES326 R‐7 115 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES327 R‐7 115 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES328 R‐7 18 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES329 R‐7 18 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES330 R‐7 TRACT DD Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES331 R‐7 TRACT DD Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES332 R‐7 TRACT DD Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES333 R‐7 TRACT DD Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES334 R‐7 TRACT DD Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES335 R‐7 TRACT EE Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES336 R‐7 TRACT EE Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES337 R‐7 67 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES338 R‐7 67 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES339 R‐7 66 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES340 R‐7 66 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES341 R‐7 25 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES342 R‐7 26 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES343 R‐7 27 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES344 R‐7 TRACT BB Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES345 R‐7 TRACT BB Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES346 R‐7 TRACT BB Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES347 R‐7 TRACT BB Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES348 R‐7 TRACT BB Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES349 R‐7 TRACT BB Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES350 R‐7 17 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES351 R‐7 15 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES352 R‐7 15 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES353 R‐7 15 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES354 R‐7 15 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES355 R‐7 15 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES356 R‐7 15 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES Page 8 of 13 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CFAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018357 R‐7 125 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES358 R‐7 125 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES359 R‐7 125 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES360 R‐7 160 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES361 R‐7 160 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES362 R‐7 161 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES363 R‐7 161 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES364 R‐7 198 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES365 R‐7 198 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES366 R‐7 56 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES367 R‐7 56 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES368 R‐7 41 Caldrastis Kentuckia / Yellowood 2" Caliper 35 962 YES369 R‐7 41 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES370 R‐7 40 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES371 R‐7 40 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES372 R‐7 40 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES373 R‐7 25 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES374 R‐7 25 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES375 R‐7 24 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES376 R‐7 24 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES377 R‐7 23 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES378 R‐7 23 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES379 R‐7 22 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES380 R‐7 109 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES381 R‐7 109 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES382 R‐7 108 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES383 R‐7 108 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES384 R‐7 116 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES385 R‐7 101 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES386 R‐7 95 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES387 R‐7 95 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES388 R‐7 94 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES Page 9 of 13 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CFAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018389 R‐7 94 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES390 R‐7 81 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES391 R‐7 81 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES392 R‐7 TRACT I Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES393 R‐7 80 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES394 R‐7 68 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES395 R‐7 79 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES396 R‐7 78 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES397 R‐7 78 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES398 R‐7 77 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES399 R‐7 76 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES400 R‐7 76 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES401 R‐7 75 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES402 R‐7 74 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES403 R‐7 74 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES404 R‐7 73 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES405 R‐7 72 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES406 R‐7 71 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES407 R‐7 70 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES409 R‐7 69 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES410 R‐7 68 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES411 R‐7 65 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES412 R‐7 65 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES414 R‐7 64 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES415 R‐7 64 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES416 R‐7 63 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES417 R‐7 62 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES418 R‐7 61 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES419 R‐7 60 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES420 R‐7 59 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES421 R‐7 58 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES422 R‐7 57 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES Page 10 of 13 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CFAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018423 R‐7 58 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES424 R‐7 59 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES425 R‐7 60 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES426 R‐7 60 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES427 R‐7 61 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES428 R‐7 62 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES429 R‐7 62 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES430 R‐7 63 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES431 R‐7 64 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES432 R‐7 65 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES433 R‐7 65 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES434 R‐7 66 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES435 R‐7 67 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES436 R‐7 68 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES437 R‐7 69 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES438 R‐7 69 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES439 R‐7 70 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES440 R‐7 70 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES441 R‐7 71 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES442 R‐7 71 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES443 R‐7 72 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES444 R‐7 72 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES445 R‐7 73 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES446 R‐7 74 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES447 R‐7 74 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES448 R‐7 75 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES449 R‐7 76 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES450 R‐7 76 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES451 R‐7 77 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES452 R‐7 78 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES453 R‐7 78 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES454 R‐7 79 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES Page 11 of 13 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CFAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018455 R‐7 80 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES456 R‐7 80 Koelreuteria Paniculata / Goldenrain Tree 2" Caliper 35 962YES457 R‐7 TRACT I Koelreuteria Paniculata / Goldenrain Tree 2" Caliper35962 YES458 R‐7 79 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES459 R‐7 79 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES460 R‐7 94 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES461 R‐7 93 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES462 R‐7 92 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES463 R‐7 91 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES464 R‐7 91 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES465 R‐7 90 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES466 R‐7 89 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES467 R‐7 88 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES468 R‐7 87 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES469 R‐7 86 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES470 R‐7 85 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES471 R‐7 84 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES472 R‐7 84 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES473 R‐7 83 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES474 R‐7 82 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES475 R‐7 81 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES476 R‐7 80 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES477 R‐7 80 Fraxinus Oxycarpa 'Raywood' / Raywood Ash 2" Caliper 30 707YES478 R‐7 108 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES479 R‐7 107 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES480 R‐7 107 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES481 R‐7 106 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES482 R‐7 105 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES483 R‐7 104 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES484 R‐7 103 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES485 R‐7 102 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES487 R‐7 119 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES Page 12 of 13 Planted Tree Inventory and Soil VolumeTree # ZoneLot /Tract Species Name / Common NameCaliper (Decid.) or Height (Evergreen)Canopy Spread (ft)Canopy Area (ft²)Available Soil Volume > 500 CFAttachment C: Planted Tree Inventory and Street Tree Soil VolumePacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018488 R‐7 120 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES489 R‐7 120 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES490 R‐7 121 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES491 R‐7 122 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES492 R‐7 123 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES493 R‐7 124 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES494 R‐7 TRACT K Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES495 R‐7 TRACT K Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES496 R‐7 87 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES497 R‐7 87 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES498 R‐7 88 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES499 R‐7 88 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES500 R‐7 TRACT GG Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256YES501 R‐7 101 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES502 R‐7 101 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES503 R‐7 100 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES504 R‐7 99 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES505 R‐7 98 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES506 R‐7 98 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES507 R‐7 97 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES508 R‐7 96 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES509 R‐7 95 Cercidiphyllum Japonica / Katsura 2" Caliper 40 1256 YES511 R‐7 192 Cornus Controversa 'June Snow' / June Snow Dogwood 2" Caliper 35 962 YES512 R‐7 95 Davidia Involucrata / Dove Tree 2" Caliper 30 707 YES Page 13 of 13 Effective Tree Canopy Cover Summary for R‐4.5 and R‐7 Zoning Districts*Lot or Tract # (exclude streets)Lot or Tract Area (ft²)2x Canopy Area (ft²) of Preserved Trees (w/cond. and pres. ≥2)2x Canopy Area (ft²) of Preserved Stands (w/cond. and pres. ≥2)1.25x Mature Canopy Area (ft²) of Native Planted TreesMature Canopy Area (ft²) of Non‐Native Planted Trees1.25x Mature Canopy Area (ft²) of Planted StandsTotal Canopy Area (ft²) per lot or tractEffective % Canopy (Canopy Area ÷ Lot or Tract Area)1 5,091 2,218 2,218 44%2 4,410 962 962 22%3 4,410 1,924 1,924 44%4 3,690 962 962 26%5 4,410 962 962 22%6 4,880 1,924 1,924 39%7 3,841 962 962 25%8 3,780 962 962 25%9 3,780 962 962 25%10 3,780 962 962 25%11 4,503 962 962 21%12 3,877 962 962 25%13 5,943 962 962 16%14 5,165 962 962 19%15 11,043 7,536 7,536 68%16 6,353 1,924 1,924 30%17 5,991 2,218 2,218 37%18 6,366 2,512 2,512 39%19 5,540 2,886 2,886 52%20 4,525 962 962 21%21 4,317 2,886 2,886 67%22 3,780 707 707 19%23 7,420 1,414 1,414 19%24 5,511 1,414 1,414 26%25 4,172 3,377 3,377 81%26 4,662 2,670 2,670 57%27 4,173 1,963 1,963 47%28 5,000 1,414 1,414 28%29 4,200 707 707 17%30 4,124 707 707 17%Attachment D: Effective Tree Canopy Cover SummaryPacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018Page 1 of 8 Effective Tree Canopy Cover Summary for R‐4.5 and R‐7 Zoning Districts*Lot or Tract # (exclude streets)Lot or Tract Area (ft²)2x Canopy Area (ft²) of Preserved Trees (w/cond. and pres. ≥2)2x Canopy Area (ft²) of Preserved Stands (w/cond. and pres. ≥2)1.25x Mature Canopy Area (ft²) of Native Planted TreesMature Canopy Area (ft²) of Non‐Native Planted Trees1.25x Mature Canopy Area (ft²) of Planted StandsTotal Canopy Area (ft²) per lot or tractEffective % Canopy (Canopy Area ÷ Lot or Tract Area)Attachment D: Effective Tree Canopy Cover SummaryPacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 201831 4,500 707 707 16%32 4,215 2,886 2,886 68%33 5,075 2,631 2,631 52%34 3,780 707 707 19%35 3,780 707 707 19%36 3,780 707 707 19%37 3,780 707 707 19%38 3,780 707 707 19%39 4,555 1,414 1,414 31%40 4,768 2,828 2,828 59%41 5,043 2,631 2,631 52%42 4,374 962 962 22%43 3,780 962 962 25%44 3,780 962 962 25%45 3,780 962 962 25%46 3,780 962 962 25%47 3,780 962 962 25%48 4,982 3,848 3,848 77%49 4,489 4,142 4,142 92%50 3,780 2,218 2,218 59%51 3,780 2,218 2,218 59%52 3,780 2,218 2,218 59%53 4,500 3,474 3,474 77%54 3,780 2,218 2,218 59%55 4,500 4,436 4,436 99%56 4,593 3,632 3,632 79%57 4,315 3,219 3,219 75%58 3,842 1,669 1,669 43%59 3,858 1,669 1,669 43%60 3,873 2,631 2,631 68%Page 2 of 8 Effective Tree Canopy Cover Summary for R‐4.5 and R‐7 Zoning Districts*Lot or Tract # (exclude streets)Lot or Tract Area (ft²)2x Canopy Area (ft²) of Preserved Trees (w/cond. and pres. ≥2)2x Canopy Area (ft²) of Preserved Stands (w/cond. and pres. ≥2)1.25x Mature Canopy Area (ft²) of Native Planted TreesMature Canopy Area (ft²) of Non‐Native Planted Trees1.25x Mature Canopy Area (ft²) of Planted StandsTotal Canopy Area (ft²) per lot or tractEffective % Canopy (Canopy Area ÷ Lot or Tract Area)Attachment D: Effective Tree Canopy Cover SummaryPacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 201861 3,889 1,669 1,669 43%62 3,904 2,631 2,631 67%63 3,920 1,669 1,669 43%64 3,932 2,376 2,376 60%65 5,851 3,338 3,338 57%66 4,388 3,474 3,474 79%67 4,497 3,474 3,474 77%68 3,923 2,376 2,376 61%69 5,602 2,631 2,631 47%70 4,666 2,631 2,631 56%71 4,664 2,631 2,631 56%72 3,915 2,631 2,631 67%73 3,914 1,669 1,669 43%74 4,657 3,338 3,338 72%75 3,910 1,669 1,669 43%76 5,584 3,338 3,338 60%77 3,907 1,669 1,669 43%78 5,578 3,338 3,338 60%79 4,829 3,083 3,083 64%80 6,221 4,045 4,045 65%81 5,101 2,121 2,121 42%82 4,153 707 707 17%83 3,597 707 707 20%84 5,151 1,414 1,414 27%85 3,614 707 707 20%86 3,621 707 707 20%87 5,762 3,219 3,219 56%88 5,892 3,219 3,219 55%89 3,780 707 707 19%90 3,780 707 707 19%Page 3 of 8 Effective Tree Canopy Cover Summary for R‐4.5 and R‐7 Zoning Districts*Lot or Tract # (exclude streets)Lot or Tract Area (ft²)2x Canopy Area (ft²) of Preserved Trees (w/cond. and pres. ≥2)2x Canopy Area (ft²) of Preserved Stands (w/cond. and pres. ≥2)1.25x Mature Canopy Area (ft²) of Native Planted TreesMature Canopy Area (ft²) of Non‐Native Planted Trees1.25x Mature Canopy Area (ft²) of Planted StandsTotal Canopy Area (ft²) per lot or tractEffective % Canopy (Canopy Area ÷ Lot or Tract Area)Attachment D: Effective Tree Canopy Cover SummaryPacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 201891 5,310 1,414 1,414 27%92 3,780 707 707 19%93 3,780 707 707 19%94 5,982 2,121 2,121 35%95 5,982 3,377 3,377 56%96 3,780 1,256 1,256 33%97 3,780 1,256 1,256 33%98 5,310 2,512 2,512 47%99 3,780 1,256 1,256 33%100 3,780 1,256 1,256 33%101 5,853 3,768 3,768 64%102 4,430 1,256 1,256 28%103 3,735 1,256 1,256 34%104 3,690 1,256 1,256 34%105 3,690 1,256 1,256 34%106 3,735 1,256 1,256 34%107 4,500 2,512 2,512 56%108 5,712 2,670 2,670 47%109 5,028 2,376 2,376 47%110 3,780 962 962 25%111 3,780 962 962 25%112 3,757 962 962 26%113 4,686 962 962 21%114 4,814 962 962 20%115 10,788 3,474 3,474 32%116 7,400 2,512 2,512 34%117 6,575 2,512 2,512 38%118 7,127 1,256 1,256 18%119 4,801 1,256 1,256 26%120 5,660 2,512 2,512 44%Page 4 of 8 Effective Tree Canopy Cover Summary for R‐4.5 and R‐7 Zoning Districts*Lot or Tract # (exclude streets)Lot or Tract Area (ft²)2x Canopy Area (ft²) of Preserved Trees (w/cond. and pres. ≥2)2x Canopy Area (ft²) of Preserved Stands (w/cond. and pres. ≥2)1.25x Mature Canopy Area (ft²) of Native Planted TreesMature Canopy Area (ft²) of Non‐Native Planted Trees1.25x Mature Canopy Area (ft²) of Planted StandsTotal Canopy Area (ft²) per lot or tractEffective % Canopy (Canopy Area ÷ Lot or Tract Area)Attachment D: Effective Tree Canopy Cover SummaryPacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018121 4,074 1,256 1,256 31%122 4,092 1,256 1,256 31%123 4,127 1,256 1,256 30%124 6,466 1,256 1,256 19%125 8,656 5,692 5,692 66%126 4,500 962 962 21%127 4,500 962 962 21%128 3,780 962 962 25%129 4,500 962 962 21%130 3,780 962 962 25%131 5,400 962 962 18%132 4,500 1,924 1,924 43%133 4,500 962 962 21%134 3,780 962 962 25%135 3,780 962 962 25%136 3,780 962 962 25%137 4,500 1,924 1,924 43%138 3,780 962 962 25%139 3,871 962 962 25%140 4,324 962 962 22%141 4,597 1,256 1,256 27%142 4,200 1,256 1,256 30%143 4,200 1,256 1,256 30%144 6,270 4,142 4,142 66%145 9,151 3,848 3,848 42%146 3,734 1,924 1,924 52%147 3,780 962 962 25%148 5,310 1,924 1,924 36%149 3,780 962 962 25%150 5,310 1,924 1,924 36%Page 5 of 8 Effective Tree Canopy Cover Summary for R‐4.5 and R‐7 Zoning Districts*Lot or Tract # (exclude streets)Lot or Tract Area (ft²)2x Canopy Area (ft²) of Preserved Trees (w/cond. and pres. ≥2)2x Canopy Area (ft²) of Preserved Stands (w/cond. and pres. ≥2)1.25x Mature Canopy Area (ft²) of Native Planted TreesMature Canopy Area (ft²) of Non‐Native Planted Trees1.25x Mature Canopy Area (ft²) of Planted StandsTotal Canopy Area (ft²) per lot or tractEffective % Canopy (Canopy Area ÷ Lot or Tract Area)Attachment D: Effective Tree Canopy Cover SummaryPacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018151 4,992 2,376 2,376 48%152 5,352 2,376 2,376 44%153 3,780 962 962 25%154 3,780 962 962 25%155 3,780 962 962 25%156 4,500 962 962 21%157 3,780 962 962 25%158 5,310 1,924 1,924 36%159 4,500 1,924 1,924 43%160 6,043 2,512 2,512 42%161 4,794 2,512 2,512 52%162 5,310 1,924 1,924 36%163 5,310 1,924 1,924 36%164 4,374 962 962 22%165 4,374 962 962 22%166 3,780 962 962 25%167 4,374 1,924 1,924 44%168 3,780 962 962 25%169 5,028 2,376 2,376 47%170 4,992 2,376 2,376 48%171 3,838 962 962 25%172 3,780 962 962 25%173 3,780 962 962 25%174 3,780 962 962 25%175 4,374 962 962 22%176 3,780 962 962 25%177 3,780 962 962 25%178 4,500 962 962 21%179 4,272 5,692 5,692 133%180 4,689 3,474 3,474 74%Page 6 of 8 Effective Tree Canopy Cover Summary for R‐4.5 and R‐7 Zoning Districts*Lot or Tract # (exclude streets)Lot or Tract Area (ft²)2x Canopy Area (ft²) of Preserved Trees (w/cond. and pres. ≥2)2x Canopy Area (ft²) of Preserved Stands (w/cond. and pres. ≥2)1.25x Mature Canopy Area (ft²) of Native Planted TreesMature Canopy Area (ft²) of Non‐Native Planted Trees1.25x Mature Canopy Area (ft²) of Planted StandsTotal Canopy Area (ft²) per lot or tractEffective % Canopy (Canopy Area ÷ Lot or Tract Area)Attachment D: Effective Tree Canopy Cover SummaryPacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018181 4,211 962 962 23%182 5,013 1,924 1,924 38%183 4,210 962 962 23%184 4,210 962 962 23%185 4,209 962 962 23%186 5,010 1,924 1,924 38%187 4,208 962 962 23%188 4,208 962 962 23%189 5,562 1,414 1,414 25%190 6,563 2,376 2,376 36%191 5,909 1,924 1,924 33%192 4,206 1,924 1,924 46%193 5,007 962 962 19%194 4,206 962 962 23%195 5,908 1,924 1,924 33%196 4,205 1,924 1,924 46%197 4,205 962 962 23%198 5,558 2,512 2,512 45%TRACT AA 1,350 1,755 1,755 130%TRACT B 136,046 210,180 20,800 230,980 170%TRACT BB 5,702 7,536 5,298 12,834 225%TRACT CC 1,957 1,924 710 2,634 135%TRACT DD 3,785 6,280 3,196 9,476 250%TRACT EE 1,042 2,512 1,615 4,127 396%TRACT FF 1,399 1,755 1,755 125%TRACT GG 3,569 1,256 2,928 4,184 117%TRACT I 4,738 1,669 1,669 35%TRACT K 5,120 2,512 2,512 49%TRACT L 13,331 14,460 14,460 108%TRACT O (PARK) 89,253 35,846 50,256 86,102 96%Page 7 of 8 Effective Tree Canopy Cover Summary for R‐4.5 and R‐7 Zoning Districts*Lot or Tract # (exclude streets)Lot or Tract Area (ft²)2x Canopy Area (ft²) of Preserved Trees (w/cond. and pres. ≥2)2x Canopy Area (ft²) of Preserved Stands (w/cond. and pres. ≥2)1.25x Mature Canopy Area (ft²) of Native Planted TreesMature Canopy Area (ft²) of Non‐Native Planted Trees1.25x Mature Canopy Area (ft²) of Planted StandsTotal Canopy Area (ft²) per lot or tractEffective % Canopy (Canopy Area ÷ Lot or Tract Area)Attachment D: Effective Tree Canopy Cover SummaryPacific Community Design for River Terrace Crossing ‐ Tigard, ORThursday, December 6, 2018TRACT P 54,549 94,762 3,950 98,712 181%TRACT Q 35,382 2,464 13,038 15,502 44%TRACT R (POND) 75,506 29,695 29,695 39%TRACT T (GROVE) 147,939 277,676 21,352 3,418 302,446 204%TRACT U 1,350 962 1,755 2,717 201%Totals Lot/Tract Area 1,500,296Total Canopy Area2,464 631,502 400,335 141,5911,175,892Total Site Canopy Coverage78%*Note: effective tree canopy cover is required to be calculated on a lot/tract by lot/tract basis only in the R‐1, R‐2, R‐3.5, R‐4.5 and R‐7 districts.The standard percentage of effective tree canopy cover for each lot or tract in the R‐1, R‐2, R‐3.5, R‐4.5 and R‐7 districts shall be at least15 percent.The standard percentage of effective tree canopy cover for the overall development site shall be at least:i. 40% for R‐1, R‐2, R‐3.5, R‐4.5 and R‐7 districts, except for schools (18.130.05(J));ii. 33% for R‐12, R‐25, R‐40, C‐N, C‐C, C‐G, C‐P, MUE, MUE‐1, MUE‐2, MUC, MUR and I‐P districts, except for schools (18.130.050(J)); andiii. 25% for MU‐CBD, MUC‐1, I‐L and I‐H districts, and for schools (18.130.050(J)) in all districts.Page 8 of 8 Attachment E: Tree Preservation and Removal Site Plan 1316772736866656364596061585655545051491724234338163166165161101131141121111091821221925262731293032151254678910111214677071148146145179178177176172174173170171158157168153155164154169152126127131129130132133134135136139138140144142141192193195191189188187186182184183180181151150149TRACT DD624234443545364637473948403341TRACT AA3115TRACT EE20TRACT FF695315612828137143TRACT BTRACT CCTRACT BB17514718519470274DTR 1870282DTR 0870281DTR 1070290DTR 0870296DTR 0870306ETR 1870308ETR 1670307ETR 2070309ETR 1870310ETR 1270311ETR 1470312ETR 1870313ETR 1070314ETR 1870315ETR 1070316DTR 1070318ETR 2670331ETR 3070332ETR 3470341ETR 0870342ETR 2670343ETR 1670344ETR 1870345ETR 1670349ETR 1670352ETR 2670353DTR 1870354DTR 12 X270355DTR 1070356DTR 1470357DTR 1270358DTR 1670359ETR 1870360ETR 30136135STAND 2STAND 3STAND 4STAND 8STAND 9STAND 10185186187188189190180181182183184177178175176172173179171170174169160159158156153152157155154148151149150146STAND 7STAND 6143147191145144168167166165164163162161STAND 5200199198197196201202204205206209203212211210207208STAND 111421341331321281301291271261251241381371401391231011051221211201191181171161151131121111101091081071061411311021031041146,820 SF5,553 SF8,446 SF5,819 SF5,036 SF8,661 SF50,607 SF5755 SF41624 SF (EXISTING)9274 SF30158 SF (TO REMAIN)STAND 1279,074 SF (TO REMAIN)746,670 SF (EXISTING)STAND 1279,074 SF (TO REMAIN)746,670 SF (EXISTING)STAND 1279,074 SF (TO REMAIN)746,670 SF (EXISTING)EXISTING STREAM CHANNELTO REMAINEXISTING DRIPLINE,TYPICAL50' STEAM BUFFEREXISTING STAND 10TO BE REMOVEDEXISTING STAND 5TO BE REMOVEDEXISTING STAND 6TO BE REMOVEDEXISTING STANDTO BE REMOVEDEXISTING STAND 9TO BE REMOVEDEXISTING STAND 8TO BE REMOVEDEXISTING STAND 11TO BE REMOVEDEXISTING STAND 3TO BE REMOVEDEXISTING STAND 4TO BE REMOVEDLOWER VALUEHABITATBOUNDARYLOWER VALUEHABITATBOUNDARYLOWER VALUEHABITATBOUNDARYLOWER VALUEHABITATBOUNDARY190Construction DocumentsN:\proj\395-065\09 Drawings\04 Civil\Sheets - CD Submittal\395065.(11)TREE PRESERVATION.dwg - SHEET: 11.1 Dec. 5, 18 - 11:35 AM brian6/20/2018POLYGON NW COMPANYGEODESIGN, INCRiver TerraceCrossingCITY/CWS FINALREVISIONSDATE DESCRIPTION3/7/2018WACO FINALTREEPRESERVATIONAND REMOVALPLAN11.1EXISTING TREE TO BE REMOVEDDECIDUOUSCONIFEROUSTREE TYPE/DBH/NUMBER(REFER TO "ATTACHMENT A:EXISTING TREE INVENTORY DATA"FOR TREE DETAILS)EXISTING TREE TO BE RETAINEDWITH TREE PROTECTION FENCINGPER DTL 1, THIS SHEETPROPOSED TO REMAIN.NOTE:NOTIFY MORGAN HOLEN & ASSOCIATES BEFORE CONDUCTINGANY WORK WITHIN THE CRITICAL ROOT ZONE OF TREESFENCES SHALL BE IN PLACE PRIOR TO BEGINNING CONSTRUCTION!FENCE SHALL IDEALLYBE LOCATED AT THE OUTERPERIMETER OF THE CRITICALROOT ZONE.DRIP LINECRITICAL ROOT ZONESEE TREE PROTECTION PLAN(NOT TO SCALE)TREE PROTECTION DETAILTHIS SHEET8'TYPTO BE PROTECTEDA.TREE PROTECTION SPECIFICATIONS1. TREE PROTECTION ZONE. THE PROJECTARBORIST SHALL DESIGNATE THE TREEPROTECTION ZONE (TPZ). WHERE FEASIBLE, THETPZ SHALL BE ESTABLISHED AT THE DRIPLINE OFPROTECTED TREES AS A MINIMUM. IFINFRASTRUCTURE MUST BE INSTALLED CLOSERTO THE TREES, THE TPZ MAY BE ESTABLISHEDWITHIN THE DRIPLINE AREA IF THE PROJECTARBORIST DETERMINES THAT THE TREES WILLNOT BE UNDULY DAMAGED.¬ THE LOCATION OFTHE TPZ SHALL BE SHOWN ON CONSTRUCTIONDRAWINGS. ¬2. PROTECTION FENCING. ALL TREES TO BERETAINED SHALL BE PROTECTED BY CHAIN LINKFENCING OR OTHER FENCING AS APPROVED BYTHE PROJECT ARBORIST. PROTECTION FENCINGSHALL BE SECURED TO STEEL POSTS PLACED NOFURTHER THAN 8-FEET APART AND SHALL BEINSTALLED AT THE EDGE OF THE TPZ.¬3. PRECONSTRUCTION CONFERENCE. THEPROJECT ARBORIST SHALL BE ON SITE TODISCUSS METHODS OF TREE REMOVAL AND TREEPROTECTION PRIOR TO ANY CONSTRUCTION.4. PRUNING. THE PROJECT ARBORIST CAN HELPIDENTIFY IF AND WHERE PRUNING IS NECESSARYONCE TREES RECOMMENDED FOR REMOVAL HAVEBEEN REMOVED AND THE SITE IS STAKED ANDPREPARED FOR CONSTRUCTION. PRUNING SHALLBE PERFORMED BY A QUALIFIED TREE SERVICE.5. TREE PROTECTION ZONE MAINTENANCE. THEPROTECTION FENCING SHALL NOT BE MOVED,REMOVED, OR ENTERED BY EQUIPMENT EXCEPTUNDER DIRECTION OF THE PROJECT ARBORIST.6. STORAGE OF MATERIAL OR EQUIPMENT. THECONTRACTOR SHALL NOT STORE MATERIALS OREQUIPMENT WITHIN THE TPZ.7. EXCAVATION. EXCAVATION WITHIN THE TPZSHALL BE AVOIDED IF ALTERNATIVES AREAVAILABLE. IF EXCAVATION WITHIN THE TPZ INUNAVOIDABLE, THE PROJECT ARBORIST SHALLEVALUATE THE PROPOSED EXCAVATION TODETERMINE METHODS TO MINIMIZE IMPACTS TOTREES. ALL CONSTRUCTION WITHIN THE TPZSHALL BE UNDER THE ON-SITE TECHNICALSUPERVISION OF THE PROJECT ARBORIST.¬8. TREE PROTECTION INSPECTION. THE PROJECTARBORIST SHALL INSPECT AND VERIFY THELOCATION OF PROTECTION MEASURES PRIOR TOCONSTRUCTION, MONITOR TREE PROTECTIONMEASURES REGULARLY, AND PROVIDE BIWEEKLYWRITTEN REPORTS TO THE CITY DURINGPERIODS OF ACTIVE CONSTRUCTION.9. POST CLEARING EVALUATION. THE PROJECTARBORIST SHALL VISIT THE SITE AT THE TIME OFCLEARING TO RE-ASSESS TREES PLANNED FORPRESERVATION IN TERMS OF GENERALCONDITION AND POTENTIAL RISK. IF TREES AREFOUND TO BE HAZARDOUS, THE PROJECTARBORIST SHALL UPDATE THE URBAN FORESTRYPLAN FOR THE CITY'S REVIEW AND APPROVAL.10. FINAL REPORT. AFTER THE PROJECT HAS BEENCOMPLETED, THE PROJECT ARBORIST SHALLPROVIDE A FINAL REPORT THAT DESCRIBES THEMEASURES NEEDED TO MAINTAIN AND PROTECTTHE REMAINING TREES.12" MESH CHAIN LINK SECURED TO5' CHAIN LINK FENCING.1-1/2" DIA STEEL OR ALUMINUM POSTSPOINT #ETR/DTR #I, MORGAN HOLEN, ATTEST THAT THIS TREE PRESERVATIONAND REMOVAL PLAN MEETS THE REQUIREMENTS IN SECTION 10,PART 1, OF THE CITY OF TIGARD URBAN FORESTRY MANUAL.MORGAN HOLENISA BOARD CERTIFIED MASTER ARBORIST PN-6145BISA TREE RISK ASSESSMENT QUALIFIEDDATE:NOTES:1. COORDINATE WITH PROJECT ARBORIST PRIOR TOREMOVING OR MOVING TREE PROTECTION MEASURES TOSUPERVISE CONSTRUCTION IN PROTECTION ZONE.2. REFER TO URBAN FORESTRY PLAN PREPARED BY MORGANHOLEN & ASSOCIATES FOR CANOPY RADIUS DIMENSIONS.3. SEE SHEETS L1.01 - L1.06 FOR LANDSCAPE PLAN.TREE NUMBER(REFER TO "ATTACHMENT A:EXISTING TREE INVENTORY DATA"FOR TREE DETAILS)XXXHIGHEST VALUE HABITATGOAL 5 HABITAT AREASMODERATE VALUE HABITATLOWER VALUE HABITATMORGAN HOLEN ISA BOARD CERTIFIED MASTER ARBORIST PN-6145B ISA TREE RISK ASSESSMENT QUALIFIED DATE: DECEMBER 6, 2018 747877751021031041051061628283868587959493969792100899990881011201231221241087916016115912519619819781TRACT OTRACT KTRACT STRACT ITRACT JTRACT L107116TRACT T8498917680117118TRACT P121TRACT QTRACT RTRACT M70362ETR 3070368ETR 1270369ETR 2470370ETR 1470371ETR 1670372ETR 1270373ETR 1870374ETR 1070375ETR 2270376ETR 1470380DTR 1270381ETR 3270382ETR 2870459DTR 10193194195214216217218219220221222223224227226225STAND 12271270268267264263266269265260259258257256255254261229247246245243242244241240248249262250235236233232237238239230231228STAND 13253252251234STAND 15273272275274STAND 14STAND 17STAND 18291STAND 19290289287285288286292294293280279282281283295296284297298299300301STAND 1278277276215213STAND 1617,654 SF6,519 SF4,889 SF6,981 SF1,900 SF3,244 SF2,000 SF1,929 SF279,074 SF (TO REMAIN)746,670 SF (EXISTING)EXISTING STAND14 - ONSITE AREATO BE REMOVED8307 SFEXISTING STAND 12TO BE REMOVEDEXISTING STAND 13TO BE REMOVEDMODERATE VALUEHABITATBOUNDARYHIGHEST VALUEHABITATBOUNDARYMODERATEVALUEHABITATBOUNDARYLOWER VALUEHABITATBOUNDARYMODERATE VALUEHABITATBOUNDARYMODERATE VALUEHABITATBOUNDARYEXISTING STAND 11TO BE REMOVEDConstruction DocumentsN:\proj\395-065\09 Drawings\04 Civil\Sheets - CD Submittal\395065.(11)TREE PRESERVATION.dwg - SHEET: 11.2 Dec. 5, 18 - 11:35 AM brian6/20/2018POLYGON NW COMPANYGEODESIGN, INCRiver TerraceCrossingCITY/CWS FINALREVISIONSDATE DESCRIPTION3/7/2018WACO FINALTREEPRESERVATIONAND REMOVALPLAN11.2 Attachment F: Tree Canopy Site Plan SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSS SS WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWSDSDSDSD TRACT BTRACT AATRACT U13166165167183180181151254679101112141511501491481461451791781771761721741731701711681531551541691521271311291301321331341351361391381401441421411901921931911891881871861821843156128137143175147185194SW HAWKS RIDGE ROADSW EADON AVESW MISSOURI AVESW BROOKDALE ST10010110210310410510610710810911011111211311411512812712913013113213313413513613713813914014114214314514414614714915115015315415515615715816016117017117217317817618117918018218318418518618718819018919119219319419519619719819920020120220320420520720921022422522622722822923023123223323423523623353148152159174175177206208211A79'=2PHASE 3PHASE 2R-4.5R-7R-4.5R-7R-4.5R-7R-4.5R-751154'=18NOTES:1. SEE SHEET L6 FOR TREE CANOPY LEGEND &NOTES2. SEE SHEET L7 FOR TREE CANOPY, SOILVOLUMES - NOTES, DETAILS AND EXAMPLES.3. PLANTERS UNDER STREET TREES UNLESSOTHERWISE NOTED ARE TO BE SEEDEDWITH GRASS SEED SUPREME MIX (LAWN).SEE PLANT LEGEND AND GENERALPLANTING SHEETS FOR ADDITIONALINFORMATION.4. A PERMANENT UNDERGROUND IRRIGATIONSYSTEM WILL BE PROVIDED FOR ALLSTREET TREE LAWN AREAS.5. SEE CIVIL PLANS FOR IRRIGATION WATERMETER LOCATIONS.6. ALL STREET TREES ARE TO BE INSTALLEDWITH A GEO TEXTILE ROOT CONTROLSYSTEM PER CITY OF TIGARD DETAILS 3SHEET L6 & DETAILS 1 & 2 SHEET L7.7. ALL STREET TREES ON 150TH SHALL BEINSTALLED PER WASHINGTON COUNTYSTANDARDS - SEE DETAIL 1 SHEET L68. SEE CIVIL PLANS FOR TREE PRESERVATION& REMOVAL PLAN.9. FOR PROPOSED TREE STANDS PLANTINGLEGEND SEE RIVER TERRACE CROSSINGVEGETATED SWALE PLANTING PLANS ANDOPEN SPACE PLANTING PLANS.STREET TREE LEGEND:KATSURA TREEYELLOWWOOD GOLDENRAIN TREE RAYWOOD ASH JUNE SNOW DOGWOOD DOVE TREEConstruction DocumentsN:\proj\395-065\09 Drawings\07 Landscape\Exhibits\395065.Tree Canopy Site Plan.dwg - SHEET: L1 Dec. 6, 18 - 12:16 PM michelle.hundleyPOLYGON NW COMPANYGEODESIGN, INCRiver TerraceCrossingREVISIONSDATE DESCRIPTION10/17/2017CITY/CWS 3RD SUBMITTALTCTIE5/09/97HCSD CRAEPAAL N OREGON369TREE CANOPY - PLANTING PLAN1MATCHLINE SEE SHEET - L2MATCHLINE SEE SHEET - L4SW DEEPBROOK LANESW COOLWATER LANESW VENTURA AVESW FLATCREEK LANESW HUNTWOOD STSW BROOKDALE STSW WOODHUE STSW HAWK RIDGE ROAD123TREE CANOPYSITE PLANPROPOSED AND PRESERVED TREE STANDSTRACT UTOTAL AREA TREE CANOPYAREAPROPOSED1,404 SF 1,755 SFPRESERVED 0 SF 0 SFTRACT BTOTAL AREA TREE CANOPYAREAPROPOSED 16,640 SF 20,800 SFPRESERVED 105,090 SF 210,180 SFTRACT AATOTAL AREA TREE CANOPYAREAPROPOSED 1,404 SF 1,755 SFPRESERVED 0 SF 0 SF45TCTALA369 SS SSSS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SSSSWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W SDTRACT BBTRACT CCTRACT DDTRACT EE6665636459606157585655545052514943382526273129303262423444354536463747394840334153286770716817241618212219206923SW WOODHUE STSW VENTURA AVESW DEEPBROOK LANESW COOLWATER LANESW PEACE AVESW 150TH AVENUE (COUNTY ROAD NO. 378)SW HAWKS RIDGE ROADH212214213215216217218219220221222223224225226227228229230231232233234235236237238239240247248249250251252253254255256257258259260261262263264265266267268269270271272273274275276277278280281282283284285286287288289290291292293294295296297298299300301302303304327328329330331332333334335336337338339340341342343344345346347348349350351352353366367368369370371372373374375376377378379394407409410411412414415416417418419420421422423424425426427428429430431432433434435436437438439440441339'=8G341'=9I307'=8I264'=7PHASE 2PHASE 1PHASE 2PHASE 1NOTES:1. SEE SHEET L6 FOR TREE CANOPY LEGEND &NOTES2. SEE SHEET L7 FOR TREE CANOPY, SOILVOLUMES - NOTES, DETAILS AND EXAMPLES.3. PLANTERS UNDER STREET TREES UNLESSOTHERWISE NOTED ARE TO BE SEEDEDWITH GRASS SEED SUPREME MIX (LAWN).SEE PLANT LEGEND AND GENERALPLANTING SHEETS FOR ADDITIONALINFORMATION.4. A PERMANENT UNDERGROUND IRRIGATIONSYSTEM WILL BE PROVIDED FOR ALLSTREET TREE LAWN AREAS.5. SEE CIVIL PLANS FOR IRRIGATION WATERMETER LOCATIONS.6. ALL STREET TREES ARE TO BE INSTALLEDWITH A GEO TEXTILE ROOT CONTROLSYSTEM PER CITY OF TIGARD DETAILS 3SHEET L6 & DETAILS 1 & 2 SHEET L7.7. ALL STREET TREES ON 150TH SHALL BEINSTALLED PER WASHINGTON COUNTYSTANDARDS - SEE DETAIL 1 SHEET L68. SEE CIVIL PLANS FOR TREE PRESERVATION& REMOVAL PLAN.9. FOR PROPOSED TREE STANDS PLANTINGLEGEND SEE RIVER TERRACE CROSSINGVEGETATED SWALE PLANTING PLANS ANDOPEN SPACE PLANTING PLANS.STREET TREE LEGEND:KATSURA TREEYELLOWWOOD GOLDENRAIN TREE RAYWOOD ASH JUNE SNOW DOGWOOD DOVE TREEConstruction DocumentsN:\proj\395-065\09 Drawings\07 Landscape\Exhibits\395065.Tree Canopy Site Plan.dwg - SHEET: L2 Dec. 6, 18 - 12:16 PM michelle.hundleyPOLYGON NW COMPANYGEODESIGN, INCRiver TerraceCrossingREVISIONSDATE DESCRIPTION10/17/2017CITY/CWS 3RD SUBMITTALTCTIE5/09/97HCSD CRAEPAAL N OREGON369TREE CANOPY - PLANTING PLAN2MATCHLINE SEE SHEET - L1MATCHLINE SEE SHEET - L3SW DEEPBROOK LANESW COOLWATER LANESW VENTURA AVESW FLATCREEK LANESW HUNTWOOD STSW BROOKDALE STSW WOODHUE STSW HAWK RIDGE ROAD123TREE CANOPYSITE PLAN45PROPOSED AND PRESERVED TREE STANDSTRACT CC TRACT BBTOTALAREATREE CANOPYAREATOTALAREATREE CANOPYAREAPROPOSED568 SF 710 SF 4,238 SF 5,298 SFPRESERVED 0 SF 0 SF 0 SF 0 SFTRACT DD TRACT EETOTALAREATREE CANOPYAREATOTALAREATREE CANOPYAREAPROPOSED 2,557 SF 3,196 SF 1,292 SF 1,615 SFPRESERVED 0 SF 0 SF 0 SF 0 SFTCTALA369 SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SSSSSSS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSS SS SS SSSS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWSD SD SSSSSSSSSSSSSSSSTRACT ITRACT KTRACT GGTRACT FF15797172737478777510210310410510681828386858795949396979210089999088101119120123122124110113114112111109108211151071168498917680117121TRACT JSSSW FLATCREEK LANESW VENTURA AVESW 150TH AVENUE (COUNTY ROAD NO. 378)SW PEACE AVESW HUNTWOOD STSW BLUEWATER TERR240241242243244245246247248249250251252253322323324325326327351352353354355356380381382383384385386387388389390391392393395396397398399400401402403404405406407440441442443444445446447448449450451452453454455456457458459460461462463464465466467468469470471472473474475476477478479480481482483484485487488489490491492493494495496497498499500501502503504505506507508509I264'=7J289'=7J350'=9K330'=8N77'=2J200'=5512NOTES:1. SEE SHEET L6 FOR TREE CANOPY LEGEND &NOTES2. SEE SHEET L7 FOR TREE CANOPY, SOILVOLUMES - NOTES, DETAILS AND EXAMPLES.3. PLANTERS UNDER STREET TREES UNLESSOTHERWISE NOTED ARE TO BE SEEDEDWITH GRASS SEED SUPREME MIX (LAWN).SEE PLANT LEGEND AND GENERALPLANTING SHEETS FOR ADDITIONALINFORMATION.4. A PERMANENT UNDERGROUND IRRIGATIONSYSTEM WILL BE PROVIDED FOR ALLSTREET TREE LAWN AREAS.5. SEE CIVIL PLANS FOR IRRIGATION WATERMETER LOCATIONS.6. ALL STREET TREES ARE TO BE INSTALLEDWITH A GEO TEXTILE ROOT CONTROLSYSTEM PER CITY OF TIGARD DETAILS 3SHEET L6 & DETAILS 1 & 2 SHEET L7.7. ALL STREET TREES ON 150TH SHALL BEINSTALLED PER WASHINGTON COUNTYSTANDARDS - SEE DETAIL 1 SHEET L68. SEE CIVIL PLANS FOR TREE PRESERVATION& REMOVAL PLAN.9. FOR PROPOSED TREE STANDS PLANTINGLEGEND SEE RIVER TERRACE CROSSINGVEGETATED SWALE PLANTING PLANS ANDOPEN SPACE PLANTING PLANS.STREET TREE LEGEND:KATSURA TREEYELLOWWOOD GOLDENRAIN TREE RAYWOOD ASH JUNE SNOW DOGWOOD DOVE TREEConstruction DocumentsN:\proj\395-065\09 Drawings\07 Landscape\Exhibits\395065.Tree Canopy Site Plan.dwg - SHEET: L3 Dec. 6, 18 - 12:16 PM michelle.hundleyPOLYGON NW COMPANYGEODESIGN, INCRiver TerraceCrossingREVISIONSDATE DESCRIPTION10/17/2017CITY/CWS 3RD SUBMITTALTCTIE5/09/97HCSD CRAEPAAL N OREGON369TREE CANOPY - PLANTING PLAN3MATCHLINE SEE SHEET - L2SW DEEPBROOK LANESW COOLWATER LANESW VENTURA AVESW FLATCREEK LANESW HUNTWOOD STSW BROOKDALE STSW WOODHUE STSW HAWK RIDGE ROAD1243TREE CANOPYSITE PLAN5PROPOSED AND PRESERVED TREE STANDSTRACT GG TRACT FFTOTALAREATREE CANOPYAREATOTALAREATREE CANOPYAREAPROPOSED2,342 SF 2,928 SF 1,404 SF 1,755 SFPRESERVED 0 SF 0 SF 0 SF 0 SFMATCHLINE SEE SHEET - L4MATCHLINE SEE SHEET - L5TCTALA369 SSSSSSS S SS S S S S S S S S SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSS SS SS SSSS WWWWWWWWWWWWWWWWWWWWWWWWWWWSD SSSSSSTRTRACT PTRACT T162163165151601611591581571641251261271931961951981971561941191212121212SW EADON AVESW MISSOURI AVESW WOODHUE ST11511611711812011912112212312412512612716116216616416516716816917017130530630730830931031131231331431531631731831932032132356357358359360361362363364365163E163'=4PHASE 3PHASE 1PHASE 3PHASE 2TRACT BNOTES:1. SEE SHEET L6 FOR TREE CANOPY LEGEND &NOTES2. SEE SHEET L7 FOR TREE CANOPY, SOILVOLUMES - NOTES, DETAILS AND EXAMPLES.3. PLANTERS UNDER STREET TREES UNLESSOTHERWISE NOTED ARE TO BE SEEDEDWITH GRASS SEED SUPREME MIX (LAWN).SEE PLANT LEGEND AND GENERALPLANTING SHEETS FOR ADDITIONALINFORMATION.4. A PERMANENT UNDERGROUND IRRIGATIONSYSTEM WILL BE PROVIDED FOR ALLSTREET TREE LAWN AREAS.5. SEE CIVIL PLANS FOR IRRIGATION WATERMETER LOCATIONS.6. ALL STREET TREES ARE TO BE INSTALLEDWITH A GEO TEXTILE ROOT CONTROLSYSTEM PER CITY OF TIGARD DETAILS 3SHEET L6 & DETAILS 1 & 2 SHEET L7.7. ALL STREET TREES ON 150TH SHALL BEINSTALLED PER WASHINGTON COUNTYSTANDARDS - SEE DETAIL 1 SHEET L68. SEE CIVIL PLANS FOR TREE PRESERVATION& REMOVAL PLAN.9. FOR PROPOSED TREE STANDS PLANTINGLEGEND SEE RIVER TERRACE CROSSINGVEGETATED SWALE PLANTING PLANS ANDOPEN SPACE PLANTING PLANS.STREET TREE LEGEND:KATSURA TREEYELLOWWOOD GOLDENRAIN TREE RAYWOOD ASH JUNE SNOW DOGWOOD DOVE TREEConstruction DocumentsN:\proj\395-065\09 Drawings\07 Landscape\Exhibits\395065.Tree Canopy Site Plan.dwg - SHEET: L4 Dec. 6, 18 - 12:17 PM michelle.hundleyPOLYGON NW COMPANYGEODESIGN, INCRiver TerraceCrossingREVISIONSDATE DESCRIPTION10/17/2017CITY/CWS 3RD SUBMITTALTCTIE5/09/97HCSD CRAEPAAL N OREGON369TREE CANOPY - PLANTING PLAN4MATCHLINE SEE SHEET - L3MATCHLINE SEE SHEET - L1SW DEEPBROOK LANESW COOLWATER LANESW VENTURA AVESW FLATCREEK LANESW HUNTWOOD STSW BROOKDALE STSW WOODHUE STSW HAWK RIDGE ROAD123TREE CANOPYSITE PLANPROPOSED AND PRESERVED TREE STANDSTRACT T TRACT PTOTALAREATREE CANOPYAREATOTALAREATREE CANOPYAREAPROPOSED2,734 SF 3,418 SF 3,160 SF 3,950 SFPRESERVED 138,838 SF 277,676 SF 47,381 SF 94,762 SFMATCHLINE SEE SHEET - L545TCTALA369 SSSS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSS SSSSSSSSSSFUTURE DEVELOPMENTTRACTS - SEE CIVILPLANS.STAND 1AREA: 19,365 SFCANOPY: 24,206 SFSTAND 2AREA: 962 SFCANOPY: 1,203 SFSTAND 5AREA: 4,541 SFCANOPY: 5,676 SFSTAND 6AREA: 11,997 SFCANOPY: 14,996 SFSTAND 4AREA: 2,118 SFCANOPY: 2,648 SFSTAND 7AREA: 11,760 SFCANOPY: 14,700 SFSTAND 3AREA: 14,181 SFCANOPY: 17,726 SFTRACT OTRACT RTRACT LTRACT QTRACT STRACT KTRACT M123124PHASE 3PHASE 1NOTES:1. SEE SHEET L6 FOR TREE CANOPY LEGEND &NOTES2. SEE SHEET L7 FOR TREE CANOPY, SOILVOLUMES - NOTES, DETAILS AND EXAMPLES.3. PLANTERS UNDER STREET TREES UNLESSOTHERWISE NOTED ARE TO BE SEEDEDWITH GRASS SEED SUPREME MIX (LAWN).SEE PLANT LEGEND AND GENERALPLANTING SHEETS FOR ADDITIONALINFORMATION.4. A PERMANENT UNDERGROUND IRRIGATIONSYSTEM WILL BE PROVIDED FOR ALLSTREET TREE LAWN AREAS.5. SEE CIVIL PLANS FOR IRRIGATION WATERMETER LOCATIONS.6. ALL STREET TREES ARE TO BE INSTALLEDWITH A GEO TEXTILE ROOT CONTROLSYSTEM PER CITY OF TIGARD DETAILS 3SHEET L6 & DETAILS 1 & 2 SHEET L7.7. ALL STREET TREES ON 150TH SHALL BEINSTALLED PER WASHINGTON COUNTYSTANDARDS - SEE DETAIL 1 SHEET L68. SEE CIVIL PLANS FOR TREE PRESERVATION& REMOVAL PLAN.9. FOR PROPOSED TREE STANDS PLANTINGLEGEND SEE RIVER TERRACE CROSSINGVEGETATED SWALE PLANTING PLANS ANDOPEN SPACE PLANTING PLANS.STREET TREE LEGEND:KATSURA TREEYELLOWWOOD GOLDENRAIN TREE RAYWOOD ASH JUNE SNOW DOGWOOD DOVE TREEConstruction DocumentsN:\proj\395-065\09 Drawings\07 Landscape\Exhibits\395065.Tree Canopy Site Plan.dwg - SHEET: L5 Dec. 6, 18 - 12:17 PM michelle.hundleyPOLYGON NW COMPANYGEODESIGN, INCRiver TerraceCrossingREVISIONSDATE DESCRIPTION10/17/2017CITY/CWS 3RD SUBMITTALTCTIE5/09/97HCSD CRAEPAAL N OREGON369TREE CANOPY - PLANTING PLAN5MATCHLINE SEE SHEET - L4SW DEEPBROOK LANESW COOLWATER LANESW VENTURA AVESW FLATCREEK LANESW HUNTWOOD STSW BROOKDALE STSW WOODHUE STSW HAWK RIDGE ROAD123TREE CANOPYSITE PLAN45PROPOSED AND PRESERVED TREE STANDSTRACT O TRACT RTOTALAREATREE CANOPYAREATOTALAREATREE CANOPYAREAPROPOSED40,205 SF 50,256 SF 23,756 SF 29,695 SFPRESERVED 17,923 SF 35,846 SF 0 SF 0 SFTRACT Q TRACT LTOTALAREATREE CANOPYAREATOTALAREATREE CANOPYAREAPROPOSED 0 SF 0 SF 11,568 SF 14,460 SFPRESERVED 6,519 SF 13,038 SF 0 SF 0 SFMATCHLINE SEE SHEET - L3TCTALA369 STATEMENT:COMMON NAME / BOTANICAL NAME: SIZE AND DESCRIPTIONQTY.SYMBOLSTREET TREES - MEDIUMKATSURA TREE/ CERCIDIPHYLLUM JAPONICA: 2" CAL., B&BYELLOWWOOD / CLADRASTIS KENTUCKIA: 2" CAL., B&BGOLDENRAIN TREE / KOELREUTERIA PANICULATA: 2" CAL., B&BRAYWOOD ASH / FRAXINUS OXYCARPA 'RAYWOOD': 2" CAL., B&BJUNE SNOW DOGWOOD / CORNUS CONTROVERSA 'JUNE SNOW': 2" CAL., B&BDOVE TREE / DAVIDIA INVOLUCRATA: 2" CAL., B&B116GROUNDCOVERI, KAREN E. LANKFORD, ATTEST THAT THE TREE CANOPY SITE PLAN MEETS ALL OF THE REQUIREMENTSIN SECTION 10, PART 2 OF THE TIGARD URBAN FORESTRY MANUAL.KAREN E. LANKFORDREGISTERED LANDSCAPE ARCHITECT #0369-----------------------------------------------------------STREET TREES BY STREET FRONTAGESFRONTAGE LENGTH / 40 = # REQUIRED STREET TREES569' / 40 = 14 TREES1,115' / 40 = 28 TREES2,090 / 40 = 52 TREES582' / 40 = 15 TREES1,151' / 40 = 29 TREES801' / 40 = 20 TREES983' / 40 = 25 TREES991' / 40 = 25 TREES746' / 40 = 19 TREES1,914' / 40 = 48 TREES962' / 40 = 24 TREES482' / 40 = 12 TREES973' / 40 = 24 TREES1,392' / 40 = 35 TREES247' / 40 = 6 TREESBACDEFGHIJKTOTAL = 376 REQUIRED STREET FRONTAGE TREESLMSTREET TREE - PLANTING LEGEND61,523 S.F.LAWN (SEEDED)PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD.RATE: 8 LBS/1000 SQUARE FEET.QTY.SYMBOL190'=5KSTREET FRONTAGEIDENTIFIERFRONTAGE LENGTHREQUIRED STREET TREEQUANTITY LENGTH/40SIZE AND DESCRIPTION:50N64458053OTOTAL = 408 PROVIDED STREET FRONTAGE TREESConstruction DocumentsN:\proj\395-065\09 Drawings\07 Landscape\Exhibits\395065.Tree Canopy Site Plan.dwg - SHEET: L6 Dec. 6, 18 - 12:44 PM michelle.hundleyPOLYGON NW COMPANYGEODESIGN, INCRiver TerraceCrossingREVISIONSDATE DESCRIPTION10/17/2017CITY/CWS 3RD SUBMITTALTCTIE5/09/97HCSD CRAEPAAL N OREGON3691"DEPTH - 2"ROOT BALLROOTBALL + 12"DIAMETER OF30" MIN.BACKFILL SOIL(REMOVE AFTER ONE YEAR)MULCH AS SPECIFIEDKEEP MULCH CLEAR2"X 2"X 8' WOOD STAKESON WINDWARD AXISSET OUTSIDE ROOTBALLOF TRUNK BASE"GROW STRAIGHT" TREE TIESWHICH EVER IS LOWEST.IN ALL DIRECTIONSGALV STEEL WIRE; LOOSETO ALLOW 4" OF MOVEMENTFROM TOP AND SIDES OF CUT AND REMOVE TWINE,FINISH GRADEBURLAP, AND WIRE BASKETROOTBALL.TREE STAKING DETAILL623' UNDER FIRST LIMBS OR 5' HIGH.FOR TREES WITHIN RIGHT OF WAYL63TREE PLANTER AND BARRIER DETAILCURBGUTTER STREETPLANTER STRIPWIDTH VARIESGEO TEXTILE ROOT CONTROLSYSTEM 2" BELOW SURFACE - CITYOF TIGARD STREETS 24" DEEP(BOTH SIDES)STAKESTREE TIETREE TRUNKMULCH5'-0"10'-0"SIDEWALKL61SEE WASHINGTON COUNTY STREETTREE DETAIL FOR ALL COUNTYROADSNOTES:1. PLANTERS UNDER STREET TREES TO BE SEEDED WITH GRASS SEED SUPREME MIX (LAWN).LAWN (SEEDED)PRO-TIME 309 (SUPREME MIX) GRASS SEED BY HOBBS AND HOPKINS, LTD.RATE: 8 LBS/1000 SQUARE FEET.2. A PERMANENT UNDERGROUND IRRIGATION SYSTEM WILL BE PROVIDED FOR ALL STREET TREES & LAWN AREAS3. ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO MANUFACTURE'S SPECIFICATIONS WHEN A TREE IS PLANTED WITHIN 5 FEET OF ANY HARD SURFACE PAVING OR UTILITYBOX. FOR LOCAL STREET SEE DETAIL 2 & 3 SHEET L1.07.4. ALL STREET TREES PLANTED IN COUNTY RIGHT OF WAY (SW 150TH AVE.) ARE TO BE INSTALLED PER WASHINGTON COUNTY ROOT BARRIER DETAIL - SEE DETAIL 1 SHEET L1.065. ALL PLANTER STRIPS ARE AREAS OF POTENTIAL SOIL COMPACTION, LIMITING TREE GROWTH. IF SOIL CONDITION OCCURS BACKHOE TURNING SHOULD BE USED TO LOOSENTHE SOIL.6. BACKHOE TURNING: REMOVE ANY LAYERS OF GOOD TOPSOIL. SPREAD 3-4" OF ORGANICS (HIGH-LIGNIN COMPOST) OR ESCS (EXPANDED SHALE/CALCINE CLAY) AMENDMENTOVER THE AREA, PRIOR TO TURNING THE SOIL. MAINTAIN A SAFE DISTANCE FROM PAVING, SIDEWALKS, AND STRUCTURES, USE BACKHOE TO TURN SOIL TO 36' DEPTH. BREAKSOIL INTO LARGE PEDS AND LOOSELY INCORPORATE THE SOIL AMENDMENT. MAINTAIN A SLOPE OF COMPACTED SOIL AT THE EDGE OF PAVING SO AS NOT TO UNDERMINE THEPAVING SUB-BASE. HAND TURNING MAY BE NECESSARY ALONG THE EDGE OF PAVING AND AT WALLS, DO NOT TILL TO A DEPTH GREATER THAN THE BOTTOM OF FOOTING.AFTER TURNING RE-SPRED TOPSOIL AND 3-5" OF YARD WASTE ORGANIC AMENDMENT OVER THE SURFACE AND LIGHTLY TILL TO BREAK THE SOIL TEXTURE SUITABLE TO FINEGRADE.GENERAL NOTES: LANDSCAPE PLAN1. THE CONTRACTOR SHALL VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL DETERMINEIN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES WHETHER SHOWN ON THE PLANS OR NOT. THE CONTRACTOR SHALL CALL UTILITYPROTECTION SERVICE 72 HOURS PRIOR TO CONSTRUCTION.2. THE CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEENCORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING.3. CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO ODR.4. ALL PLANT MASSES TO BE CONTAINED WITHIN A BARK MULCH BED, UNLESS NOTED OTHERWISE.5. BED EDGE TO BE NO LESS THAN 12" AND NO MORE THAN 18" FROM OUTER EDGE OF PLANT MATERIAL BRANCHING. WHERE GROUND-COVER OCCURS, PLANT TO LIMITS OFAREA AS SHOWN.6. CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE IN ALL LANDSCAPE BEDS AND ALL LAWN AREAS.7. CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE, FREE OF IRREGULARITIES (BUMPSOR DEPRESSIONS) & EXTRANEOUS MATERIAL OR DEBRIS.8. QUANTITIES SHOWN ARE INTENDED TO ASSIST CONTRACTOR IN EVALUATING THEIR OWN TAKE-OFFS AND ARE NOT GUARANTEED AS ACCURATE REPRESENTATIONS OFREQUIRED MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR HIS BID QUANTITIES AS REQUIRED BY THE PLANS AND SPECIFICATIONS. IF THERE IS A DISCREPANCYBETWEEN THE NUMBER LABELED ON THE PLANT TAG AND THE QUANTITY OF GRAPHIC SYMBOLS SHOWN, THE GRAPHIC SYMBOL QUANTITY SHALL GOVERN9. COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND SPRINKLER AND DRAINAGE SYSTEMS.10. WITH THE EXCEPTION OF THOSE TREES INDICATED ON THE TREE REMOVAL PLAN, CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION WITHOUT THEEXPRESS WRITTEN CONSENT OF THE ODR. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE ODR.11. WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITIES OR CROWD EXISTING TREES, NOTIFY ODR TO ADJUST TREE LOCATIONS.12. LANDSCAPE MAINTENANCE PERIOD BEGINS IMMEDIATELY AFTER THE COMPLETION OF ALL PLANTING OPERATIONS AND WRITTEN NOTIFICATION TO THE ODR. MAINTAINTREES, SHRUBS, LAWNS AND OTHER PLANTS UNTIL FINAL ACCEPTANCE OR 90 DAYS AFTER NOTIFICATION AND ACCEPTANCE, WHICHEVER IS LONGER.13. REMOVE EXISTING WEEDS FROM PROJECT SITE PRIOR TO THE ADDITION OF ORGANIC AMENDMENTS AND FERTILIZER. APPLY AMENDMENTS AND FERTILIZER PER THERECOMMENDATIONS OF THE SOIL ANALYSIS FROM THE SITE.14. BACK FILL MATERIAL FOR TREE AND SHRUB PLANTING SHALL CONTAIN: ONE PART FINE GRADE COMPOST TO ONE PART TOPSOIL BY VOLUME, BONE MEAL PER MANUFACTURE'SRECOMMENDATION, AND SLOW RELEASE FERTILIZER PER MANUFACTURER'S RECOMMENDATION.15. GROUND COVERS AND PERENNIALS SHALL BE PLANTED WITH A MAXIMUM 2 INCH COVER OF BARK MULCH WITH NO FOLIAGE COVERED.16. CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FOR ALL PLANT MATERIAL SUBSTITUTIONS FROM THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. PLANTSUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL THAT DO NOT COMPLY WITH THE DRAWINGS AND SPECIFICATIONS MAY BE REJECTED BY THE LANDSCAPE ARCHITECTAT NO COST TO THE OWNER. THESE ITEMS MAY BE REQUIRED TO BE REPLACED WITH PLANT MATERIALS THAT ARE IN COMPLIANCE WITH THE DRAWINGS.17. ALL PLANT MATERIALS SHALL BE NURSERY GROWN WITH HEALTHY ROOT SYSTEMS AND FULL BRANCHING, DISEASE AND INSECT FREE AND WITHOUT DEFECTS SUCH AS SUNSCALD, ABRASIONS, INJURIES AND DISFIGUREMENT.18. ALL PLANT MATERIAL SHALL BE INSTALLED AT THE SIZE AND QUANTITY SPECIFIED. THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR SUB-STANDARD RESULTS CAUSED BYREDUCTION IN SIZE AND/OR QUANTITY OF PLANT MATERIALS.CITY OF TIGARD TREE SPACINGL64NOTE: STAKE ALL EVERGREEN TREESLESS THAN 4" CALIPER. DO NOT STAKEVINE MAPLES. TREES 1 1/2" CALIPERAND LESS SHALL BE STAKED WITH ASINGLE WOOD STAKE UNLESSOTHERWISE SPECIFIED.TREE CANOPYPLANTING LEGENDNOTES & DETAILSMIN. 20'STREET RIGHT WAY CORNERMIN. 4'MIN. 4'MIN. 4'MIN2'NOT CLOSER THAN 20'MIN 2 1/2' FROM AHARD SURFACEWATERMETERSTREET LIGHTSTANDARDFIRE HYDRANT,UTILITY BOX ORUTILITY POLECATCH BASINSIDEWALKDRIVEWAYSIDEWALKPLANTERSTRIPPUENO TREESHOUSEPORCHMIN. 10'ANY DIRECTIONPROPERTY LINELATERAL OR ANYUNDERGROUNDUTILITYPLANTERSTRIPREGISTERED LANDSCAPE ARCHITECT #0369-----------------------------------------------------------TCALA369 Construction DocumentsN:\proj\395-065\09 Drawings\07 Landscape\Exhibits\395065.Tree Canopy Site Plan.dwg - SHEET: L7 Dec. 6, 18 - 12:17 PM michelle.hundleyPOLYGON NW COMPANYGEODESIGN, INCRiver TerraceCrossingREVISIONSDATE DESCRIPTION10/17/2017CITY/CWS 3RD SUBMITTALTCTIE5/09/97HCSD CRAEPAAL N OREGON369STREET TREE WITH ROOT PATHL71REMOVAL, STORING AND AMENDED SOILS FORPLANTED AREAS:CONTRACTOR SHALL REMOVE ALL DEBRIS FROM PLANTER AREAS ANDEXCAVATE TO A DEPTH OF 36 INCHES. SLOPE SLIDES OF EXCAVATIONS AT 1:1SLOPE OR SHORE EDGES TO PREVENT UNDERMINING OF VEHICLE LOADAREAS AND TO PROVIDE A SLOPED PROFILE TRANSITION BETWEEN SOILTYPES AND STRUCTURAL FILL. DISPOSE OF DEBRIS AND SUBSOIL STOCKPILEEXCAVATED TOPSOIL IN APPROVED AREA OFF SITE.EXISTING AND IMPORTED TOPSOIL AMENDMENTS SHALL BE DETERMINED BYTHE LANDSCAPE ARCHITECT AND APPROVED BY THE CITY ARBORIST. SOILMIXING SHALL BE DONE IN DESIGNATED AREAS OR IN THE SUPPLIERS YARD.MIX AMENDMENTS WITH TOPSOIL WHEN SOIL IS IN A FRIABLE CONDITIONONLY ( DAMP AND NOT MUDDY WITH ADEQUATE MOISTURE TO BREAK INTOCLODS WHEN TURNED AND WILL NOT LEAVE A MUD STAIN ON THE ANDPERCENT OF SOIL MIXES WITH ALL AMENDED SOIL TO THE CITY PRIOR TOINSTALLATION.BLENDED SOIL PLACEMENT AND COMPACTION:SOIL SHALL BE FRIABLE WHEN PLACED AND COMPACTED. PLACE SOIL INLAYERS OF NOT MORE THAN 12" IN DEPTH. PROVIDE 3 PASSES WITH A 2"COMPACT PLATE VIBRATING COMPACTOR. COMPACT TO 80-85% MAXIMUMDRY DENSITY AS MEASURED BY THE PROCTOR TEST OR AS APPROVED FORSPECIFIC BLENDED SOIL MIXES.1. PART 1. COVERED SOIL MATERIALSA. COVERED SOIL SHALL CONSIST OF THE FOLLOWING MIXTURE OF GRAVEL, SOIL AND ADMIXTURES:1. CRUSHED ROCK, GRADATION OF 100% PASSING 1.25 INCH, MAX. 30% PASSING 0.75 INCH2. LOAM/ORGANIC TOPSOIL3. SOIL BINDER SUCH AS “STABILIZER”4. WATERPART 2. PROPORTIONS OF COVERED SOIL MATERIALSA. THE PROPORTIONS OF COVERED SOIL MATERIALS SHALL BE AS FOLLOWS:B. THE TARGET MOISTURE CONTENT IS 20% BY WEIGHT OF THE TOPSOIL WEIGHT. THE ABOVE WATERCONTENTS ASSUME THE TOP IS DRY. THE AMOUNT OF WATER THAT WILL NEED TO BE ADDED WILL BEDEPENDENT ON THE MOISTURE CONTENT OF THE RAW MATERIALS. ACTUAL AMOUNTS OF WATER USEDSHALLBE DETERMINED DURING MIXING.PART 3. COVERED SOIL MIXING PROCEDURESA. MIX COVERED SOIL IN BATCHES OF AN APPROPRIATE SIZE FOR THE EQUIPMENT BEING USED. THE ENDRESULT IS TO BE A MATERIAL THAT IS UNIFORMLY BLENDED TOGETHER. DO NOT BATCH IN QUANTITIESTHATWILL NOT ALLOW THE EQUIPMENT TO COMPLETELY MIX THE MATERIAL. DETERMINE BATCH SIZE ANDQUANTITIES OF EACH MATERIAL NEEDED FOR THE BATCH.B. START WITH HALF OF THE CRUSHED ROCK MATERIAL.C. ADD ALL OF THE TOPSOIL MATERIAL.D. ADD THE SOIL BINDER.E. ADD HALF OF THE ESTIMATED WATER.F. ADD THE OTHER HALF OF THE CRUSHED ROCK MATERIAL.G. MIX THE MATERIAL TOGETHER.H. SLOWLY ADD WATER TO THE MIXTURE AND CONTINUE TO MIX. THE FINAL AMOUNT OF WATER WILL VARYWITH MOISTURE CONTENT OF THE CRUSHED ROCK AND TOPSOIL. ADD WATER IN INCREMENTAL AMOUNTSAND MIX THE MATERIAL BETWEEN THE ADDITIONS OF WATER.I. STOP ADDING WATER AND MIXING WHEN THERE IS A MINUTE AMOUNT OF FREE TOPSOIL REMAINING. THETOPSOIL WILL COAT THE CRUSHED ROCK AND NOT FALL OUT OF THE MATERIAL. ALL OF THE CRUSHEDROCKSHALL BE UNIFORMLY COATED WITH TOPSOIL. THERE SHALL BE NO CLUMPS OF TOPSOIL OR UNCOVEREDCRUSHED ROCK IN THE MIXTURE.J. IF TOO MUCH WATER IS ADDED TO THE MIXTURE, WATER WILL DRAIN OUT OF THE MATERIAL AND THETOPSOIL WILL WASH OFF OF THE CRUSHED ROCK. IF THIS OCCURS THE BATCH OF MATERIAL SHALL BEDISCARDED AND SHALL NOT BE INCORPORATED INTO THE COMPLETED WORK.PART 4. PLACEMENT OF COVERED SOILA. PROTECT SOILS AND MIXES FROM ABSORBING EXCESS WATER AND FROM EROSION AT ALL TIMES. DONOTSTORE MATERIALS UNPROTECTED FROM RAINFALL EVENTS. DO NOT ALLOW EXCESS WATER TO ENTER SITEPRIOR TO COMPACTION. IF WATER IS INTRODUCED INTO THE MATERIAL AFTER GRADING, ALLOW MATERIALTODRAIN OR AERATE TO OPTIMUM COMPACTION MOISTURE CONTENT.B. ALL AREAS TO RECEIVE COVERED SOIL MIXTURE SHALL BE INSPECTED BY THE PROJECT LANDSCAPEARCHITECTAND/OR PROJECT ENGINEER BEFORE STARTING PLACEMENT OF MIXTURE. ALL DEFECTS SUCH ASINCORRECTGRADING, COMPACTION AND INADEQUATE DRAINAGE, ETC., SHALL BE CORRECTED PRIOR TO BEGINNINGPLACEMENT OF COVERED SOIL.C. CONFIRM THAT THE SUB-GRADE IS AT THE PROPER ELEVATION AND COMPACTED AS REQUIRED.SUB-GRADEELEVATIONS SHALL SLOPE PARALLEL TO THE FINISHED GRADE. CLEAR THE EXCAVATION OF ALLCONSTRUCTIONDEBRIS, TRASH, RUBBLE AND FOREIGN MATERIAL. FILL ANY OVER EXCAVATION WITH APPROVED FILL ANDCOMPACT TO THE REQUIRED SUB-GRADE COMPACTION.D. INSTALL COVERED SOIL IN 6-INCH LIFTS AND SPREAD UNIFORMLY OVER THE AREA. COMPACT EACHLIFT TOTHE REQUIRED PERCENT OF MAXIMUM DENSITY. DELAY PLACEMENT 24 HOURS IF MOISTURE CONTENTEXCEEDS MAXIMUM ALLOWABLE, PROTECT COVERED SOIL WITH PLASTIC OR PLYWOOD DURING DELAY.TAKE PARTICULAR CARE NOT TO DAMAGE UTILITIES WHEN INSTALLING COVERED SOIL. COVERED SOILTHATWILL BE THE BEDDING FOR UTILITY LINES SHALL BE COMPACTED TO CONFORM TO THE REQUIRED GRADEOFTHE UTILITY LINE. DO NOT COMPACT THE IMMEDIATE VICINITY ABOVE A UTILITY LINE UNTIL A FILL DEPTH OFAT LEAST 12-INCHES ABOVE THE UTILITY LINE IS REACHED.E. BRING COVERED SOILS TO FINISHED GRADES AS SHOWN IN THE APPROVED DRAWINGS. IMMEDIATELYPROTECT THE COVERED SOIL MATERIAL FROM CONTAMINATION BY WATER BY COVERING WITH PLASTIC ORPLYWOOD.MATERIALAMOUNT FOR 1 CYOF COVERED SOILCRUSHED ROCKTOPSOILSOIL BINDERWATERAMOUNT FOR 4.6 CYOF COVERED SOIL23.2 CUBIC FEET5.9 CUBIC FEET13.7 CUBIC FEET1.6 GALLON4 CUBIC YARDS1 CUBIC YARD4 POUNDS46 GALLONSSTANDARD COVERED SOIL VOLUME SPECIFICATIONSSTREET TREE WITH ROOT PATHL72TREE CANOPYSOIL VOLUMESDETAILS & NOTESTCTALA369 Attachment G: Plant Specifications PLANTS 329300 - 1 SECTION 329300 - PLANTS PART 1 - GENERAL 1.1 RELATED DOCUMENTS A. Drawings and general provisions of the Contract, including General and Supplementary Conditions and Division 01 Specification Sections, apply to this Section. 1.2 SUMMARY A. Section Includes: 1. Trees. 2. Shrubs. 3. Ground Cover. 4. Tree stabilization. 1.3 DEFINITIONS A. Backfill: The earth used to replace or the act of replacing earth in an excavation. B. Balled and Burlapped Stock: Plants dug with firm, natural balls of earth in which they were grown, with ball size not less than sizes indicated; wrapped with burlap, tied, rigidly supported, and drum laced with twine with the root flare visible at the surface of the ball as recommended by ANSI Z60.1. C. Balled and Potted Stock: Plants dug with firm, natural balls of earth in which they are grown and placed, unbroken, in a container. Ball size is not less than sizes indicated. D. Bare-Root Stock: Plants with a well-branched, fibrous-root system developed by transplanting or root pruning, with soil or growing medium removed, and with not less than minimum root spread according to ANSI Z60.1 for type and size of plant required. E. Clump: Where three or more young trees were planted in a group and have grown together as a single tree having three or more main stems or trunks. F. Container-Grown Stock: Healthy, vigorous, well-rooted plants grown in a container, with a well-established root system reaching sides of container and maintaining a firm ball when removed from container. Container shall be rigid enough to hold ball shape and protect root mass during shipping and be sized according to ANSI Z60.1 for type and size of plant required. G. Fabric Bag-Grown Stock: Healthy, vigorous, well-rooted plants established and grown in- ground in a porous fabric bag with well-established root system reaching sides of fabric bag. Fabric bag size is not less than diameter, depth, and volume required by ANSI Z60.1 for type and size of plant. PLANTS 329300 - 2 H. Finish Grade: Elevation of finished surface of planting soil. I. Manufactured Topsoil: Soil produced off-site by homogeneously blending mineral soils or sand with stabilized organic soil amendments to produce topsoil or planting soil. J. Multi-Stem: Where three or more main stems arise from the ground from a single root crown or at a point right above the root crown. K. Planting Soil: Native or imported topsoil, manufactured topsoil, or surface soil modified to become topsoil; mixed with soil amendments. L. Subgrade: Surface or elevation of subsoil remaining after excavation is complete, or the top surface of a fill or backfill before planting soil is placed. M. Subsoil: All soil beneath the topsoil layer of the soil profile, and typified by the lack of organic matter and soil organisms. Insert other definitions if required to support planting requirements shown on Drawings. 1.4 SUBMITTALS A. Product Data: For each type of product indicated. B. Samples for Verification: For each of the following: 1. 5 lb (2.2 kg) of mulch for each color and texture in labeled plastic bags. 2. Soil mix in labeled plastic bags. C. Qualification Data: For qualified landscape Installer. D. Product Certificates: For each type of manufactured product, from manufacturer, and complying with the following: 1. Manufacturer's certified analysis of standard products. 2. Analysis of other materials by a recognized laboratory made according to methods established by the Association of Official Analytical Chemists, where applicable. E. Material Test Reports: For existing surface soil and imported topsoil. F. Planting Schedule: Indicating anticipated planting dates for exterior plants. G. Maintenance Instructions: Recommended procedures to be established by Owner for maintenance of plants during a calendar year. Submit before start of required maintenance periods. H. Warranty: Sample of special warranty. PLANTS 329300 - 3 1.5 QUALITY ASSURANCE A. Installer Qualifications: A qualified landscape Installer whose work has resulted in successful establishment of exterior plants. 1. Installer's Field Supervision: Require Installer to maintain an experienced full-time supervisor on Project site when planting is in progress. B. Soil-Testing Laboratory Qualifications: An independent or university laboratory, recognized by the State Department of Agriculture, with the experience and capability to conduct the testing indicated and that specializes in types of tests to be performed. C. Topsoil Analysis: Furnish soil analysis by a qualified soil-testing laboratory stating percentages of organic matter; gradation of sand, silt, and clay content; cation exchange capacity; deleterious material; pH; and mineral and plant-nutrient content of the soil. 1. Report suitability of tested soil for plant growth. State-recommended quantities of nitrogen, phosphorus, and potash nutrients and soil amendments to be added to produce satisfactory topsoil. D. Provide quality, size, genus, species, and variety of plants indicated, complying with applicable requirements in ANSI Z60.1. “American Standard for Nursery Stock.” 1. Selection of plants purchased under allowances will be made by Architect, who will tag plants at their place of growth before they are prepared for transplanting. E. Tree and shrub measurements: Measure according to ANSI Z60.1 with branches and trunks or canes in their normal position. Do not prune to obtain require sizes. Take caliper measurements 6 inches (150 mm) above the ground for trees up to 4-inch (100-mm) caliper size, and 12 inches (300 mm) above the ground for larger sizes. Measure main body of tree or shrub for height and spread; do not measure branches or roots tip-to-tip. F. Observation: Architect may observe plant material either at place of growth or at site before planting for compliance with requirements for genus, species, variety, cultivar, size, and quality. Architect retains right to observe trees and shrubs further for size and condition of balls and root systems, pests, disease symptoms, injuries, and latent defects and to reject unsatisfactory or defective material at any time during progress of work. Remove rejected trees or shrubs immediately from Project site. 1. Notify Architect of sources of planting materials (7) days in advance of delivery to site. G. Preinstallation Conference: Conduct conference at project site. 1.6 DELIVERY, STORAGE, AND HANDLING A. Deliver exterior plants freshly dug. 1. Immediately after digging up bare-root stock, pack root system in wet straw, hay, or other suitable material to keep root system moist until planting. PLANTS 329300 - 4 B. Do not prune trees and shrubs before delivery except as approved by Architect.. Protect bark, branches, and root systems from sun scald, drying, wind burn, sweating, whipping, and other handling and tying damage. Do not bend or bind-tie trees or shrubs in such a manner as to destroy their natural shape. Provide protective covering of plants during shipping and delivery. Do not drop plants during delivery and handling. C. Handle planting stock by root ball. D. Deliver exterior plants after preparations for planting have been completed and install immediately. If planting is delayed more than six hours after delivery, set plants and trees in shade, protect from weather and mechanical damage, and keep roots moist. 1. Heel-in bare-root stock. Soak roots that are in dry condition in water for two hours. Reject dried-out plants. 2. Set balled stock on ground and cover ball with soil, peat moss, sawdust, or other acceptable material. 3. Do not remove container-grown stock from containers before time of planting. 4. Water root systems of plants stored on-site deeply and thoroughly with a fine-mist spray. Water as often as necessary to maintain root systems in a moist, but not overly-wet condition. 1.7 PROJECT CONDITIONS A. Weather Limitations: Proceed with planting only when existing and forecasted weather conditions permit planting to be performed when beneficial and optimum results may be obtained. Apply products during favorable weather conditions according to manufacturer's written instructions and warranty requirements. B. Coordination with Lawns: Plant trees, shrubs, and other plants after finish grades are established and before planting turf areas unless otherwise acceptable to Architect. 1. When planting trees, shrubs, and other plants after planting turf areas, protect turf areas, and promptly repair damage caused by planting operations. 1.8 WARRANTY A. Special Warranty: Installer’s standard form in which Installer agrees to repair or replace plantings and accessories that fail in materials, workmanship, or growth within specified warranty period. 1. Failures include, but are not limited to, the following: a. Death and unsatisfactory growth, except for defects resulting from abuse, lack of adequate maintenance, or neglect by Owner, or incidents that are beyond Contractor's control. b. Structural failures including plantings falling or blowing over. c. Faulty operation of tree stabilization tree grates. d. Deterioration of metals, metal finishes, and other materials beyond normal weathering. PLANTS 329300 - 5 2. Warranty Periods from Date of Substantial Completion: a. Trees and Shrubs: One year. b. Ground Cover and Plants: One year. 3. Include the following remedial actions as a minimum: a. Immediately remove dead exterior plants and replace unless required to plant in the succeeding planting season. b. Replace exterior plants that are more than 25 percent dead or in an unhealthy condition at end of warranty period. c. A limit of one replacement of each plant will be required except for losses or replacements due to failure to comply with requirements. d. Provide extended warranty for period equal to original warranty period, for replaced plant material. 1.9 MAINTENANCE SERVICE A. Initial Maintenance Service for Trees and Shrubs: Provide full maintenance by skilled employees of landscape Installer. Maintain as required in Part 3. Begin maintenance immediately after plants are installed and continue until plantings are acceptably healthy and well established but for not less than maintenance period below. 1. Maintenance Period: Three months from date of planting completion. B. Initial Maintenance Service for Ground Cover and Plants: Provide full maintenance by skilled employees of landscape Installer. Maintain as required in Part 3. Begin maintenance immediately after plants are installed and continue until plantings are acceptably healthy and well established but for not less than maintenance period below. 1. Maintenance Period: Three months from date of planting completion. C. Continuing Maintenance Proposal: From Installer to Owner, in the form of a standard yearly (or other period) maintenance agreement, starting on date initial maintenance service is concluded. State services, obligations, conditions, and terms for agreement period and for future renewal options. PART 2 - PRODUCTS 2.1 TREE AND SHRUB MATERIAL A. General: Furnish nursery-grown trees and shrubs complying with ANSI Z60.1, with healthy root systems developed by transplanting or root pruning. Provide well-shaped, fully branched, healthy, vigorous stock free of disease, pests, eggs, larvae, and defects such as knots, sun scald, injuries, abrasions, and disfigurement. B. Provide trees and shrubs of sizes, grades, and ball or container sizes complying with ANSI Z60.1 for types and form of plants required. Trees and shrubs of a larger size may be used if acceptable to Architect, with a proportionate increase in size of roots or balls. PLANTS 329300 - 6 C. Root-Ball Depth: Furnish trees and shrubs with root balls measured from top of root ball, which shall begin at root flare according to ANSI Z60.1. D. Label at least one tree and one shrub of each variety, size, and caliper with a securely attached, waterproof tag bearing legible designation of common name and botanical name. E. If formal arrangements or consecutive order of plants is shown on Drawings, select stock for uniform height and spread and number the labels to assure symmetry in planting. 2.2 SHADE AND FLOWERING TREES A. Shade trees: Single-stem trees with straight trunk, well-balanced crown, and intact leader, of height and caliper indicated, complying with ANSI Z60.1 for type of trees required. 1. Provide balled and Burlapped trees. 2. Branching Height: One-third to one-half of tree height. B. Small Spreading Trees: Branched or pruned naturally according to species and type, with relationship of caliper, height, and branching according to ANSI Z60.1; stem form as follows: 1. Stem Form: Multi-stem. 2. Provide balled and burlapped trees. 2.3 DECIDUOUS SHRUBS A. Form and Size: Shrubs with not less than the minimum number of canes required by and measured according to ANSI Z60.1 for type, shape and height of shrub. 1. Shrub sizes indicated are sizes after pruning. 2. Provide container shrubs. 2.4 GROUND COVER PLANTS A. Ground Cover: Provide ground cover of species indicated, established and well rooted in pots or similar containers ,and complying with ANSI Z60. 2.5 TOPSOIL A. Topsoil: ASTM D 5268, pH range of 5.5 to 7, a minimum of 2 percent organic material content; free of stones 1 inch (25 mm) or larger in any dimension and other extraneious material harmful to plant growth. 1. Topsoil Source: Import topsoil or manufactured topsoil from off-site sources. Obtain topsoil displaced from naturally well-drained construction or mining sites where topsoil occurs at least 4 inches (100 mm) deep; do not obtain from agricultural land, bogs or marshes. 2.6 INORGANIC SOIL AMENDMENTS A. Lime: ASTM C 602, agricultural liming material containing a minimum of 80 percent calcium carbonate equivalent and as follows: PLANTS 329300 - 7 1. Class: T, with a minimum of 99 percent passing through No. 8 (2.36-mm) sieve and a minimum of 75 percent passing through No. 60 (0.25-mm) sieve. 2. Class: O, with a minimum of 95 percent passing through No. 8 (2.36-mm) sieve and a minimum of 55 percent passing through No. 60 (0.25-mm) sieve. 3. Provide lime in form of dolomitic limestone. B. Sulfur: Granular, biodegradable, and containing a minimum of 90 percent sulfur, with a minimum of 99 percent passing through No. 6 (3.35-mm) sieve and a maximum of 10 percent passing through No. 40 (0.425-mm) sieve. C. Iron Sulfate: Granulated ferrous sulfate containing a minimum of 20 percent iron and 10 percent sulfur. D. Aluminum Sulfate: Commercial grade, unadulterated. E. Perlite: Horticultural perlite, soil amendment grade. F. Agricultural Gypsum: Minimum 90 percent calcium sulfate, finely ground with 90 percent passing through No. 50 (0.30-mm) sieve. G. Sand: Clean, washed, natural or manufactured, and free of toxic materials. H. Diatomaceous Earth: Calcined, 90 percent silica, with approximately 140 percent water absorption capacity by weight. I. Zeolites: Mineral clinoptilolite with at least 60 percent water absorption by weight. 2.7 ORGANIC SOIL AMENDMENTS A. Compost: Well-composted, stable, and weed-free organic matter, pH range of 5.5 to 8; moisture content 35 to 55 percent by weight; 100 percent passing through 1-inch (25-mm) sieve; soluble salt content of 5 to 10 decisiemens/m; not exceeding 0.5 percent inert contaminants and free of substances toxic to plantings; and as follows: 1. Organic Matter Content: 50 to 60 percent of dry weight. 2. Feedstock: Agricultural, food, or industrial residuals; biosolids; yard trimmings; or source-separated or compostable mixed solid waste. B. Peat: Sphagnum peat moss, partially decomposed, finely divided or granular texture, with a pH range of 3.4 to 4.8. C. Peat: Partially decomposed moss peat, native peat, or reed-sedge peat, finely divided or of granular texture, with a pH range of 6 to 7.5, and having a water-absorbing capacity of 1100 to 2000 percent. D. Wood Derivatives: Decomposed, nitrogen-treated sawdust, ground bark, or wood waste; of uniform texture and free of chips, stones, sticks, soil, or toxic materials. 1. In lieu of decomposed wood derivatives, mix partially decomposed wood derivatives with ammonium nitrate at a minimum rate of 0.15 lb/cu. ft. (2.4 kg/cu. M) of loose PLANTS 329300 - 8 sawdust or ground bark, or with ammonium sulfate at a minimum rate of 0.25 lb/cu. ft. (4 kg/cu. m) of loose sawdust or ground bark. E. Manure: Well-rotted, unleached, stable or cattle manure containing not more than 25 percent by volume of straw, sawdust, or other bedding materials; free of toxic substances, stones, sticks, soil, weed seed, debris, and material harmful to plant growth. 2.8 FERTILIZER A. Bonemeal: Commercial, raw or steamed, finely ground; a minimum of 1 percent nitrogen and 10 percent phosphoric acid. B. Superphosphate: Commercial, phosphate mixture, soluble; a minimum of 20 percent available phosphoric acid. C. Commercial Fertilizer: Commercial-grade complete fertilizer of neutral character, consisting of fast- and slow-release nitrogen, 50 percent derived from natural organic sources of urea formaldehyde, phosphorous, and potassium in the following composition: 1. Composition: 1 lb/1000 sq. ft. (0.45 kg/92.9 sq. m) of actual nitrogen, 4 percent phosphorous, and 2 percent potassium, by weight. 2. Composition: Nitrogen, phosphorous, and potassium in amounts recommended in soil reports from a qualified soil-testing agency. D. Slow-Release Fertilizer: Granular or pelleted fertilizer consisting of 50 percent water-insoluble nitrogen, phosphorus, and potassium in the following composition: 1. Composition: 20 percent nitrogen, 10 percent phosphorous, and 10 percent potassium, by weight. 2. Composition: Nitrogen, phosphorous, and potassium in amounts recommended in soil reports from a qualified soil-testing laboratory. 2.9 MULCHES A. Organic Mulch: Free from deleterious materials and suitable as a top dressing of trees and shrubs, consisting of one of the following: 1. Type: Medium to fine ground Douglas Fir. Provide in raidsed plant beds to a depth of 2”. 2.10 TREE STABILIZATION MATERIALS A. Stakes and Guys: 1. Upright and Guy Stakes: Rough-sawn, sound, new hardwood, redwood, or pressure- preservative-treated softwood, free of knots, holes, cross grain, and other defects, 2-by-2- inch nominal (38-by-38-mm actual) by length indicated, pointed at one end. 2. Flexible Ties: Straps of length required to reach stakes. “Go-Straight” tree ties in required lengths and of uniform color. PLANTS 329300 - 9 B. Root-Ball Stabilization Materials: 1. Proprietary Devices: Proprietary at- or below-grade stabilization systems to secure each new planting by root ball; sized per manufacturer's written recommendations. a. Products: 1) Flexible ties and “Gro-Straight” tree ties in required lengths and of uniform color 2) Planter anchors: Cast in place concrete deadman, 6” x 18” x 18” with three galvanized u-bolts as detailed. 2.11 MISCELLANEOUS PRODUCTS A. Antidesiccant: Water-insoluble emulsion, permeable moisture retarder, film forming, for trees and shrubs. Deliver in original, sealed, and fully labeled containers and mix according to manufacturer's written instructions. 2.12 PLANTING SOIL MIX A. Street Level Planting Soil Mix: Mix topsoil with the following soil amendments and fertilizers in the following quantities: 1. Ratio of Loose Compost to Topsoil by Volume: 2 cubic yards per 1,000 sq. ft. 2. Weight of Lime per 1000 Sq. Ft. (92.9 Sq. m): 30 lbs. 3. Weight of Agricultural Gypsum per 1000 Sq. Ft. (92.9 Sq. m): 50 lbs. 4. Weight of Bonemeal per 1000 Sq. Ft. (92.9 Sq. m): Per manufacturer’s recommendation. 5. Weight of Superphosphate per 1000 Sq. Ft. (92.9 Sq. m): Per manufacturer’s recommendation. 6. Weight of Commercial Fertilizer per 1000 Sq. Ft. (92.9 Sq. m): Per manufacturer’s recommendation 7. Weight of Slow-Release Fertilizer per 1000 Sq. Ft. (92.9 Sq. m): Per manufacturer’s recommendation. PART 3 - EXECUTION 3.1 EXAMINATION A. Examine areas to receive plants for compliance with requirements and conditions affecting installation and performance. B. Proceed with installation only after unsatisfactory conditions have been corrected. 3.2 PREPARATION A. Protect structures, utilities, sidewalks, pavements, and other facilities and turf areas and existing plants from damage caused by planting operations. B. Provide erosion-control measures to prevent erosion or displacement of soils and discharge of soil-bearing water runoff or airborne dust to adjacent properties and walkways. PLANTS 329300 - 10 C. Lay out individual tree and shrub locations and areas for multiple plantings. Stake locations, outline areas, adjust locations when requested, and obtain Architect's acceptance of layout before excavating or planting. Make minor adjustments as required. D. Lay out exterior plants at locations directed by Architect. Stake locations of individual trees and shrubs and outline areas for multiple plantings. E. Apply antidesiccant to trees and shrubs using power spray to provide an adequate film over trunks (before wrapping), branches, stems, twigs, and foliage to protect during digging, handling, and transportation. 1. If deciduous trees or shrubs are moved in full leaf, spray with antidesiccant at nursery before moving and again two weeks after planting. F. Wrap trees and shrubs with burlap fabric over trunks, branches, stems, twigs, and foliage to protect from wind and other damage during digging, handling, and transportation. 3.3 PLANTING BED ESTABLISHMENT A. Loosen subgrade of planting areas to a minimum depth of 6 inches (150 mm). Remove stones larger than 1 inch (25 mm) in any dimension and sticks, roots, rubbish, and other extraneous matter and legally dispose of them off Owner's property. 1. Apply superphosphate fertilizer directly to subgrade before loosening. 2. Spread topsoil, apply soil amendments and fertilizer on surface, and thoroughly blend planting soil mix. a. Delay mixing fertilizer with planting soil if planting will not proceed within a few days. b. Mix lime with dry soil before mixing fertilizer. 3. Spread planting soil mix on level 2 – Courtyard to a minimum depth of 6 inches (150 mm) or a maximum of 24 inches but not less than required to meet finish grades after natural settlement. Do not spread if planting soil or subgrade is frozen, muddy, or excessively wet. B. Finish Grading: Grade planting areas to a smooth, uniform surface plane with loose, uniformly fine texture. Roll and rake, remove ridges, and fill depressions to meet finish grades. C. Before planting restore planting areas if eroded or otherwise disturbed after finish grading. 3.4 EXCAVATION FOR TREES AND SHRUBS A. Pits and Trenches: Excavate circular planting pits with sides sloping inward. Trim base leaving center area raised slightly to support root ball and assist in drainage. Do not further disturb base. Scarify sides of planting pit smeared or smoothed during excavation. 1. Excavate approximately three times as wide as ball diameter for balled and burlapped stock. PLANTS 329300 - 11 2. Excavate at least 12 inches (300 mm) wider than root spread and deep enough to accommodate vertical roots for bare-root stock. 3. If drain tile is shown or required under planting areas, excavate to top of porous backfill over tile. B. Subsoil removed from excavations may not be used as backfill. C. Obstructions: Notify Architect if unexpected rock or obstructions detrimental to trees or shrubs are encountered in excavations. 1. Hardpan Layer: Drill 6-inch- (150-mm-) diameter holes, 24 inches (600 mm) apart, into free-draining strata or to a depth of 10 feet (3 m), whichever is less, and backfill with free-draining material. D. Drainage: Notify Architect if subsoil conditions evidence unexpected water seepage or retention in tree or shrub planting pits. E. Fill excavations with water and allow to percolate away before positioning trees and shrubs. 3.5 TREE AND SHRUB PLANTING A. Before planting, verify that root flare is visible at top of root ball according to ANSI Z60.1. B. Set balled and burlapped stock plumb and in center of planting pit or trench with top of root ball as detailed adjacent finish grades. 1. Remove burlap, rope, and wire baskets from tops of root balls and partially from sides, but do not remove from under root balls. Remove pallets, if any, before setting. Do not use planting stock if root ball is cracked or broken before or during planting operation. 2. Place planting soil mix around root ball in layers, tamping to settle soil and eliminate voids and air pockets. When planting pit is approximately one-half filled, water thoroughly before placing remainder of backfill. Repeat watering until no more water is absorbed. Water again after placing and tamping final layer of soil mix. C. Set container-grown stock plumb and in center of pit or trench with top of root as detailed adjacent finish grades. 3. Carefully remove root ball from container without damaging root ball or plant. 4. Backfill around root ball in layers, tamping to settle soil and eliminate voids and air pockets. When planting pit is approximately one-half filled, water thoroughly before placing remainder of backfill. Repeat watering until no more water is absorbed. Water again after placing and tamping final layer of planting soil mix. D. Compost Mulching: Apply 2-inch (50-mm) average thickness of mulch. Do not place mulch within 3 inches (75 mm) of trunks or stems. 3.6 TREE AND SHRUB PRUNING A. Remove only dead, dying, or broken branches. Do not prune for shape. PLANTS 329300 - 12 B. Prune, thin and shape trees and shrubs as directed by Architect. C. Prune, thin, and shape trees and shrubs according to standard horticultural practice. Prune trees to retain required height and spread. Unless otherwise indicated by Architect, do not cut tree leaders; remove only injured or dead branches from flowering trees. Prune shrubs to retain natural character. 3.7 TREE STABILIZATION A. Trunk Stabilization: Unless otherwise indicated, provide trunk stabilization as follows: 1. Upright Staking and Tying: Stake trees of 2- through 5-inch (50- through 125-mm) caliper. Stake trees of less than 2-inch (50-mm) caliper only as required to prevent wind tip out. Use a minimum of two stakes of length required to penetrate at least 18 inches (450 mm) below bottom of backfilled excavation and to extend dimension shown above grade. Set vertical stakes and space to avoid penetrating root balls or root masses. 2. Use two stakes for trees up to 12 feet (3.6 m) high and 2-1/2 inches (63 mm) or less in caliper; three stakes for trees less than 14 feet (4.2 m) high and up to 4 inches (100 mm) in caliper. Space stakes equally around trees. 3. Support trees with bands of flexible ties at contact points with tree trunk. Allow enough slack to avoid rigid restraint of tree. 4. Support trees with two strands of tie wire, connected to the brass grommets of tree-tie webbing at contact points with tree trunk. Allow enough slack to avoid rigid restraint of tree. 3.8 GROUND COVER AND PLANT PLANTING A. Set out and space ground cover and plants as indicated. B. Dig holes large enough to allow spreading of roots and backfill with planting soil. C. Work soil around roots to eliminate air pockets and leave a slight saucer indentation around plants to hold water. D. Water thoroughly after planting, taking care not to cover plant crowns with wet soil. E. Protect plants from hot sun and wind; remove protection if plants show evidence of recover from transplanting shock. 3.9 PLANTING BED MULCHING A. Mulch backfilled surfaces of planting areas and other areas indicated. 1. Compost Mulch: Apply 2-inch (50-mm) average thickness of organic mulch, and finish level with adjacent finish grades. Do not place mulch against plant stems. 3.10 PLANT MAINTENANCE A. Tree and Shrub Maintenance: Maintain plantings by pruning, cultivating, watering, weeding, fertilizing, mulching, restoring planting saucers, adjusting and repairing tree- PLANTS 329300 - 13 stabilization devices, resetting to proper grades or vertical position, and performing other operations as required to establish healthy, viable plantings. Spray or treat as required to keep trees and shrubs free of insects and disease. Restore or replace damaged tree wrappings. B. Ground Cover and Plant Maintenance: Maintain and establish plantings by watering, weeding, fertilizing, mulching and other operations as required to establish healthy, viable plantings. 3.11 CLEANUP AND PROTECTION A. During planting, keep adjacent paving and construction clean and work area in an orderly condition. B. Protect exterior plants from damage due to landscape operations and operations of other contractors and trades and others. Maintain protection during installation and maintenance periods. Treat, repair, or replace damaged plantings. 3.12 DISPOSAL A. Disposal: Remove surplus soil and waste material including excess subsoil, unsuitable soil, trash, and debris and legally dispose of them off Owner's property. END OF SECTION 329300 FILENAME: H:\13\13197 - ROSHAK RIDGE AND SOUTH RIVER TERRACE\AREA 10\OCTOBER 2018 TRIP GEN.DOCX MEMORANDUM Date: October 31, 2018 Project #: 13197 To: Eric Hawkinson & Stacy Connery, Pacific Community Design From: Julia Kuhn Project: River Terrace Crossing – Area 10 Subject: Re-Plat Trip Generation In November 2016, we analyzed the traffic impacts of the South Bull Mountain neighborhood (now referred to as River Terrace Crossing – Area 10). This neighborhood is proposed west of SW 150th Avenue and south of SW Hawk Ridge Road. At that time, the neighborhood was envisioned to include up to 180 homes. Polygon Northwest is now proposing to re-plat the neighborhood to permit up to 198 homes instead of the 180 originally proposed. As documented in the November 2016 Traffic Impact Study, all of the study intersections were forecast to operate at level-of-service “C” or better at full buildout of the homes. No capacity-based improvements were needed as part of the neighborhood. We compared the anticipated trip generation associated with the additional 18 homes versus that previously studied. This comparison was calculated using the rates documented in Trip Generation, 9th Edition (as published by the Institution of Transportation Engineers, 2012). This calculation is shown in Table 1. Table 1. Trip Generation Increase1 Land Use ITE Code Size Total Daily Trips Weekday AM Peak Hour Weekday PM Peak Hour Total Trips In Out Total Trips In Out Previous Study Single Family 210 180 1,714 135 34 101 180 113 67 Proposed Re-Plat Single Family 210 198 1,884 149 37 112 198 125 73 Net Increase 170 14 3 11 18 12 6 1 The November 2016 study was completed using the rates cited in 9th Edition so we maintained use of these rates for comparison purposes. It should be noted that the 10th Edition would yield slightly lower trip generation during all periods. River Terrace Crossing – Area 10 Project #: 13197 October 31, 2018 Page 2 Kittelson & Associates, Inc. Portland, Oregon As shown, the increase in homes would result in 14 additional AM and 18 additional PM beyond what was previously studied for the neighborhood. Based on the trip distribution patterns shown in Figure 5 of the November 2016 study, this would result in 9 additional trips to the north and 5 to the south during the weekday AM peak hour and 12 additional trips to the north and 6 to the south during the PM peak hour. This minor change in anticipated trips would not have a measurable impact on the adjacent intersection level-of-service previously reported. For this reason, we conclude that no additional information should be needed relative to traffic impacts. Please let us know if you have any questions. SW HAWKS RIDGE ROAD SW DANUBE DRIVE SW 150TH AVE400'400'0+001+002+003+004+000+001+002+003+004+00SIGHT ALIGNMENT - SOUTHSIGHT ALIGNMENT - NORTH455460470480490455460470480490-0+250+001+002+003+004+004+25400' SIGHT DISTANCE4.25' HIGH TARGET3.50' HIGH DRIVER'S EYEHAWK RIDGE INTERSECTIONFINISH GRADE @SIGHT ALIGNMENTEXISTING GROUND @SIGHT ALIGNMENTSIGHT ALIGNMENT430440450460470430440450460470-0+250+001+002+003+004+004+253.50' HIGH DRIVER'S EYEHAWK RIDGE INTERSECTIONFINISH GRADE @SIGHT ALIGNMENT400' SIGHT DISTANCE4.25' HIGH TARGETEXISTING GROUND @SIGHT ALIGNMENTSIGHT ALIGNMENTConstruction DocumentsN:\proj\395-065\09 Drawings\04 Civil\Exhibits - Sight Distance\395065.SIGHT DISTANCE.HAWK RIDGE.dwg - SHEET: A Apr. 13, 17 - 9:04 AM jjk 3/8/2017ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRiver TerraceCrossing1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONAHAWK RIDGE& 150THSIGHT DISTANCESCALE1 INCH = 30 FEET301530001/30/201703/09/20172ND SUBMITTAL DATESIGHT DISTANCE - SW 150TH AVE & SW HAWK RIDGE RDHORIZ SCALE: 1" = 30'PROFILE - SIGHT ALIGNMENT - SOUTHHORIZ SCALE: 1" = 30', VERT SCALE: 1" = 10'PROFILE - SIGHT ALIGNMENT - NORTHHORIZ SCALE: 1" = 30', VERT SCALE: 1" = 10' SW WOODHUE ST SW 150TH AVE400'400'0+001+002+003+004+004+010+001+002+003+004+004+03SIGHT ALIGNMENT - SOUTHSIGHT ALIGNMENT - NORTH415420430440450460415420430440450460-0+250+001+002+003+004+004+254.25' HIGH TARGET3.50' HIGH DRIVER'S EYEWOODHUE INTERSECTION400' SIGHT DISTANCEFINISH GRADE @SIGHT ALIGNMENTEXISTING GROUND @SIGHT ALIGNMENTSIGHT ALIGNMENT380390400410420430380390400410420430-0+250+001+002+003+004+004+254.25' HIGH TARGET3.50' HIGH DRIVER'S EYEWOODHUE INTERSECTION400' SIGHT DISTANCEFINISH GRADE @SIGHT ALIGNMENTEXISTING GROUND @SIGHT ALIGNMENTSIGHT ALIGNMENTConstruction DocumentsN:\proj\395-065\09 Drawings\04 Civil\Exhibits - Sight Distance\395065.SIGHT DISTANCE.WOODHUE.dwg - SHEET: B Apr. 13, 17 - 9:12 AM jjk 3/8/2017ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRiver TerraceCrossing1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONBWOODHUE& 150THSIGHT DISTANCESCALE1 INCH = 30 FEET301530001/30/201703/09/20172ND SUBMITTAL DATESIGHT DISTANCE - SW 150TH AVE & SW WOODHUE STHORIZ SCALE: 1" = 30'PROFILE - SIGHT ALIGNMENT - SOUTHHORIZ SCALE: 1" = 30', VERT SCALE: 1" = 10'PROFILE - SIGHT ALIGNMENT - NORTHHORIZ SCALE: 1" = 30', VERT SCALE: 1" = 10' SW HUNTWOOD ST SW ROSARIO LNSW 150TH AVE400'400'0+001+002+003+004+000+001+002+003+004+004+02SIGHT ALIGNMENT - SOUTHSIGHT ALIGNMENT - NORTH345350360370380390400345350360370380390400-0+250+001+002+003+004+004+254.25' HIGH TARGET3.50' HIGH DRIVER'S EYEHUNTWOOD INTERSECTION400' SIGHT DISTANCESIGHT ALIGNMENTFINISH GRADE @SIGHT ALIGNMENTEXISTING GROUND @SIGHT ALIGNMENT315320330340350360315320330340350360-0+250+001+002+003+004+004+254.25' HIGH TARGET3.50' HIGH DRIVER'S EYEHUNTWOOD INTERSECTION400' SIGHT DISTANCESIGHT ALIGNMENTFINISH GRADE @SIGHT ALIGNMENTEXISTING GROUND @SIGHT ALIGNMENTConstruction DocumentsN:\proj\395-065\09 Drawings\04 Civil\Exhibits - Sight Distance\395065.SIGHT DISTANCE.HUNTWOOD.dwg - SHEET: C Apr. 13, 17 - 9:06 AM jjk 3/8/2017ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRiver TerraceCrossing1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONCHUNTWOOD& 150THSIGHT DISTANCESCALE1 INCH = 30 FEET301530001/30/2017SIGHT DISTANCE - SW 150TH AVE & SW HUNTWOOD STHORIZ SCALE: 1" = 30'PROFILE - SIGHT ALIGNMENT - SOUTHHORIZ SCALE: 1" = 30', VERT SCALE: 1" = 10'PROFILE - SIGHT ALIGNMENT - NORTHHORIZ SCALE: 1" = 30', VERT SCALE: 1" = 10'03/09/20172ND SUBMITTAL DATE XXXXXXXXXXXU XWXWXWXWXWXWXWXCOMXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXWXXXXXX XXXS S XSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSS XSDMTCC U CII I XXXXXXXXXXXEXEXEXEXEXE XEXEXEXEXEXE XE XE XEXTXTXT C XSDXSDXSDXSD400'400'4+000+001+002+003+000+001+002+003+004+00CONSTRUCTION ENTRANCE400 40 0 410 420 430 440 450 43 0 440 450EXISTING GROUND TO BELOWERED PRIOR TOSITE CONSTRUCTIONSW 150TH AVESIGHT ALIGNMENT - SOUTHSIGHT ALIGNMENT - NORTH415420430440450460470415420430440450460470-0+250+001+002+003+004+004+254.25' HIGH TARGET3.50' HIGH DRIVER'S EYECONSTRUCTION ENTRANCE400' SIGHT DISTANCEEXISTING GROUND @SIGHT ALIGNMENTSIGHT ALIGNMENTEXISTING GROUND TO BELOWERED PRIOR TOSITE CONSTRUCTION380390400410420430380390400410420430-0+250+001+002+003+004+004+254.25' HIGH TARGET3.50' HIGH DRIVER'S EYECONSTRUCTION ENTRANCE400' SIGHT DISTANCEEXISTING GROUND @SIGHT ALIGNMENTSIGHT ALIGNMENTConstruction DocumentsN:\proj\395-065\09 Drawings\04 Civil\Exhibits - Sight Distance\395065.CONSTENTRANCE.dwg - SHEET: B Apr. 14, 17 - 2:26 PM jjk 3/8/2017ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRiver TerraceCrossing1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONDCONSTRUCTION ENTRANCE& 150THSIGHT DISTANCESCALE1 INCH = 30 FEET301530001/30/201703/09/20172ND SUBMITTAL DATESIGHT DISTANCE - SW 150TH AVE & SW WOODHUE STHORIZ SCALE: 1" = 30'PROFILE - SIGHT ALIGNMENT - SOUTHHORIZ SCALE: 1" = 30', VERT SCALE: 1" = 10'PROFILE - SIGHT ALIGNMENT - NORTHHORIZ SCALE: 1" = 30', VERT SCALE: 1" = 10' XWXWXWXWXSSXSSXSSSW HUNTWOOD ST SW WOODHUE ST SW HAWKS RIDGE ROAD SW ROSARIO LNSW 150TH AVE6+007+008+009+0010+0011+0012+0013+0014+0015+0016+0017+0018+0019+0020+0021+0022+003403503603703803904004104204304404504604703403503603703803904004104204304404504604707+008+009+0010+0011+0012+0013+0014+0015+0016+0017+0018+0019+0020+0021+00EXISTING GRADE@ STREET CENTERLINEConstruction DocumentsN:\proj\395-065\09 Drawings\04 Civil\Exhibits - Sight Distance\395065.SIGHT DISTANCE.150th P&P.dwg - SHEET: D Apr. 14, 17 - 2:29 PM jjk 3/8/2017ELEVATION DATUM: NGVD 29POLYGON NW COMPANYGEODESIGN, INCPacificCommunityDesignRiver TerraceCrossing1ST SUBMITTAL DATEREVISIONSDATEDESCRIPTIONE150TH AVEPLAN &PROFILESCALE1 INCH = 60 FEET6030600150TH AVE PLANHORIZ SCALE: 1" = 60'150TH AVE PROFILEHORIZ SCALE: 1" = 60', VERT SCALE: 1" = 20'01/30/2017 The results of a new TRUST model that was created to demonstrate that the existing facility meets City criteria for mitigating the duration of flows resulting from all storms between ½ of the 2-year through the 10-year events is shown in Exhibit B. Creation of a land use basin to represent the roofs that drain to the buffer and bypass the pond is shown on page 8. Modification to the land use basin resulting from the 18 new lots that drain to the regional facility is shown on page 5. The configuration of the flow control structure will need to be modified to ensure that these changes to the development can be made while still meeting City and District criteria. Specifically, the size of the low flow orifice will need to be reduced to offset the impact of the impervious area that is bypassing the facility. Additionally, the size of the flow control notch in the weir will need to be increased to make sure that runoff from higher intensity storms can be mitigated without overtopping the weir. The required changes to the flow control structure are shown on page 10 of the new Trust report and are summarized below. Table 1 Flow Control Dimensions Low Flow Orifice (in.) Notch Height (ft.) Notch Width (ft.) Original Design 3.735 1.79 0.167 Revised Design 3.52 1.2 0.325 Water Quality As previously discussed, the 18 additional lots will create 1.09 acres of new impervious area that will drain to the water quality swale, while the 38 lots with the roofs draining to the buffer will reduce the impervious area to the swale by 1.74 acres. This will result in a net reduction of 0.65 impervious areas draining to the swale. Since sizing of the swale is a function of the impervious area draining to the swale, the swale that was designed for the original development meet the water quality treatment requirements for the revised development. The District has allowed the discharge of clean roof water directly to the buffer without additional water quality treatment on past projects. The water quality from roof runoffs typically does not benefit from water quality treatment and the discharge of small amounts of water along the vegetative corridor benefits the corridor by adding water farther upstream. Conclusion Based on the discussion in this memorandum and the attached exhibits, it can be determined that minor design changes can be made to the approved regional stormwater facility to accommodate the proposed re-plat of the River Terrace Crossing development. These changes will result in a facility that meets all the design standards discussed in the original drainage report. Exhibit A2 – Developed Conditions Drainage Map Exhibit B - TRUST Report TRUST PROJECT REPORT 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:47 PM Page 2 General Model Information Project Name:395065.R T C Replat and Roof to Buffer Site Name:River Terrace Crossing Site Address:W/O 150th, S/O Hawkridge City:Tigard Report Date:11/8/2018 Gage:Lower Tualatin Pump Station Data Start:1948/10/01 Data End:2014/09/30 Timestep:Hourly Precip Scale:1.000 Version Date:2018/07/12 POC Thresholds Low Flow Threshold for POC1:50 Percent of the 2 Year High Flow Threshold for POC1:10 Year 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:47 PM Page 3 Landuse Basin Data Predeveloped Land Use River Terrace Crossing Site Bypass:No GroundWater:No Pervious Land Use acre C, Forest, Flat 1.39 C, Forest, Mod 10.26 C, Forest, Steep 3.12 C, Pasture, Flat 0.84 C, Pasture, Mod 6.19 C, Pasture, Steep 1.89 C, Lawn, Flat 1.15 C, Lawn, Mod 8.54 C, Lawn, Steep 2.6 Pervious Total 35.98 Impervious Land Use acre IMP FLAT 0.17 IMP MOD 1.24 IMP STEEP 0.38 Impervious Total 1.79 Basin Total 37.77 Element Flows To: Surface Interflow Groundwater 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:47 PM Page 4 Future Development Bypass:No GroundWater:No Pervious Land Use acre C, Pasture, Flat 0.08 C, Pasture, Mod 0.62 C, Pasture, Steep 0.19 C, Lawn, Flat 0.41 C, Lawn, Mod 3.01 C, Lawn, Steep 0.92 Pervious Total 5.23 Impervious Land Use acre IMP FLAT 0.01 IMP MOD 0.08 IMP STEEP 0.03 Impervious Total 0.12 Basin Total 5.35 Element Flows To: Surface Interflow Groundwater 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:47 PM Page 5 Mitigated Land Use R Terrace Crossing Residential Bypass:No GroundWater:No Pervious Land Use acre C, Lawn, Flat 1.01 C, Lawn, Mod 7.45 C, Lawn, Steep 2.27 Pervious Total 10.73 Impervious Land Use acre IMP FLAT 1.81 IMP MOD 13.4 IMP STEEP 4.08 Impervious Total 19.29 Basin Total 30.02 Element Flows To: Surface Interflow Groundwater SSD Table 1 SSD Table 1 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:47 PM Page 6 Pond & Park Site Bypass:No GroundWater:No Pervious Land Use acre C, Lawn, Flat 0.27 C, Lawn, Mod 1.98 C, Lawn, Steep 0.6 C, Forest, Flat 0.24 C, Forest, Mod 1.76 C, Forest, Steep 0.54 Pervious Total 5.39 Impervious Land Use acre IMP FLAT 0.05 IMP MOD 0.35 IMP STEEP 0.11 Impervious Total 0.51 Basin Total 5.9 Element Flows To: Surface Interflow Groundwater SSD Table 1 SSD Table 1 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:47 PM Page 7 Furture Development Bypass:No GroundWater:No Pervious Land Use acre C, Lawn, Flat 0.2 C, Lawn, Mod 1.48 C, Lawn, Steep 0.45 Pervious Total 2.13 Impervious Land Use acre IMP FLAT 0.3 IMP MOD 2.23 IMP STEEP 0.68 Impervious Total 3.21 Basin Total 5.34 Element Flows To: Surface Interflow Groundwater SSD Table 1 SSD Table 1 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:47 PM Page 8 38 Lots Roof Bypass:Yes GroundWater:No Pervious Land Use acre Pervious Total 0 Impervious Land Use acre IMP FLAT 1.74 Impervious Total 1.74 Basin Total 1.74 Element Flows To: Surface Interflow Groundwater 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:47 PM Page 9 Routing Elements Predeveloped Routing 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:47 PM Page 10 Mitigated Routing SSD Table 1 Depth:9 ft. Discharge Structure: 1 Riser Height:8 ft. Riser Diameter:22.92 in. Notch Type:Rectangular Notch Width:0.325 ft. Notch Height:1.200 ft. Orifice 1 Diameter:3.52 in.Elevation:-0.5 ft. Element Flows To: Outlet 1 Outlet 2 SSD Table Hydraulic Table Stage Area Volume Outlet (feet) (ac.) (ac-ft.) Struct NotUsed NotUsed NotUsed NotUsed 0.000 0.672 0.000 0.238 0.000 0.000 0.000 0.000 0.100 0.679 0.071 0.260 0.000 0.000 0.000 0.000 0.200 0.686 0.141 0.281 0.000 0.000 0.000 0.000 0.300 0.693 0.212 0.301 0.000 0.000 0.000 0.000 0.400 0.699 0.282 0.319 0.000 0.000 0.000 0.000 0.500 0.706 0.353 0.336 0.000 0.000 0.000 0.000 0.600 0.713 0.424 0.353 0.000 0.000 0.000 0.000 0.700 0.720 0.494 0.368 0.000 0.000 0.000 0.000 0.800 0.727 0.565 0.383 0.000 0.000 0.000 0.000 0.900 0.733 0.636 0.398 0.000 0.000 0.000 0.000 1.000 0.740 0.706 0.412 0.000 0.000 0.000 0.000 1.100 0.747 0.784 0.425 0.000 0.000 0.000 0.000 1.200 0.754 0.861 0.438 0.000 0.000 0.000 0.000 1.300 0.761 0.939 0.451 0.000 0.000 0.000 0.000 1.400 0.768 1.016 0.463 0.000 0.000 0.000 0.000 1.500 0.774 1.093 0.476 0.000 0.000 0.000 0.000 1.600 0.781 1.171 0.487 0.000 0.000 0.000 0.000 1.700 0.788 1.248 0.499 0.000 0.000 0.000 0.000 1.800 0.795 1.326 0.510 0.000 0.000 0.000 0.000 1.900 0.802 1.403 0.521 0.000 0.000 0.000 0.000 2.000 0.808 1.481 0.532 0.000 0.000 0.000 0.000 2.100 0.815 1.565 0.542 0.000 0.000 0.000 0.000 2.200 0.822 1.649 0.552 0.000 0.000 0.000 0.000 2.300 0.829 1.733 0.563 0.000 0.000 0.000 0.000 2.400 0.836 1.818 0.573 0.000 0.000 0.000 0.000 2.500 0.843 1.902 0.582 0.000 0.000 0.000 0.000 2.600 0.849 1.986 0.592 0.000 0.000 0.000 0.000 2.700 0.856 2.070 0.601 0.000 0.000 0.000 0.000 2.800 0.863 2.155 0.611 0.000 0.000 0.000 0.000 2.900 0.870 2.239 0.620 0.000 0.000 0.000 0.000 3.000 0.877 2.323 0.629 0.000 0.000 0.000 0.000 3.100 0.883 2.414 0.638 0.000 0.000 0.000 0.000 3.200 0.890 2.505 0.647 0.000 0.000 0.000 0.000 3.300 0.897 2.596 0.655 0.000 0.000 0.000 0.000 3.400 0.904 2.687 0.664 0.000 0.000 0.000 0.000 3.500 0.911 2.779 0.672 0.000 0.000 0.000 0.000 3.600 0.918 2.870 0.681 0.000 0.000 0.000 0.000 3.700 0.924 2.961 0.689 0.000 0.000 0.000 0.000 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:47 PM Page 11 3.800 0.931 3.052 0.697 0.000 0.000 0.000 0.000 3.900 0.938 3.143 0.705 0.000 0.000 0.000 0.000 4.000 0.945 3.234 0.713 0.000 0.000 0.000 0.000 4.100 0.952 3.332 0.721 0.000 0.000 0.000 0.000 4.200 0.958 3.430 0.729 0.000 0.000 0.000 0.000 4.300 0.965 3.528 0.737 0.000 0.000 0.000 0.000 4.400 0.972 3.625 0.744 0.000 0.000 0.000 0.000 4.500 0.979 3.723 0.752 0.000 0.000 0.000 0.000 4.600 0.986 3.821 0.759 0.000 0.000 0.000 0.000 4.700 0.993 3.919 0.767 0.000 0.000 0.000 0.000 4.800 0.999 4.017 0.774 0.000 0.000 0.000 0.000 4.900 1.006 4.115 0.781 0.000 0.000 0.000 0.000 5.000 1.013 4.213 0.789 0.000 0.000 0.000 0.000 5.100 1.020 4.318 0.796 0.000 0.000 0.000 0.000 5.200 1.027 4.422 0.803 0.000 0.000 0.000 0.000 5.300 1.033 4.527 0.810 0.000 0.000 0.000 0.000 5.400 1.040 4.632 0.817 0.000 0.000 0.000 0.000 5.500 1.047 4.736 0.824 0.000 0.000 0.000 0.000 5.600 1.054 4.841 0.830 0.000 0.000 0.000 0.000 5.700 1.061 4.946 0.837 0.000 0.000 0.000 0.000 5.800 1.068 5.050 0.844 0.000 0.000 0.000 0.000 5.900 1.074 5.155 0.851 0.000 0.000 0.000 0.000 6.000 1.081 5.260 0.857 0.000 0.000 0.000 0.000 6.100 1.088 5.371 0.864 0.000 0.000 0.000 0.000 6.200 1.095 5.483 0.870 0.000 0.000 0.000 0.000 6.300 1.102 5.594 0.877 0.000 0.000 0.000 0.000 6.400 1.108 5.706 0.883 0.000 0.000 0.000 0.000 6.500 1.115 5.817 0.890 0.000 0.000 0.000 0.000 6.600 1.122 5.929 0.896 0.000 0.000 0.000 0.000 6.700 1.129 6.041 0.902 0.000 0.000 0.000 0.000 6.800 1.136 6.152 0.908 0.000 0.000 0.000 0.000 6.900 1.143 6.264 0.948 0.000 0.000 0.000 0.000 7.000 1.149 6.375 1.014 0.000 0.000 0.000 0.000 7.100 1.156 6.493 1.094 0.000 0.000 0.000 0.000 7.200 1.163 6.612 1.185 0.000 0.000 0.000 0.000 7.300 1.170 6.730 1.283 0.000 0.000 0.000 0.000 7.400 1.177 6.848 1.388 0.000 0.000 0.000 0.000 7.500 1.183 6.967 1.496 0.000 0.000 0.000 0.000 7.600 1.190 7.085 1.607 0.000 0.000 0.000 0.000 7.700 1.197 7.204 1.721 0.000 0.000 0.000 0.000 7.800 1.204 7.322 1.834 0.000 0.000 0.000 0.000 7.900 1.211 7.440 1.973 0.000 0.000 0.000 0.000 8.000 1.218 7.559 2.118 0.000 0.000 0.000 0.000 8.100 1.224 7.684 2.764 0.000 0.000 0.000 0.000 8.200 1.231 7.809 3.930 0.000 0.000 0.000 0.000 8.300 1.238 7.934 5.394 0.000 0.000 0.000 0.000 8.400 1.245 8.059 7.013 0.000 0.000 0.000 0.000 8.500 1.252 8.184 8.645 0.000 0.000 0.000 0.000 8.600 1.258 8.309 10.15 0.000 0.000 0.000 0.000 8.700 1.265 8.435 11.40 0.000 0.000 0.000 0.000 8.800 1.272 8.560 12.35 0.000 0.000 0.000 0.000 8.900 1.279 8.685 13.00 0.000 0.000 0.000 0.000 9.000 1.286 8.810 13.66 0.000 0.000 0.000 0.000 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:47 PM Page 12 Analysis Results POC 1 + Predeveloped x Mitigated Predeveloped Landuse Totals for POC #1 Total Pervious Area:41.21 Total Impervious Area:1.91 Mitigated Landuse Totals for POC #1 Total Pervious Area:18.25 Total Impervious Area:24.75 Flow Frequency Method:Log Pearson Type III 17B Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 1.936429 5 year 2.811046 10 year 3.357842 25 year 4.008231 50 year 4.464025 100 year 4.896674 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 1.201987 5 year 1.668123 10 year 2.037498 25 year 2.579891 50 year 3.043556 100 year 3.562478 Annual Peaks Annual Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated 1949 2.482 2.025 1950 0.891 1.045 1951 2.976 1.138 1952 1.544 1.244 1953 2.327 1.240 1954 4.018 1.077 1955 2.342 0.798 1956 3.967 1.998 1957 0.985 0.949 1958 1.139 1.002 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:59 PM Page 13 1959 1.406 1.030 1960 0.763 0.819 1961 2.702 1.723 1962 1.818 1.155 1963 2.712 1.304 1964 2.925 1.271 1965 2.349 3.689 1966 2.301 1.123 1967 1.242 0.936 1968 2.399 1.071 1969 3.033 1.259 1970 2.391 1.271 1971 1.706 1.132 1972 2.179 1.131 1973 2.228 1.268 1974 2.039 3.134 1975 1.844 1.063 1976 1.947 1.161 1977 0.657 0.772 1978 3.591 2.190 1979 1.311 0.921 1980 2.192 1.410 1981 3.627 5.133 1982 3.280 1.352 1983 2.704 1.197 1984 1.486 1.081 1985 1.503 1.098 1986 0.816 0.839 1987 2.195 1.207 1988 1.769 1.137 1989 1.559 0.992 1990 1.683 1.228 1991 1.397 1.006 1992 1.894 1.077 1993 2.844 1.300 1994 1.067 0.941 1995 2.969 1.568 1996 3.623 3.447 1997 2.514 2.569 1998 1.417 1.054 1999 1.976 1.350 2000 1.078 1.183 2001 0.720 1.038 2002 3.828 1.303 2003 2.170 1.137 2004 0.752 0.873 2005 0.686 1.003 2006 2.257 1.153 2007 1.568 1.094 2008 1.135 1.147 2009 2.498 1.347 2010 1.745 1.093 2011 1.686 1.089 2012 1.335 1.152 2013 3.835 1.495 2014 3.031 1.207 Ranked Annual Peaks 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:59 PM Page 14 Ranked Annual Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated 1 4.0183 5.1327 2 3.9667 3.6895 3 3.8354 3.4472 4 3.8279 3.1335 5 3.6271 2.5687 6 3.6225 2.1901 7 3.5907 2.0248 8 3.2805 1.9976 9 3.0334 1.7234 10 3.0313 1.5678 11 2.9759 1.4955 12 2.9691 1.4099 13 2.9248 1.3522 14 2.8435 1.3502 15 2.7122 1.3475 16 2.7042 1.3037 17 2.7017 1.3027 18 2.5144 1.2995 19 2.4983 1.2714 20 2.4817 1.2711 21 2.3990 1.2684 22 2.3908 1.2591 23 2.3490 1.2441 24 2.3420 1.2400 25 2.3266 1.2280 26 2.3013 1.2069 27 2.2574 1.2068 28 2.2282 1.1969 29 2.1947 1.1825 30 2.1919 1.1606 31 2.1790 1.1549 32 2.1700 1.1530 33 2.0391 1.1523 34 1.9755 1.1465 35 1.9473 1.1375 36 1.8939 1.1371 37 1.8443 1.1370 38 1.8180 1.1315 39 1.7686 1.1312 40 1.7453 1.1233 41 1.7062 1.0977 42 1.6864 1.0935 43 1.6834 1.0931 44 1.5683 1.0889 45 1.5590 1.0808 46 1.5437 1.0771 47 1.5028 1.0771 48 1.4861 1.0710 49 1.4167 1.0626 50 1.4063 1.0538 51 1.3971 1.0453 52 1.3353 1.0381 53 1.3105 1.0295 54 1.2419 1.0062 55 1.1394 1.0033 56 1.1347 1.0024 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:59 PM Page 15 57 1.0778 0.9923 58 1.0674 0.9487 59 0.9851 0.9414 60 0.8908 0.9362 61 0.8155 0.9213 62 0.7627 0.8730 63 0.7516 0.8387 64 0.7198 0.8192 65 0.6863 0.7978 66 0.6571 0.7722 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:59 PM Page 16 Duration Flows The Facility PASSED Flow(cfs)Predev Mit Percentage Pass/Fail 0.9682 1086 1200 110 Pass 0.9924 994 1016 102 Pass 1.0165 928 876 94 Pass 1.0406 858 778 90 Pass 1.0648 796 686 86 Pass 1.0889 750 618 82 Pass 1.1130 688 551 80 Pass 1.1372 648 496 76 Pass 1.1613 594 446 75 Pass 1.1855 542 415 76 Pass 1.2096 505 388 76 Pass 1.2337 457 368 80 Pass 1.2579 420 344 81 Pass 1.2820 387 323 83 Pass 1.3061 367 302 82 Pass 1.3303 343 285 83 Pass 1.3544 323 261 80 Pass 1.3786 301 256 85 Pass 1.4027 282 241 85 Pass 1.4268 266 228 85 Pass 1.4510 246 220 89 Pass 1.4751 234 212 90 Pass 1.4992 222 205 92 Pass 1.5234 211 197 93 Pass 1.5475 199 191 95 Pass 1.5717 186 181 97 Pass 1.5958 176 174 98 Pass 1.6199 164 169 103 Pass 1.6441 149 161 108 Pass 1.6682 143 155 108 Pass 1.6923 136 147 108 Pass 1.7165 126 138 109 Pass 1.7406 123 129 104 Pass 1.7648 117 124 105 Pass 1.7889 111 122 109 Pass 1.8130 107 118 110 Pass 1.8372 104 110 105 Pass 1.8613 102 106 103 Pass 1.8854 97 98 101 Pass 1.9096 93 93 100 Pass 1.9337 89 86 96 Pass 1.9579 78 79 101 Pass 1.9820 76 71 93 Pass 2.0061 71 61 85 Pass 2.0303 70 58 82 Pass 2.0544 69 53 76 Pass 2.0785 68 47 69 Pass 2.1027 68 43 63 Pass 2.1268 65 41 63 Pass 2.1510 62 40 64 Pass 2.1751 61 36 59 Pass 2.1992 56 34 60 Pass 2.2234 54 34 62 Pass 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:59 PM Page 17 2.2475 52 32 61 Pass 2.2716 50 29 58 Pass 2.2958 48 28 58 Pass 2.3199 47 28 59 Pass 2.3441 45 28 62 Pass 2.3682 44 27 61 Pass 2.3923 42 27 64 Pass 2.4165 40 25 62 Pass 2.4406 39 24 61 Pass 2.4647 38 24 63 Pass 2.4889 37 22 59 Pass 2.5130 35 21 60 Pass 2.5372 34 21 61 Pass 2.5613 33 20 60 Pass 2.5854 31 18 58 Pass 2.6096 31 18 58 Pass 2.6337 31 18 58 Pass 2.6579 30 18 60 Pass 2.6820 29 18 62 Pass 2.7061 27 18 66 Pass 2.7303 26 17 65 Pass 2.7544 26 17 65 Pass 2.7785 26 17 65 Pass 2.8027 26 17 65 Pass 2.8268 25 16 64 Pass 2.8510 24 16 66 Pass 2.8751 23 15 65 Pass 2.8992 21 15 71 Pass 2.9234 20 14 70 Pass 2.9475 19 14 73 Pass 2.9716 17 14 82 Pass 2.9958 16 14 87 Pass 3.0199 16 13 81 Pass 3.0441 14 13 92 Pass 3.0682 13 13 100 Pass 3.0923 13 13 100 Pass 3.1165 12 13 108 Pass 3.1406 12 11 91 Pass 3.1647 12 11 91 Pass 3.1889 12 11 91 Pass 3.2130 12 10 83 Pass 3.2372 11 10 90 Pass 3.2613 10 10 100 Pass 3.2854 9 6 66 Pass 3.3096 9 6 66 Pass 3.3337 9 5 55 Pass 3.3578 9 5 55 Pass 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:59 PM Page 18 Water Quality 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:59 PM Page 19 Model Default Modifications Total of 0 changes have been made. PERLND Changes No PERLND changes have been made. IMPLND Changes No IMPLND changes have been made. 395065.R T C Replat and Roof to Buffer 11/8/2018 2:08:59 PM Page 20 Appendix Predeveloped Schematic 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:00 PM Page 21 Mitigated Schematic 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 22 Predeveloped UCI File RUN GLOBAL WWHM4 model simulation START 1948 10 01 END 2014 09 30 RUN INTERP OUTPUT LEVEL 3 0 RESUME 0 RUN 1 UNIT SYSTEM 1 END GLOBAL FILES <File> <Un#> <-----------File Name------------------------------>*** <-ID-> *** WDM 26 395065.R T C Replat and Roof to Buffer.wdm MESSU 25 Pre395065.R T C Replat and Roof to Buffer.MES 27 Pre395065.R T C Replat and Roof to Buffer.L61 28 Pre395065.R T C Replat and Roof to Buffer.L62 30 POC395065.R T C Replat and Roof to Buffer1.dat END FILES OPN SEQUENCE INGRP INDELT 00:60 PERLND 1 PERLND 2 PERLND 3 PERLND 4 PERLND 5 PERLND 6 PERLND 7 PERLND 8 PERLND 9 IMPLND 1 IMPLND 2 IMPLND 3 COPY 501 DISPLY 1 END INGRP END OPN SEQUENCE DISPLY DISPLY-INFO1 # - #<----------Title----------->***TRAN PIVL DIG1 FIL1 PYR DIG2 FIL2 YRND 1 River Terrace Crossing Si MAX 1 2 30 9 END DISPLY-INFO1 END DISPLY COPY TIMESERIES # - # NPT NMN *** 1 1 1 501 1 1 END TIMESERIES END COPY GENER OPCODE # # OPCD *** END OPCODE PARM # # K *** END PARM END GENER PERLND GEN-INFO <PLS ><-------Name------->NBLKS Unit-systems Printer *** # - # User t-series Engl Metr *** in out *** 1 C, Forest, Flat 1 1 1 1 27 0 2 C, Forest, Mod 1 1 1 1 27 0 3 C, Forest, Steep 1 1 1 1 27 0 4 C, Pasture, Flat 1 1 1 1 27 0 5 C, Pasture, Mod 1 1 1 1 27 0 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 23 6 C, Pasture, Steep 1 1 1 1 27 0 7 C, Lawn, Flat 1 1 1 1 27 0 8 C, Lawn, Mod 1 1 1 1 27 0 9 C, Lawn, Steep 1 1 1 1 27 0 END GEN-INFO *** Section PWATER*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC *** 1 0 0 1 0 0 0 0 0 0 0 0 0 2 0 0 1 0 0 0 0 0 0 0 0 0 3 0 0 1 0 0 0 0 0 0 0 0 0 4 0 0 1 0 0 0 0 0 0 0 0 0 5 0 0 1 0 0 0 0 0 0 0 0 0 6 0 0 1 0 0 0 0 0 0 0 0 0 7 0 0 1 0 0 0 0 0 0 0 0 0 8 0 0 1 0 0 0 0 0 0 0 0 0 9 0 0 1 0 0 0 0 0 0 0 0 0 END ACTIVITY PRINT-INFO <PLS > ***************** Print-flags ***************************** PIVL PYR # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC ********* 1 0 0 4 0 0 0 0 0 0 0 0 0 1 9 2 0 0 4 0 0 0 0 0 0 0 0 0 1 9 3 0 0 4 0 0 0 0 0 0 0 0 0 1 9 4 0 0 4 0 0 0 0 0 0 0 0 0 1 9 5 0 0 4 0 0 0 0 0 0 0 0 0 1 9 6 0 0 4 0 0 0 0 0 0 0 0 0 1 9 7 0 0 4 0 0 0 0 0 0 0 0 0 1 9 8 0 0 4 0 0 0 0 0 0 0 0 0 1 9 9 0 0 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT-INFO PWAT-PARM1 <PLS > PWATER variable monthly parameter value flags *** # - # CSNO RTOP UZFG VCS VUZ VNN VIFW VIRC VLE INFC HWT *** 1 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 3 0 0 0 0 0 0 0 0 0 0 0 4 0 0 0 0 0 0 0 0 0 0 0 5 0 0 0 0 0 0 0 0 0 0 0 6 0 0 0 0 0 0 0 0 0 0 0 7 0 0 0 0 0 0 0 0 0 0 0 8 0 0 0 0 0 0 0 0 0 0 0 9 0 0 0 0 0 0 0 0 0 0 0 END PWAT-PARM1 PWAT-PARM2 <PLS > PWATER input info: Part 2 *** # - # ***FOREST LZSN INFILT LSUR SLSUR KVARY AGWRC 1 0 6 0.1 400 0.05 0.5 0.996 2 0 6 0.1 400 0.1 0.5 0.996 3 0 6 0.1 400 0.15 0.5 0.996 4 0 6 0.06 400 0.05 0.5 0.996 5 0 6 0.06 400 0.1 0.5 0.996 6 0 6 0.06 400 0.15 0.5 0.996 7 0 6 0.05 400 0.05 0.5 0.996 8 0 6 0.05 400 0.1 0.5 0.996 9 0 6 0.05 400 0.15 0.5 0.996 END PWAT-PARM2 PWAT-PARM3 <PLS > PWATER input info: Part 3 *** # - # ***PETMAX PETMIN INFEXP INFILD DEEPFR BASETP AGWETP 1 0 0 2 2 0 0 0 2 0 0 2 2 0 0 0 3 0 0 2 2 0 0 0 4 0 0 2 2 0 0 0 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 24 5 0 0 2 2 0 0 0 6 0 0 2 2 0 0 0 7 0 0 2 2 0 0 0 8 0 0 2 2 0 0 0 9 0 0 2 2 0 0 0 END PWAT-PARM3 PWAT-PARM4 <PLS > PWATER input info: Part 4 *** # - # CEPSC UZSN NSUR INTFW IRC LZETP *** 1 0.2 0.9 0.35 4 0.7 0.7 2 0.2 0.9 0.35 4 0.7 0.7 3 0.2 0.8 0.35 4 0.5 0.7 4 0.15 0.8 0.3 4 0.7 0.4 5 0.15 0.8 0.3 4 0.7 0.4 6 0.15 0.7 0.3 4 0.5 0.4 7 0.1 0.7 0.25 4 0.7 0.25 8 0.1 0.7 0.25 4 0.7 0.25 9 0.1 0.6 0.25 4 0.5 0.25 END PWAT-PARM4 PWAT-STATE1 <PLS > *** Initial conditions at start of simulation ran from 1990 to end of 1992 (pat 1-11-95) RUN 21 *** # - # *** CEPS SURS UZS IFWS LZS AGWS GWVS 1 0 0 0 0 2.5 1 0 2 0 0 0 0 2.5 1 0 3 0 0 0 0 2.5 1 0 4 0 0 0 0 2.5 1 0 5 0 0 0 0 2.5 1 0 6 0 0 0 0 2.5 1 0 7 0 0 0 0 2.5 1 0 8 0 0 0 0 2.5 1 0 9 0 0 0 0 2.5 1 0 END PWAT-STATE1 END PERLND IMPLND GEN-INFO <PLS ><-------Name-------> Unit-systems Printer *** # - # User t-series Engl Metr *** in out *** 1 IMP/FLAT 1 1 1 27 0 2 IMP/MOD 1 1 1 27 0 3 IMP/STEEP 1 1 1 27 0 END GEN-INFO *** Section IWATER*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW IWAT SLD IWG IQAL *** 1 0 0 1 0 0 0 2 0 0 1 0 0 0 3 0 0 1 0 0 0 END ACTIVITY PRINT-INFO <ILS > ******** Print-flags ******** PIVL PYR # - # ATMP SNOW IWAT SLD IWG IQAL ********* 1 0 0 4 0 0 0 1 9 2 0 0 4 0 0 0 1 9 3 0 0 4 0 0 0 1 9 END PRINT-INFO IWAT-PARM1 <PLS > IWATER variable monthly parameter value flags *** # - # CSNO RTOP VRS VNN RTLI *** 1 0 0 0 0 0 2 0 0 0 0 0 3 0 0 0 0 0 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 25 END IWAT-PARM1 IWAT-PARM2 <PLS > IWATER input info: Part 2 *** # - # *** LSUR SLSUR NSUR RETSC 1 400 0.01 0.1 0.1 2 400 0.05 0.1 0.08 3 400 0.1 0.1 0.05 END IWAT-PARM2 IWAT-PARM3 <PLS > IWATER input info: Part 3 *** # - # ***PETMAX PETMIN 1 0 0 2 0 0 3 0 0 END IWAT-PARM3 IWAT-STATE1 <PLS > *** Initial conditions at start of simulation # - # *** RETS SURS 1 0 0 2 0 0 3 0 0 END IWAT-STATE1 END IMPLND SCHEMATIC <-Source-> <--Area--> <-Target-> MBLK *** <Name> # <-factor-> <Name> # Tbl# *** River Terrace Crossing Site*** PERLND 1 1.39 COPY 501 12 PERLND 1 1.39 COPY 501 13 PERLND 2 10.26 COPY 501 12 PERLND 2 10.26 COPY 501 13 PERLND 3 3.12 COPY 501 12 PERLND 3 3.12 COPY 501 13 PERLND 4 0.84 COPY 501 12 PERLND 4 0.84 COPY 501 13 PERLND 5 6.19 COPY 501 12 PERLND 5 6.19 COPY 501 13 PERLND 6 1.89 COPY 501 12 PERLND 6 1.89 COPY 501 13 PERLND 7 1.15 COPY 501 12 PERLND 7 1.15 COPY 501 13 PERLND 8 8.54 COPY 501 12 PERLND 8 8.54 COPY 501 13 PERLND 9 2.6 COPY 501 12 PERLND 9 2.6 COPY 501 13 IMPLND 1 0.17 COPY 501 15 IMPLND 2 1.24 COPY 501 15 IMPLND 3 0.38 COPY 501 15 Future Development*** PERLND 4 0.08 COPY 501 12 PERLND 4 0.08 COPY 501 13 PERLND 5 0.62 COPY 501 12 PERLND 5 0.62 COPY 501 13 PERLND 6 0.19 COPY 501 12 PERLND 6 0.19 COPY 501 13 PERLND 7 0.41 COPY 501 12 PERLND 7 0.41 COPY 501 13 PERLND 8 3.01 COPY 501 12 PERLND 8 3.01 COPY 501 13 PERLND 9 0.92 COPY 501 12 PERLND 9 0.92 COPY 501 13 IMPLND 1 0.01 COPY 501 15 IMPLND 2 0.08 COPY 501 15 IMPLND 3 0.03 COPY 501 15 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 26 ******Routing****** END SCHEMATIC NETWORK <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** COPY 501 OUTPUT MEAN 1 1 12.1 DISPLY 1 INPUT TIMSER 1 <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** END NETWORK RCHRES GEN-INFO RCHRES Name Nexits Unit Systems Printer *** # - #<------------------><---> User T-series Engl Metr LKFG *** in out *** END GEN-INFO *** Section RCHRES*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # HYFG ADFG CNFG HTFG SDFG GQFG OXFG NUFG PKFG PHFG *** END ACTIVITY PRINT-INFO <PLS > ***************** Print-flags ******************* PIVL PYR # - # HYDR ADCA CONS HEAT SED GQL OXRX NUTR PLNK PHCB PIVL PYR ********* END PRINT-INFO HYDR-PARM1 RCHRES Flags for each HYDR Section *** # - # VC A1 A2 A3 ODFVFG for each *** ODGTFG for each FUNCT for each FG FG FG FG possible exit *** possible exit possible exit * * * * * * * * * * * * * * *** END HYDR-PARM1 HYDR-PARM2 # - # FTABNO LEN DELTH STCOR KS DB50 *** <------><--------><--------><--------><--------><--------><--------> *** END HYDR-PARM2 HYDR-INIT RCHRES Initial conditions for each HYDR section *** # - # *** VOL Initial value of COLIND Initial value of OUTDGT *** ac-ft for each possible exit for each possible exit <------><--------> <---><---><---><---><---> *** <---><---><---><---><---> END HYDR-INIT END RCHRES SPEC-ACTIONS END SPEC-ACTIONS FTABLES END FTABLES EXT SOURCES <-Volume-> <Member> SsysSgap<--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # tem strg<-factor->strg <Name> # # <Name> # # *** WDM 2 PREC ENGL 1 PERLND 1 999 EXTNL PREC WDM 2 PREC ENGL 1 IMPLND 1 999 EXTNL PREC WDM 1 EVAP ENGL 0.8 PERLND 1 999 EXTNL PETINP WDM 1 EVAP ENGL 0.8 IMPLND 1 999 EXTNL PETINP END EXT SOURCES EXT TARGETS <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Volume-> <Member> Tsys Tgap Amd *** <Name> # <Name> # #<-factor->strg <Name> # <Name> tem strg strg*** COPY 501 OUTPUT MEAN 1 1 12.1 WDM 501 FLOW ENGL REPL 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 27 END EXT TARGETS MASS-LINK <Volume> <-Grp> <-Member-><--Mult--> <Target> <-Grp> <-Member->*** <Name> <Name> # #<-factor-> <Name> <Name> # #*** MASS-LINK 12 PERLND PWATER SURO 0.083333 COPY INPUT MEAN END MASS-LINK 12 MASS-LINK 13 PERLND PWATER IFWO 0.083333 COPY INPUT MEAN END MASS-LINK 13 MASS-LINK 15 IMPLND IWATER SURO 0.083333 COPY INPUT MEAN END MASS-LINK 15 END MASS-LINK END RUN 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 28 Mitigated UCI File RUN GLOBAL WWHM4 model simulation START 1948 10 01 END 2014 09 30 RUN INTERP OUTPUT LEVEL 3 0 RESUME 0 RUN 1 UNIT SYSTEM 1 END GLOBAL FILES <File> <Un#> <-----------File Name------------------------------>*** <-ID-> *** WDM 26 395065.R T C Replat and Roof to Buffer.wdm MESSU 25 Mit395065.R T C Replat and Roof to Buffer.MES 27 Mit395065.R T C Replat and Roof to Buffer.L61 28 Mit395065.R T C Replat and Roof to Buffer.L62 30 POC395065.R T C Replat and Roof to Buffer1.dat END FILES OPN SEQUENCE INGRP INDELT 00:60 PERLND 7 PERLND 8 PERLND 9 IMPLND 1 IMPLND 2 IMPLND 3 PERLND 1 PERLND 2 PERLND 3 RCHRES 1 COPY 1 COPY 501 COPY 601 DISPLY 1 END INGRP END OPN SEQUENCE DISPLY DISPLY-INFO1 # - #<----------Title----------->***TRAN PIVL DIG1 FIL1 PYR DIG2 FIL2 YRND 1 SSD Table 1 MAX 1 2 30 9 END DISPLY-INFO1 END DISPLY COPY TIMESERIES # - # NPT NMN *** 1 1 1 501 1 1 601 1 1 END TIMESERIES END COPY GENER OPCODE # # OPCD *** END OPCODE PARM # # K *** END PARM END GENER PERLND GEN-INFO <PLS ><-------Name------->NBLKS Unit-systems Printer *** # - # User t-series Engl Metr *** in out *** 7 C, Lawn, Flat 1 1 1 1 27 0 8 C, Lawn, Mod 1 1 1 1 27 0 9 C, Lawn, Steep 1 1 1 1 27 0 1 C, Forest, Flat 1 1 1 1 27 0 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 29 2 C, Forest, Mod 1 1 1 1 27 0 3 C, Forest, Steep 1 1 1 1 27 0 END GEN-INFO *** Section PWATER*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC *** 7 0 0 1 0 0 0 0 0 0 0 0 0 8 0 0 1 0 0 0 0 0 0 0 0 0 9 0 0 1 0 0 0 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 0 0 0 0 2 0 0 1 0 0 0 0 0 0 0 0 0 3 0 0 1 0 0 0 0 0 0 0 0 0 END ACTIVITY PRINT-INFO <PLS > ***************** Print-flags ***************************** PIVL PYR # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC ********* 7 0 0 4 0 0 0 0 0 0 0 0 0 1 9 8 0 0 4 0 0 0 0 0 0 0 0 0 1 9 9 0 0 4 0 0 0 0 0 0 0 0 0 1 9 1 0 0 4 0 0 0 0 0 0 0 0 0 1 9 2 0 0 4 0 0 0 0 0 0 0 0 0 1 9 3 0 0 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT-INFO PWAT-PARM1 <PLS > PWATER variable monthly parameter value flags *** # - # CSNO RTOP UZFG VCS VUZ VNN VIFW VIRC VLE INFC HWT *** 7 0 0 0 0 0 0 0 0 0 0 0 8 0 0 0 0 0 0 0 0 0 0 0 9 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 3 0 0 0 0 0 0 0 0 0 0 0 END PWAT-PARM1 PWAT-PARM2 <PLS > PWATER input info: Part 2 *** # - # ***FOREST LZSN INFILT LSUR SLSUR KVARY AGWRC 7 0 6 0.05 400 0.05 0.5 0.996 8 0 6 0.05 400 0.1 0.5 0.996 9 0 6 0.05 400 0.15 0.5 0.996 1 0 6 0.1 400 0.05 0.5 0.996 2 0 6 0.1 400 0.1 0.5 0.996 3 0 6 0.1 400 0.15 0.5 0.996 END PWAT-PARM2 PWAT-PARM3 <PLS > PWATER input info: Part 3 *** # - # ***PETMAX PETMIN INFEXP INFILD DEEPFR BASETP AGWETP 7 0 0 2 2 0 0 0 8 0 0 2 2 0 0 0 9 0 0 2 2 0 0 0 1 0 0 2 2 0 0 0 2 0 0 2 2 0 0 0 3 0 0 2 2 0 0 0 END PWAT-PARM3 PWAT-PARM4 <PLS > PWATER input info: Part 4 *** # - # CEPSC UZSN NSUR INTFW IRC LZETP *** 7 0.1 0.7 0.25 4 0.7 0.25 8 0.1 0.7 0.25 4 0.7 0.25 9 0.1 0.6 0.25 4 0.5 0.25 1 0.2 0.9 0.35 4 0.7 0.7 2 0.2 0.9 0.35 4 0.7 0.7 3 0.2 0.8 0.35 4 0.5 0.7 END PWAT-PARM4 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 30 PWAT-STATE1 <PLS > *** Initial conditions at start of simulation ran from 1990 to end of 1992 (pat 1-11-95) RUN 21 *** # - # *** CEPS SURS UZS IFWS LZS AGWS GWVS 7 0 0 0 0 2.5 1 0 8 0 0 0 0 2.5 1 0 9 0 0 0 0 2.5 1 0 1 0 0 0 0 2.5 1 0 2 0 0 0 0 2.5 1 0 3 0 0 0 0 2.5 1 0 END PWAT-STATE1 END PERLND IMPLND GEN-INFO <PLS ><-------Name-------> Unit-systems Printer *** # - # User t-series Engl Metr *** in out *** 1 IMP/FLAT 1 1 1 27 0 2 IMP/MOD 1 1 1 27 0 3 IMP/STEEP 1 1 1 27 0 END GEN-INFO *** Section IWATER*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW IWAT SLD IWG IQAL *** 1 0 0 1 0 0 0 2 0 0 1 0 0 0 3 0 0 1 0 0 0 END ACTIVITY PRINT-INFO <ILS > ******** Print-flags ******** PIVL PYR # - # ATMP SNOW IWAT SLD IWG IQAL ********* 1 0 0 4 0 0 0 1 9 2 0 0 4 0 0 0 1 9 3 0 0 4 0 0 0 1 9 END PRINT-INFO IWAT-PARM1 <PLS > IWATER variable monthly parameter value flags *** # - # CSNO RTOP VRS VNN RTLI *** 1 0 0 0 0 0 2 0 0 0 0 0 3 0 0 0 0 0 END IWAT-PARM1 IWAT-PARM2 <PLS > IWATER input info: Part 2 *** # - # *** LSUR SLSUR NSUR RETSC 1 400 0.01 0.1 0.1 2 400 0.05 0.1 0.08 3 400 0.1 0.1 0.05 END IWAT-PARM2 IWAT-PARM3 <PLS > IWATER input info: Part 3 *** # - # ***PETMAX PETMIN 1 0 0 2 0 0 3 0 0 END IWAT-PARM3 IWAT-STATE1 <PLS > *** Initial conditions at start of simulation # - # *** RETS SURS 1 0 0 2 0 0 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 31 3 0 0 END IWAT-STATE1 END IMPLND SCHEMATIC <-Source-> <--Area--> <-Target-> MBLK *** <Name> # <-factor-> <Name> # Tbl# *** R Terrace Crossing Residential*** PERLND 7 1.01 RCHRES 1 2 PERLND 7 1.01 RCHRES 1 3 PERLND 8 7.45 RCHRES 1 2 PERLND 8 7.45 RCHRES 1 3 PERLND 9 2.27 RCHRES 1 2 PERLND 9 2.27 RCHRES 1 3 IMPLND 1 1.81 RCHRES 1 5 IMPLND 2 13.4 RCHRES 1 5 IMPLND 3 4.08 RCHRES 1 5 Pond & Park Site*** PERLND 7 0.27 RCHRES 1 2 PERLND 7 0.27 RCHRES 1 3 PERLND 8 1.98 RCHRES 1 2 PERLND 8 1.98 RCHRES 1 3 PERLND 9 0.6 RCHRES 1 2 PERLND 9 0.6 RCHRES 1 3 PERLND 1 0.24 RCHRES 1 2 PERLND 1 0.24 RCHRES 1 3 PERLND 2 1.76 RCHRES 1 2 PERLND 2 1.76 RCHRES 1 3 PERLND 3 0.54 RCHRES 1 2 PERLND 3 0.54 RCHRES 1 3 IMPLND 1 0.05 RCHRES 1 5 IMPLND 2 0.35 RCHRES 1 5 IMPLND 3 0.11 RCHRES 1 5 Furture Development*** PERLND 7 0.2 RCHRES 1 2 PERLND 7 0.2 RCHRES 1 3 PERLND 8 1.48 RCHRES 1 2 PERLND 8 1.48 RCHRES 1 3 PERLND 9 0.45 RCHRES 1 2 PERLND 9 0.45 RCHRES 1 3 IMPLND 1 0.3 RCHRES 1 5 IMPLND 2 2.23 RCHRES 1 5 IMPLND 3 0.68 RCHRES 1 5 38 Lots Roof*** IMPLND 1 1.74 COPY 501 15 IMPLND 1 1.74 COPY 601 15 ******Routing****** PERLND 7 1.01 COPY 1 12 PERLND 8 7.45 COPY 1 12 PERLND 9 2.27 COPY 1 12 IMPLND 1 1.81 COPY 1 15 IMPLND 2 13.4 COPY 1 15 IMPLND 3 4.08 COPY 1 15 PERLND 7 1.01 COPY 1 13 PERLND 8 7.45 COPY 1 13 PERLND 9 2.27 COPY 1 13 PERLND 7 0.27 COPY 1 12 PERLND 8 1.98 COPY 1 12 PERLND 9 0.6 COPY 1 12 PERLND 1 0.24 COPY 1 12 PERLND 2 1.76 COPY 1 12 PERLND 3 0.54 COPY 1 12 IMPLND 1 0.05 COPY 1 15 IMPLND 2 0.35 COPY 1 15 IMPLND 3 0.11 COPY 1 15 PERLND 7 0.27 COPY 1 13 PERLND 8 1.98 COPY 1 13 PERLND 9 0.6 COPY 1 13 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 32 PERLND 1 0.24 COPY 1 13 PERLND 2 1.76 COPY 1 13 PERLND 3 0.54 COPY 1 13 PERLND 7 0.2 COPY 1 12 PERLND 8 1.48 COPY 1 12 PERLND 9 0.45 COPY 1 12 IMPLND 1 0.3 COPY 1 15 IMPLND 2 2.23 COPY 1 15 IMPLND 3 0.68 COPY 1 15 PERLND 7 0.2 COPY 1 13 PERLND 8 1.48 COPY 1 13 PERLND 9 0.45 COPY 1 13 RCHRES 1 1 COPY 501 16 END SCHEMATIC NETWORK <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** COPY 501 OUTPUT MEAN 1 1 12.1 DISPLY 1 INPUT TIMSER 1 <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** END NETWORK RCHRES GEN-INFO RCHRES Name Nexits Unit Systems Printer *** # - #<------------------><---> User T-series Engl Metr LKFG *** in out *** 1 SSD Table 1 1 1 1 1 28 0 1 END GEN-INFO *** Section RCHRES*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # HYFG ADFG CNFG HTFG SDFG GQFG OXFG NUFG PKFG PHFG *** 1 1 0 0 0 0 0 0 0 0 0 END ACTIVITY PRINT-INFO <PLS > ***************** Print-flags ******************* PIVL PYR # - # HYDR ADCA CONS HEAT SED GQL OXRX NUTR PLNK PHCB PIVL PYR ********* 1 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT-INFO HYDR-PARM1 RCHRES Flags for each HYDR Section *** # - # VC A1 A2 A3 ODFVFG for each *** ODGTFG for each FUNCT for each FG FG FG FG possible exit *** possible exit possible exit * * * * * * * * * * * * * * *** 1 0 1 0 0 4 0 0 0 0 0 0 0 0 0 2 2 2 2 2 END HYDR-PARM1 HYDR-PARM2 # - # FTABNO LEN DELTH STCOR KS DB50 *** <------><--------><--------><--------><--------><--------><--------> *** 1 1 0.01 0.0 0.0 0.5 0.0 END HYDR-PARM2 HYDR-INIT RCHRES Initial conditions for each HYDR section *** # - # *** VOL Initial value of COLIND Initial value of OUTDGT *** ac-ft for each possible exit for each possible exit <------><--------> <---><---><---><---><---> *** <---><---><---><---><---> 1 0 4.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 END HYDR-INIT END RCHRES SPEC-ACTIONS 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 33 END SPEC-ACTIONS FTABLES FTABLE 1 91 4 Depth Area Volume Outflow1 Velocity Travel Time*** (ft) (acres) (acre-ft) (cfs) (ft/sec) (Minutes)*** 0.000000 0.672130 0.000000 0.237755 0.100000 0.678947 0.070621 0.260447 0.200000 0.685764 0.141243 0.281315 0.300000 0.692581 0.211864 0.300739 0.400000 0.699399 0.282486 0.318981 0.500000 0.706216 0.353108 0.336236 0.600000 0.713033 0.423729 0.352647 0.700000 0.719850 0.494351 0.368328 0.800000 0.726667 0.564973 0.383368 0.900000 0.733484 0.635594 0.397840 1.000000 0.740302 0.706216 0.411803 1.100000 0.747119 0.783655 0.425308 1.200000 0.753936 0.861093 0.438398 1.300000 0.760753 0.938532 0.451108 1.400000 0.767570 1.015971 0.463469 1.500000 0.774387 1.093410 0.475509 1.600000 0.781205 1.170848 0.487252 1.700000 0.788022 1.248287 0.498718 1.800000 0.794839 1.325726 0.509927 1.900000 0.801656 1.403165 0.520894 2.000000 0.808473 1.480604 0.531636 2.100000 0.815290 1.564860 0.542164 2.200000 0.822107 1.649115 0.552492 2.300000 0.828925 1.733371 0.562630 2.400000 0.835742 1.817627 0.572589 2.500000 0.842559 1.901883 0.582378 2.600000 0.849376 1.986139 0.592004 2.700000 0.856193 2.070395 0.601477 2.800000 0.863010 2.154651 0.610803 2.900000 0.869828 2.238907 0.619988 3.000000 0.876645 2.323163 0.629040 3.100000 0.883462 2.414236 0.637963 3.200000 0.890279 2.505309 0.646763 3.300000 0.897096 2.596382 0.655444 3.400000 0.903913 2.687455 0.664013 3.500000 0.910731 2.778529 0.672472 3.600000 0.917548 2.869602 0.680826 3.700000 0.924365 2.960675 0.689078 3.800000 0.931182 3.051748 0.697234 3.900000 0.937999 3.142821 0.705294 4.000000 0.944816 3.233894 0.713264 4.100000 0.951634 3.331784 0.721146 4.200000 0.958451 3.429675 0.728942 4.300000 0.965268 3.527565 0.736656 4.400000 0.972085 3.625455 0.744290 4.500000 0.978902 3.723345 0.751846 4.600000 0.985719 3.821236 0.759328 4.700000 0.992537 3.919126 0.766736 4.800000 0.999354 4.017016 0.774073 4.900000 1.006171 4.114906 0.781342 5.000000 1.012988 4.212797 0.788543 5.100000 1.019805 4.317504 0.795679 5.200000 1.026622 4.422212 0.802752 5.300000 1.033440 4.526919 0.809763 5.400000 1.040257 4.631626 0.816714 5.500000 1.047074 4.736334 0.823606 5.600000 1.053891 4.841041 0.830441 5.700000 1.060708 4.945749 0.837221 5.800000 1.067525 5.050456 0.843945 5.900000 1.074342 5.155164 0.850617 6.000000 1.081160 5.259871 0.857237 6.100000 1.087977 5.371396 0.863806 6.200000 1.094794 5.482920 0.870325 6.300000 1.101611 5.594445 0.876796 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 34 6.400000 1.108428 5.705969 0.883219 6.500000 1.115245 5.817494 0.889597 6.600000 1.122063 5.929019 0.895928 6.700000 1.128880 6.040543 0.902216 6.800000 1.135697 6.152068 0.908459 6.900000 1.142514 6.263592 0.948200 7.000000 1.149331 6.375117 1.013747 7.100000 1.156148 6.493459 1.094100 7.200000 1.162966 6.611800 1.184903 7.300000 1.169783 6.730142 1.283426 7.400000 1.176600 6.848484 1.387682 7.500000 1.183417 6.966826 1.496115 7.600000 1.190234 7.085167 1.607436 7.700000 1.197051 7.203509 1.720547 7.800000 1.203869 7.321851 1.834486 7.900000 1.210686 7.440193 1.973369 8.000000 1.217503 7.558534 2.118411 8.100000 1.224320 7.683693 2.764166 8.200000 1.231137 7.808852 3.930213 8.300000 1.237954 7.934011 5.393766 8.400000 1.244772 8.059170 7.013122 8.500000 1.251589 8.184329 8.645003 8.600000 1.258406 8.309488 10.14804 8.700000 1.265223 8.434647 11.40361 8.800000 1.272040 8.559806 12.34570 8.900000 1.278857 8.684965 12.99725 9.000000 1.285674 8.810124 13.66464 END FTABLE 1 END FTABLES EXT SOURCES <-Volume-> <Member> SsysSgap<--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # tem strg<-factor->strg <Name> # # <Name> # # *** WDM 2 PREC ENGL 1 PERLND 1 999 EXTNL PREC WDM 2 PREC ENGL 1 IMPLND 1 999 EXTNL PREC WDM 1 EVAP ENGL 0.8 PERLND 1 999 EXTNL PETINP WDM 1 EVAP ENGL 0.8 IMPLND 1 999 EXTNL PETINP WDM 1 EVAP ENGL 0.8 RCHRES 1 EXTNL POTEV END EXT SOURCES EXT TARGETS <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Volume-> <Member> Tsys Tgap Amd *** <Name> # <Name> # #<-factor->strg <Name> # <Name> tem strg strg*** RCHRES 1 HYDR RO 1 1 1 WDM 1008 FLOW ENGL REPL RCHRES 1 HYDR STAGE 1 1 1 WDM 1009 STAG ENGL REPL COPY 1 OUTPUT MEAN 1 1 12.1 WDM 701 FLOW ENGL REPL COPY 501 OUTPUT MEAN 1 1 12.1 WDM 801 FLOW ENGL REPL COPY 601 OUTPUT MEAN 1 1 12.1 WDM 901 FLOW ENGL REPL END EXT TARGETS MASS-LINK <Volume> <-Grp> <-Member-><--Mult--> <Target> <-Grp> <-Member->*** <Name> <Name> # #<-factor-> <Name> <Name> # #*** MASS-LINK 2 PERLND PWATER SURO 0.083333 RCHRES INFLOW IVOL END MASS-LINK 2 MASS-LINK 3 PERLND PWATER IFWO 0.083333 RCHRES INFLOW IVOL END MASS-LINK 3 MASS-LINK 5 IMPLND IWATER SURO 0.083333 RCHRES INFLOW IVOL END MASS-LINK 5 MASS-LINK 12 PERLND PWATER SURO 0.083333 COPY INPUT MEAN END MASS-LINK 12 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 35 MASS-LINK 13 PERLND PWATER IFWO 0.083333 COPY INPUT MEAN END MASS-LINK 13 MASS-LINK 15 IMPLND IWATER SURO 0.083333 COPY INPUT MEAN END MASS-LINK 15 MASS-LINK 16 RCHRES ROFLOW COPY INPUT MEAN END MASS-LINK 16 END MASS-LINK END RUN 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 36 Predeveloped HSPF Message File 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 37 Mitigated HSPF Message File 395065.R T C Replat and Roof to Buffer 11/8/2018 2:09:01 PM Page 38 Disclaimer Legal Notice This program and accompanying documentation are provided 'as-is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by End User. Clear Creek Solutions Inc. and the governmental licensee or sublicensees disclaim all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions Inc. be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions Inc. or their authorized representatives have been advised of the possibility of such damages. Software Copyright © by : Clear Creek Solutions, Inc. 2005-2018; All Rights Reserved. Clear Creek Solutions, Inc. 6200 Capitol Blvd. Ste F Olympia, WA. 98501 Toll Free 1(866)943-0304 Local (360)943-0304 www.clearcreeksolutions.com Front porch at least5 feet deepBalcony at least 2 feetdeep w/ inside access5 feet wide X 2 feetdeep bay window6 ft. wide vertical walloffset at least 2 feetGabled dormer Articulation18.660-13 I (1)Single-FamilyHousesPlan 5017A50' Wide, 4 BR+Den/2.5 BAStyle: English RevivalElements (min. 1 required)Eyes on th Street18.660-13 I (2)At least 12% of thestreet- facing facademust include windowsor entrance doors19.1%Entrances18.660-13 I (3)Both requiredEntrance shall not beset back > 8 feet Entrance shall be no PRUHWKDQDQJOH relative to street Elements (minmum 5 req'd)Detailed Design18.660-13 I (4)Covered porch min. 5' wide X 5' deep Recessed entry area min. 5' wide X 2' deep Wall offset min. 16 inches Dormer min. 4 feet wide Roof eave min. 12" projection Roof offset min. 2 feet Roof shingles tile or wood (cedar) Gable, hip or gambrel roof design Roof pitch oriented toward south Horizontal lap siding Accent siding material min. 40% street facade Window surround trim min. 58" x 212" Window recess min. 3 inches 5 feet wide X 2 feet deep bay window Balcony 5' wide X 3' deep w/ inside access Garage whose width is < 35% street facade123456789 Garages and Carports18.660-13 I (4)Garage Setback (need 1)Garage does not extend beyond front porch Garage door measures 12 feet wide Garage has window at 2nd story above which is min. 12 sq. ft. Garage setback is not less than longest street-facing wall Garage Door Width (need 1)Garage door does not exceed 40% street elev. Garage door does not exceed 50% street elev. includes 7 design elem.31%Design Standards Compliance MatrixPlan 5017D50' Wide, 4 BR+Den/2.5 BAStyle: French Revival23.8%1234567831%Row Houses-DStyle: French RevivalPlan 2D22' Alley-Load, 3 BR/2.5 BAStyle: French Revival28.0%234561NA (alley-load)Plan 3B37' Wide, 4 BR+Den/2.5 BAStyle: American Modern17.7%246913542%23.5%23451Plan 4A22' Alley-Load, 3 BR/2.5 BAStyle: American ModernNA (alley-load)NA (less than 30')NA (less than 30')18.8%4683Plan 5B40' Wide, 4 BR+Den/2.5 BAStyle: American Modern157839%31.6%4673Plan 7B26' Alley-Load, 4 BR/2.5 BAStyle: American Modern1528NA (alley-load)NA (less than 30')31.6%3561Plan 8A26' Alley-Load, 4 BR/2.5 BAStyle: English Revival7NA (alley-load)NA (less than 30')24Exterior Elevations18.350.070 A. 4. dRecesses (decks,patios, entries)min. 8 feet deepExtensions (decks,patios, entries)min. 8 feet deep 2 requiredBreaks in roof3 feet or morein height Single-FamilyAttached StructuresNA (alley-load)356142721.9%Eyes on th Street18.660-13 I (2)Entrances18.660-13 I (3)Both requiredElements (minmum 5 req'd)Detailed Design18.660-13 I (4)Garages and Carports18.660-13 I (4)Garage Setback (need 1)Garage Door Width (need 1)Cont. from aboveCont. from aboveCont. from aboveCont. from aboveCont. from above279 PorchPlan 3BMAIN FLOOR PLAN1/4" = 1'-0"DiningKitchenEntryGreat RoomGaragePwdr.DenPatioPlan 3BTOP FLOOR PLAN1/4" = 1'-0"Bedroom 4M. BathLaundryBedroom 3BathW.I.C.Master BedroomTechBedroom 2Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-12-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 Plan 3B (AMERICAN MODERN) 1/4" = 1'-0"DRBConcealed spaces shall be firestopped in both directionsat 10'-0" on center at floors. Typ.Fireblocking shall also be at interconnections betweenvertical & horizontal space, between stair stringers at top &bottom of run, at openings through ceiling & floor and atchimneys & fireplaces.All bedroom and bathroom doors shall be undercut aminimum of 1/2" above the adjacent floor covering.Insulate and weather strip all crawl space access hatches.Insulate and weather strip all attic access hatches. provideminimum of 30" of head room above all hatches.All plumbing vents shall be located on rear side of roofridge.Opening between garage and residence shall be equippedwith solid wood doors not less than 1 3/8" in thickness,solid or honeycomb steel doors not less than 1 3/8" thick,or 20-min fire rated doors per ORSC R302.5.1.1.FRAMING:5/8" Type 'X' GWB at Garage Ceiling1/2" GWB at all other locations, U.N.O.GYPSUM WALLBOARD SCHEDULENOTESAll escape or rescue windows from sleeping rooms shallhave a minimum net clear opening of 5.7 square feet. Theminimum clear opening width dimension shall be 20".Egress openings shall not have a sill height more than 44"above the floor (measured from finished floor to bottom ofclear opening). All operable windows more than 7' abovegrade shall have a sill not less than 24" above finish floor.All glazing shall conform to ORSC section R308.4,Hazardous Locations. Glazing in all doors shall be safetytype and all glazing within a 24" arc of either vertical edgeshall be safety type.Provide water resistant gypsum wallboard behind tub andshower enclosure materials to a heigh of 70" minimumabove the drain inlet.The front door shall be openable from the inside without theuse of a key or any special knowledge or effort. It may beprovided with a night latch, dead bolt or security chain,provided such devices are openable from the inside withoutthe use of a key or tool, and mounted not to exceed 48"above the finished floor.Any electric fireplaces shall be listed by UL or FM and shallbe installed in accordance with that listing.Provide steet address at the front of each residence. Use 4"high or larger numbers.2x6's AT EXTERIOR WALLS2x4's AT INTERIOR WALLS U.N.O.R-21 BATT INSULATIONUNDERSLAB - R-15 rigid insulation to a depth of 24" at heated perimeterWALLS: 2x6 walls with fiberglass batts or blankets - R21FLOORS OVER UNHEATED SPACES - R-30ATTICS AT TRUSSES - R-49 (R-38 shall be deemed to satisfy the requirement ofR-49 wherever the full height of uncompressed R-38 insulation extends over the walltop plate at the eaves)EXTERIOR DOORS: Doors between heated and unheated spaces shall be U=0.20.WINDOWS: All windows and sliding glass doors shall have a U-facor of U=0.35 orbetterInsulate under stairs and in wall cavities above bottom of stringersINSULATION Plan 3BFRONT ELEVATION1/4" = 1'-0"AMERICAN MODERNPlan 3BGARAGE SIDE ELEVATION1/8" = 1'-0"Crawl SpacePlan 3BSECTION B1/8" = 1'-0"LdryM. BathAtticBedroom 4DiningBathKitchenPlan 3BREAR ELEVATION1/8" = 1'-0"Plan 3BLIVING SIDE ELEVATION1/8" = 1'-0"Plan 3BSECTION A1/8" = 1'-0"KitchenHallAtticLaundryTechAreaEntryHallCrawl SpacePlan 3BENHANCED LIVING SIDE ELEVATION1/8" = 1'-0"Plan 3BENHANCED REAR ELEVATION1/8" = 1'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D2-18-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 SECTIONS Plan 3B (AMERICAN MODERN) AS NOTED DRB NOTE: GROUND PLAN IS GENERALIZED.VERIFY SITE CONDITIONS AND STEPFOUNDATIONS PER DETAILS 4&5/S6.0 TOACCOMMODATE GRADE IF NEEDED. PantryGreat RoomDenPwdr.DiningKitchenGarageEntryUtil.UPPorchPatioPlan 5BMAIN FLOOR PLAN1/4" = 1'-0"W.I.C.Master BedroomM. BathLaundryW.I.C.Bedroom 2BathBonusBedroom 3Bedroom 4TechAreaDNSEE SHEETFOR INTERIOR ELEVATIONSAND STAIR PLANSPlan 5BTOP FLOOR PLAN1/4" = 1'-0"A3Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-12-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 PLAN 5B (AMERICAN MODERN) 1/4" = 1'-0"DRBConcealed spaces shall be firestopped in both directionsat 10'-0" on center at floors. Typ.Fireblocking shall also be at interconnections betweenvertical & horizontal space, between stair stringers at top &bottom of run, at openings through ceiling & floor and atchimneys & fireplaces.All bedroom and bathroom doors shall be undercut aminimum of 1/2" above the adjacent floor covering.Insulate and weather strip all crawl space access hatches.Insulate and weather strip all attic access hatches. provideminimum of 30" of head room above all hatches.All plumbing vents shall be located on rear side of roofridge.Opening between garage and residence shall be equippedwith solid wood doors not less than 1 3/8" in thickness,solid or honeycomb steel doors not less than 1 3/8" thick,or 20-min fire rated doors per ORSC R302.5.1.1.FRAMING:5/8" Type 'X' GWB at Garage Ceiling1/2" GWB at all other locations, U.N.O.GYPSUM WALLBOARD SCHEDULENOTESAll escape or rescue windows from sleeping rooms shallhave a minimum net clear opening of 5.7 square feet. Theminimum clear opening width dimension shall be 20".Egress openings shall not have a sill height more than 44"above the floor (measured from finished floor to bottom ofclear opening). All operable windows more than 7' abovegrade shall have a sill not less than 24" above finish floor.All glazing shall conform to ORSC section R308.4,Hazardous Locations. Glazing in all doors shall be safetytype and all glazing within a 24" arc of either vertical edgeshall be safety type.Provide water resistant gypsum wallboard behind tub andshower enclosure materials to a heigh of 70" minimumabove the drain inlet.The front door shall be openable from the inside without theuse of a key or any special knowledge or effort. It may beprovided with a night latch, dead bolt or security chain,provided such devices are openable from the inside withoutthe use of a key or tool, and mounted not to exceed 48"above the finished floor.Any electric fireplaces shall be listed by UL or FM and shallbe installed in accordance with that listing.Provide steet address at the front of each residence. Use 4"high or larger numbers.2x6's AT EXTERIOR WALLS2x4's AT INTERIOR WALLS U.N.O.R-21 BATT INSULATIONUNDERSLAB - R-15 rigid insulation to a depth of 24" at heated perimeterWALLS: 2x6 walls with fiberglass batts or blankets - R21FLOORS OVER UNHEATED SPACES - R-30ATTICS AT TRUSSES - R-49 (R-38 shall be deemed to satisfy the requirement ofR-49 wherever the full height of uncompressed R-38 insulation extends over the walltop plate at the eaves)EXTERIOR DOORS: Doors between heated and unheated spaces shall be U=0.20.WINDOWS: All windows and sliding glass doors shall have a U-facor of U=0.35 orbetterInsulate under stairs and in wall cavities above bottom of stringersINSULATION Plan 5BFRONT ELEVATION1/4" = 1'-0"AMERICAN MODERNPlan 5BENHANCED LIVING SIDE ELEVATION1/8" = 1'-0"Plan 5BGARAGE SIDE ELEVATION1/8" = 1'-0"Great RoomHallBonusW.I.C.StairW.I.C.M.HallEntryCrawl SpacePlan 5BSECTION B1/8" = 1'-0"Plan 5BREAR ELEVATION1/8" = 1'-0"Plan 5BLIVING SIDE ELEVATION1/8" = 1'-0"AtticLaundryBedroom 4PantryDiningHallStor.Crawl SpacePlan 5BSECTION A1/8" = 1'-0"Plan 5BENHANCED REAR ELEVATION1/8" = 1'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-12-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 SECTIONS PLAN 5B (AMERICAN MODERN) AS NOTED DRB NOTE: GROUND PLAN IS GENERALIZED.VERIFY SITE CONDITIONS AND STEPFOUNDATIONS PER DETAILS 4&5/S6.0 TOACCOMMODATE GRADE IF NEEDED. 3-Car GarageEntryLinenKitchenPowderNookPantryDenGreat RoomDining RoomOPEN TOABOVEPatioUPFloor AbovePlan 17ALOWER FLOOR PLAN1/4" = 1'-0"PorchMaster BedroomBathBedroom 3LaundryMaster BathBedroom 4W.I.C.HallBonus RoomBedroom 2DNOPEN TOBELOWRoof BelowRoofBelowPlan 17AUPPER FLOOR PLAN1/4" = 1'-0"Roof BelowAtticAREA SUMMARYNet SFFirst Floor1,541Second Floor1,842Total SF3,383Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-11-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 Plan 17A (ENGLISH REVIVAL) 1/4" = 1'-0"AF/JPConcealed spaces shall be firestopped in both directionsat 10'-0" on center at floors. Typ.Fireblocking shall also be at interconnections betweenvertical & horizontal space, between stair stringers at top &bottom of run, at openings through ceiling & floor and atchimneys & fireplaces.All bedroom and bathroom doors shall be undercut aminimum of 1/2" above the adjacent floor covering.Insulate and weather strip all crawl space access hatches.Insulate and weather strip all attic access hatches. provideminimum of 30" of head room above all hatches.All plumbing vents shall be located on rear side of roofridge.Opening between garage and residence shall be equippedwith solid wood doors not less than 1 3/8" in thickness,solid or honeycomb steel doors not less than 1 3/8" thick,or 20-min fire rated doors per ORSC R302.5.1.1.FRAMING:5/8" Type 'X' GWB at Garage Ceiling1/2" GWB at all other locations, U.N.O.GYPSUM WALLBOARD SCHEDULENOTESAll escape or rescue windows from sleeping rooms shallhave a minimum net clear opening of 5.7 square feet. Theminimum clear opening width dimension shall be 20".Egress openings shall not have a sill height more than 44"above the floor (measured from finished floor to bottom ofclear opening). All operable windows more than 7' abovegrade shall have a sill not less than 24" above finish floor.All glazing shall conform to ORSC section R308.4,Hazardous Locations. Glazing in all doors shall be safetytype and all glazing within a 24" arc of either vertical edgeshall be safety type.Provide water resistant gypsum wallboard behind tub andshower enclosure materials to a heigh of 70" minimumabove the drain inlet.The front door shall be openable from the inside without theuse of a key or any special knowledge or effort. It may beprovided with a night latch, dead bolt or security chain,provided such devices are openable from the inside withoutthe use of a key or tool, and mounted not to exceed 48"above the finished floor.Any electric fireplaces shall be listed by UL or FM and shallbe installed in accordance with that listing.Provide steet address at the front of each residence. Use 4"high or larger numbers.2x6's AT EXTERIOR WALLS2x4's AT INTERIOR WALLS U.N.O.R-21 BATT INSULATIONUNDERSLAB - R-15 rigid insulation to a depth of 24" at heated perimeterWALLS: 2x6 walls with fiberglass batts or blankets - R21FLOORS OVER UNHEATED SPACES - R-30ATTICS AT TRUSSES - R-49 (R-38 shall be deemed to satisfy the requirement ofR-49 wherever the full height of uncompressed R-38 insulation extends over the walltop plate at the eaves)EXTERIOR DOORS: Doors between heated and unheated spaces shall be U=0.20.WINDOWS: All windows and sliding glass doors shall have a U-facor of U=0.35 orbetterInsulate under stairs and in wall cavities above bottom of stringersINSULATION Plan 17AFRONT ELEVATION1/4" = 1'-0"ENGLISH REVIVALPlan 17AREAR ELEVATION1/8" = 1'-0"Plan 17AGARAGE SIDE ELEVATION1/8" = 1'-0"Plan 17ALIVING SIDE ELEVATION1/8" = 1'-0"Plan 17AENHANCED LIVING SIDE ELEVATION1/8" = 1'-0"Crawl SpaceLaund.KitchenHallStor.M. BathDenPlan 17ASECTION B1/8" = 1'-0"Bonus RoomDiningBedroom 23-CarGarageEntryHallStor.Crawl SpacePlan 17ASECTION A1/8" = 1'-0"AtticPlan 17AENHANCED REAR ELEVATION1/8" = 1'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D2-24-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 & SECTIONS Plan 17A (ENGLISH REVIVAL) AS NOTED AF/JP 3-Car GarageEntryLinenKitchenPowderNookPantryDenGreat RoomDining RoomOPEN TOABOVEPatioUPFloor AbovePlan 17DLOWER FLOOR PLAN1/4" = 1'-0"PorchMaster BedroomBathBedroom 3LaundryMaster BathBedroom 4W.I.C.HallBonus RoomBedroom 2DNOPEN TOBELOWRoof BelowRoofBelowPlan 17DUPPER FLOOR PLAN1/4" = 1'-0"RoofBelowAREA SUMMARYNet SFFirst Floor1,541Second Floor1,842Total SF3,383Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-11-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 Plan 17D (FRENCH REVIVAL) 1/4" = 1'-0"AF/JPConcealed spaces shall be firestopped in both directionsat 10'-0" on center at floors. Typ.Fireblocking shall also be at interconnections betweenvertical & horizontal space, between stair stringers at top &bottom of run, at openings through ceiling & floor and atchimneys & fireplaces.All bedroom and bathroom doors shall be undercut aminimum of 1/2" above the adjacent floor covering.Insulate and weather strip all crawl space access hatches.Insulate and weather strip all attic access hatches. provideminimum of 30" of head room above all hatches.All plumbing vents shall be located on rear side of roofridge.Opening between garage and residence shall be equippedwith solid wood doors not less than 1 3/8" in thickness,solid or honeycomb steel doors not less than 1 3/8" thick,or 20-min fire rated doors per ORSC R302.5.1.1.FRAMING:5/8" Type 'X' GWB at Garage Ceiling1/2" GWB at all other locations, U.N.O.GYPSUM WALLBOARD SCHEDULENOTESAll escape or rescue windows from sleeping rooms shallhave a minimum net clear opening of 5.7 square feet. Theminimum clear opening width dimension shall be 20".Egress openings shall not have a sill height more than 44"above the floor (measured from finished floor to bottom ofclear opening). All operable windows more than 7' abovegrade shall have a sill not less than 24" above finish floor.All glazing shall conform to ORSC section R308.4,Hazardous Locations. Glazing in all doors shall be safetytype and all glazing within a 24" arc of either vertical edgeshall be safety type.Provide water resistant gypsum wallboard behind tub andshower enclosure materials to a heigh of 70" minimumabove the drain inlet.The front door shall be openable from the inside without theuse of a key or any special knowledge or effort. It may beprovided with a night latch, dead bolt or security chain,provided such devices are openable from the inside withoutthe use of a key or tool, and mounted not to exceed 48"above the finished floor.Any electric fireplaces shall be listed by UL or FM and shallbe installed in accordance with that listing.Provide steet address at the front of each residence. Use 4"high or larger numbers.2x6's AT EXTERIOR WALLS2x4's AT INTERIOR WALLS U.N.O.R-21 BATT INSULATIONUNDERSLAB - R-15 rigid insulation to a depth of 24" at heated perimeterWALLS: 2x6 walls with fiberglass batts or blankets - R21FLOORS OVER UNHEATED SPACES - R-30ATTICS AT TRUSSES - R-49 (R-38 shall be deemed to satisfy the requirement ofR-49 wherever the full height of uncompressed R-38 insulation extends over the walltop plate at the eaves)EXTERIOR DOORS: Doors between heated and unheated spaces shall be U=0.20.WINDOWS: All windows and sliding glass doors shall have a U-facor of U=0.35 orbetterInsulate under stairs and in wall cavities above bottom of stringersINSULATION Plan 17DFRONT ELEVATION1/4" = 1'-0"FRENCH REVIVALPlan 17DREAR ELEVATION1/8" = 1'-0"Plan 17DGARAGE SIDE ELEVATION1/8" = 1'-0"Plan 17DLIVING SIDE ELEVATION1/8" = 1'-0"Plan 17DENHANCED LIVING SIDE ELEVATION1/8" = 1'-0"Crawl SpaceLaund.KitchenHallStor.M. BathDenPlan 17DSECTION B1/8" = 1'-0"Crawl SpaceKitchenHallLaund.Stor.M. BathDenAtiicBonus RoomDiningBedroom 23-CarGarageEntryHallStor.Crawl SpacePlan 17DSECTION A1/8" = 1'-0"AtticBedroom 2Dining3-CarGarageEntryHallStor.Crawl SpaceBonus RoomPlan 17DENHANCED REAR ELEVATION1/8" = 1'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D2-24-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 & SECTIONS Plan 17D (FRENCH REVIVAL) AS NOTED AF/JP PLAN 2DLOWER LEVEL PLAN1/4"=1'-0"FRENCH REVIVALPLAN 2DUPPER LEVEL PLAN1/4"=1'-0"FRENCH REVIVALJob No.:Sheet No.:No.Date RevisionScale:Drawn By:Date:Date Plotted:Sheet Order: A S D1-13-159-19-14 A 104 Single-Family Home Development14-03Copyright 2014 Milbrandt Architects, INC., P.S. All rights reserved. Plan 2D (French Revival) 1/4" = 1'-0"AHN O T E SI N S U L A T I O N PLAN 2DFRONT ELEVATION1/4"=1'-0"FRENCH REVIVALPLAN 2DLIVING SIDE ELEVATION1/8"=1'-0"PLAN 2DBUILDING SECTION A1/8"=1'-0"PLAN 2DSTAIR SIDE ELEVATION1/8"=1'-0"PLAN 2DREAR ELEVATION1/8"=1'-0"PLAN 2DLIVING SIDE ELEVATION1/8"=1'-0"CORNER LOT/ENHANCED SIDE ELEVATIONJob No.:Sheet No.:No.Date RevisionScale:Drawn By:Date:Date Plotted:Sheet Order: A S D9-23-149-19-14 A 104 Single-Family Home Development14-03Copyright 2014 Milbrandt Architects, INC., P.S. All rights reserved. Plan 2D (French Revival) As Noted AH PorchPlan 3BMAIN FLOOR PLAN1/4" = 1'-0"DiningKitchenEntryGreat RoomGaragePwdr.DenPatioPlan 3BTOP FLOOR PLAN1/4" = 1'-0"Bedroom 4M. BathLaundryBedroom 3BathW.I.C.Master BedroomTechBedroom 2Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-12-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 Plan 3B (AMERICAN MODERN) 1/4" = 1'-0"DRBConcealed spaces shall be firestopped in both directionsat 10'-0" on center at floors. Typ.Fireblocking shall also be at interconnections betweenvertical & horizontal space, between stair stringers at top &bottom of run, at openings through ceiling & floor and atchimneys & fireplaces.All bedroom and bathroom doors shall be undercut aminimum of 1/2" above the adjacent floor covering.Insulate and weather strip all crawl space access hatches.Insulate and weather strip all attic access hatches. provideminimum of 30" of head room above all hatches.All plumbing vents shall be located on rear side of roofridge.Opening between garage and residence shall be equippedwith solid wood doors not less than 1 3/8" in thickness,solid or honeycomb steel doors not less than 1 3/8" thick,or 20-min fire rated doors per ORSC R302.5.1.1.FRAMING:5/8" Type 'X' GWB at Garage Ceiling1/2" GWB at all other locations, U.N.O.GYPSUM WALLBOARD SCHEDULENOTESAll escape or rescue windows from sleeping rooms shallhave a minimum net clear opening of 5.7 square feet. Theminimum clear opening width dimension shall be 20".Egress openings shall not have a sill height more than 44"above the floor (measured from finished floor to bottom ofclear opening). All operable windows more than 7' abovegrade shall have a sill not less than 24" above finish floor.All glazing shall conform to ORSC section R308.4,Hazardous Locations. Glazing in all doors shall be safetytype and all glazing within a 24" arc of either vertical edgeshall be safety type.Provide water resistant gypsum wallboard behind tub andshower enclosure materials to a heigh of 70" minimumabove the drain inlet.The front door shall be openable from the inside without theuse of a key or any special knowledge or effort. It may beprovided with a night latch, dead bolt or security chain,provided such devices are openable from the inside withoutthe use of a key or tool, and mounted not to exceed 48"above the finished floor.Any electric fireplaces shall be listed by UL or FM and shallbe installed in accordance with that listing.Provide steet address at the front of each residence. Use 4"high or larger numbers.2x6's AT EXTERIOR WALLS2x4's AT INTERIOR WALLS U.N.O.R-21 BATT INSULATIONUNDERSLAB - R-15 rigid insulation to a depth of 24" at heated perimeterWALLS: 2x6 walls with fiberglass batts or blankets - R21FLOORS OVER UNHEATED SPACES - R-30ATTICS AT TRUSSES - R-49 (R-38 shall be deemed to satisfy the requirement ofR-49 wherever the full height of uncompressed R-38 insulation extends over the walltop plate at the eaves)EXTERIOR DOORS: Doors between heated and unheated spaces shall be U=0.20.WINDOWS: All windows and sliding glass doors shall have a U-facor of U=0.35 orbetterInsulate under stairs and in wall cavities above bottom of stringersINSULATION Plan 3BFRONT ELEVATION1/4" = 1'-0"AMERICAN MODERNPlan 3BGARAGE SIDE ELEVATION1/8" = 1'-0"Crawl SpacePlan 3BSECTION B1/8" = 1'-0"LdryM. BathAtticBedroom 4DiningBathKitchenPlan 3BREAR ELEVATION1/8" = 1'-0"Plan 3BLIVING SIDE ELEVATION1/8" = 1'-0"Plan 3BSECTION A1/8" = 1'-0"KitchenHallAtticLaundryTechAreaEntryHallCrawl SpacePlan 3BENHANCED LIVING SIDE ELEVATION1/8" = 1'-0"Plan 3BENHANCED REAR ELEVATION1/8" = 1'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D2-18-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 SECTIONS Plan 3B (AMERICAN MODERN) AS NOTED DRB NOTE: GROUND PLAN IS GENERALIZED.VERIFY SITE CONDITIONS AND STEPFOUNDATIONS PER DETAILS 4&5/S6.0 TOACCOMMODATE GRADE IF NEEDED. PLAN 4ALOWER LEVEL PLAN1/4"=1'-0"ENGLISH REVIVALAREA SUMMARYHeatedUnheatedNet SFNet SFFirst Floor625418Second Floor1,0170Total SF1,642418PLAN 4AUPPER LEVEL PLAN1/4"=1'-0"ENGLISH REVIVALBedroom 2Bedroom 3Bedroom 4Loft/TechM. BathW.I.C.Master BedroomBathUtilityJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-11-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 Plan 4A (English Revival) 1/4" = 1'-0"AH/AF PLAN 4AFRONT ELEVATION1/4"=1'-0"ENGLISH REVIVALPLAN 4ALIVING SIDE ELEVATION1/8"=1'-0"PLAN 4ASTAIR SIDE ELEVATION1/8"=1'-0"PLAN 4AREAR ELEVATION1/8"=1'-0"SECTION A1/8"=1'-0"PLAN 4ALIVING SIDE ELEVATION1/8"=1'-0"CORNER LOT/ENHANCED SIDE ELEVATIONJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-11-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 Plan 4A (English Revival) As Noted AH/AF PantryGreat RoomDenPwdr.DiningKitchenGarageEntryUtil.UPPorchPatioPlan 5BMAIN FLOOR PLAN1/4" = 1'-0"W.I.C.Master BedroomM. BathLaundryW.I.C.Bedroom 2BathBonusBedroom 3Bedroom 4TechAreaDNSEE SHEETFOR INTERIOR ELEVATIONSAND STAIR PLANSPlan 5BTOP FLOOR PLAN1/4" = 1'-0"A3Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-12-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 PLAN 5B (AMERICAN MODERN) 1/4" = 1'-0"DRBConcealed spaces shall be firestopped in both directionsat 10'-0" on center at floors. Typ.Fireblocking shall also be at interconnections betweenvertical & horizontal space, between stair stringers at top &bottom of run, at openings through ceiling & floor and atchimneys & fireplaces.All bedroom and bathroom doors shall be undercut aminimum of 1/2" above the adjacent floor covering.Insulate and weather strip all crawl space access hatches.Insulate and weather strip all attic access hatches. provideminimum of 30" of head room above all hatches.All plumbing vents shall be located on rear side of roofridge.Opening between garage and residence shall be equippedwith solid wood doors not less than 1 3/8" in thickness,solid or honeycomb steel doors not less than 1 3/8" thick,or 20-min fire rated doors per ORSC R302.5.1.1.FRAMING:5/8" Type 'X' GWB at Garage Ceiling1/2" GWB at all other locations, U.N.O.GYPSUM WALLBOARD SCHEDULENOTESAll escape or rescue windows from sleeping rooms shallhave a minimum net clear opening of 5.7 square feet. Theminimum clear opening width dimension shall be 20".Egress openings shall not have a sill height more than 44"above the floor (measured from finished floor to bottom ofclear opening). All operable windows more than 7' abovegrade shall have a sill not less than 24" above finish floor.All glazing shall conform to ORSC section R308.4,Hazardous Locations. Glazing in all doors shall be safetytype and all glazing within a 24" arc of either vertical edgeshall be safety type.Provide water resistant gypsum wallboard behind tub andshower enclosure materials to a heigh of 70" minimumabove the drain inlet.The front door shall be openable from the inside without theuse of a key or any special knowledge or effort. It may beprovided with a night latch, dead bolt or security chain,provided such devices are openable from the inside withoutthe use of a key or tool, and mounted not to exceed 48"above the finished floor.Any electric fireplaces shall be listed by UL or FM and shallbe installed in accordance with that listing.Provide steet address at the front of each residence. Use 4"high or larger numbers.2x6's AT EXTERIOR WALLS2x4's AT INTERIOR WALLS U.N.O.R-21 BATT INSULATIONUNDERSLAB - R-15 rigid insulation to a depth of 24" at heated perimeterWALLS: 2x6 walls with fiberglass batts or blankets - R21FLOORS OVER UNHEATED SPACES - R-30ATTICS AT TRUSSES - R-49 (R-38 shall be deemed to satisfy the requirement ofR-49 wherever the full height of uncompressed R-38 insulation extends over the walltop plate at the eaves)EXTERIOR DOORS: Doors between heated and unheated spaces shall be U=0.20.WINDOWS: All windows and sliding glass doors shall have a U-facor of U=0.35 orbetterInsulate under stairs and in wall cavities above bottom of stringersINSULATION Plan 5BFRONT ELEVATION1/4" = 1'-0"AMERICAN MODERNPlan 5BENHANCED LIVING SIDE ELEVATION1/8" = 1'-0"Plan 5BGARAGE SIDE ELEVATION1/8" = 1'-0"Great RoomHallBonusW.I.C.StairW.I.C.M.HallEntryCrawl SpacePlan 5BSECTION B1/8" = 1'-0"Plan 5BREAR ELEVATION1/8" = 1'-0"Plan 5BLIVING SIDE ELEVATION1/8" = 1'-0"AtticLaundryBedroom 4PantryDiningHallStor.Crawl SpacePlan 5BSECTION A1/8" = 1'-0"Plan 5BENHANCED REAR ELEVATION1/8" = 1'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-12-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 SECTIONS PLAN 5B (AMERICAN MODERN) AS NOTED DRB NOTE: GROUND PLAN IS GENERALIZED.VERIFY SITE CONDITIONS AND STEPFOUNDATIONS PER DETAILS 4&5/S6.0 TOACCOMMODATE GRADE IF NEEDED. GaragePatioKitchenLivingDiningEntryPorchPwdr.PLAN 7BFIRST FLOOR1/4"=1'-0"AMERICAN MODERNBedroom 4Bedroom 2Bedroom 3UtilityMaster BedroomM. BathW.I.C.BathPLAN 7BSECOND FLOOR1/4"=1'-0"AMERICAN MODERNJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-11-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 Plan 7B (American Modern) 1/4" = 1'-0" 3-2-15 OWNER CHANGES PLAN 7BFRONT ELEVATION1/4"=1'-0"AMERICAN MODERNPLAN 7BLIVING SIDE ELEVATION1/8"=1'-0"AMERICAN MODERNPLAN 7BKITCHEN SIDE ELEVATION1/8"=1'-0"AMERICAN MODERNPLAN 7BREAR ELEVATION1/8"=1'-0"AMERICAN MODERNPLAN 7BSECTION B1/8"=1'-0"AMERICAN MODERNPLAN 7BSECTION A1/8"=1'-0"AMERICAN MODERNPLAN 7BLIVING SIDE ELEVATION1/8"=1'-0"CORNER LOT/ENHANCED SIDE ELEVATIONJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-6-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 Plan 7B (American Modern) 1/4" = 1'-0" 3-2-15 OWNER CHANGES Job No.:Sheet No.:No.Date RevisionScale:Drawn By:Date:Date Plotted:Sheet Order: A S D11-27-1210-12-12 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.11-19A Single-Family Home Development Plan 8A (English Revival) 1/4" = 1'-0"AH/AF Job No.:Sheet No.:No.Date RevisionScale:Drawn By:Date:Date Plotted:Sheet Order: A S D11-27-1210-12-12 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.11-19A Single-Family Home Development Plan 8A (English Revival) As Noted AH/AF 3-Car GarageEntryLinenKitchenPowderNookPantryDenGreat RoomDining RoomOPEN TOABOVEPatioUPFloor AbovePlan 17ALOWER FLOOR PLAN1/4" = 1'-0"PorchMaster BedroomBathBedroom 3LaundryMaster BathBedroom 4W.I.C.HallBonus RoomBedroom 2DNOPEN TOBELOWRoof BelowRoofBelowPlan 17AUPPER FLOOR PLAN1/4" = 1'-0"Roof BelowAtticAREA SUMMARYNet SFFirst Floor1,541Second Floor1,842Total SF3,383Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-11-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 Plan 17A (ENGLISH REVIVAL) 1/4" = 1'-0"AF/JPConcealed spaces shall be firestopped in both directionsat 10'-0" on center at floors. Typ.Fireblocking shall also be at interconnections betweenvertical & horizontal space, between stair stringers at top &bottom of run, at openings through ceiling & floor and atchimneys & fireplaces.All bedroom and bathroom doors shall be undercut aminimum of 1/2" above the adjacent floor covering.Insulate and weather strip all crawl space access hatches.Insulate and weather strip all attic access hatches. provideminimum of 30" of head room above all hatches.All plumbing vents shall be located on rear side of roofridge.Opening between garage and residence shall be equippedwith solid wood doors not less than 1 3/8" in thickness,solid or honeycomb steel doors not less than 1 3/8" thick,or 20-min fire rated doors per ORSC R302.5.1.1.FRAMING:5/8" Type 'X' GWB at Garage Ceiling1/2" GWB at all other locations, U.N.O.GYPSUM WALLBOARD SCHEDULENOTESAll escape or rescue windows from sleeping rooms shallhave a minimum net clear opening of 5.7 square feet. Theminimum clear opening width dimension shall be 20".Egress openings shall not have a sill height more than 44"above the floor (measured from finished floor to bottom ofclear opening). All operable windows more than 7' abovegrade shall have a sill not less than 24" above finish floor.All glazing shall conform to ORSC section R308.4,Hazardous Locations. Glazing in all doors shall be safetytype and all glazing within a 24" arc of either vertical edgeshall be safety type.Provide water resistant gypsum wallboard behind tub andshower enclosure materials to a heigh of 70" minimumabove the drain inlet.The front door shall be openable from the inside without theuse of a key or any special knowledge or effort. It may beprovided with a night latch, dead bolt or security chain,provided such devices are openable from the inside withoutthe use of a key or tool, and mounted not to exceed 48"above the finished floor.Any electric fireplaces shall be listed by UL or FM and shallbe installed in accordance with that listing.Provide steet address at the front of each residence. Use 4"high or larger numbers.2x6's AT EXTERIOR WALLS2x4's AT INTERIOR WALLS U.N.O.R-21 BATT INSULATIONUNDERSLAB - R-15 rigid insulation to a depth of 24" at heated perimeterWALLS: 2x6 walls with fiberglass batts or blankets - R21FLOORS OVER UNHEATED SPACES - R-30ATTICS AT TRUSSES - R-49 (R-38 shall be deemed to satisfy the requirement ofR-49 wherever the full height of uncompressed R-38 insulation extends over the walltop plate at the eaves)EXTERIOR DOORS: Doors between heated and unheated spaces shall be U=0.20.WINDOWS: All windows and sliding glass doors shall have a U-facor of U=0.35 orbetterInsulate under stairs and in wall cavities above bottom of stringersINSULATION Plan 17AFRONT ELEVATION1/4" = 1'-0"ENGLISH REVIVALPlan 17AREAR ELEVATION1/8" = 1'-0"Plan 17AGARAGE SIDE ELEVATION1/8" = 1'-0"Plan 17ALIVING SIDE ELEVATION1/8" = 1'-0"Plan 17AENHANCED LIVING SIDE ELEVATION1/8" = 1'-0"Crawl SpaceLaund.KitchenHallStor.M. BathDenPlan 17ASECTION B1/8" = 1'-0"Bonus RoomDiningBedroom 23-CarGarageEntryHallStor.Crawl SpacePlan 17ASECTION A1/8" = 1'-0"AtticPlan 17AENHANCED REAR ELEVATION1/8" = 1'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D2-24-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 & SECTIONS Plan 17A (ENGLISH REVIVAL) AS NOTED AF/JP 3-Car GarageEntryLinenKitchenPowderNookPantryDenGreat RoomDining RoomOPEN TOABOVEPatioUPFloor AbovePlan 17DLOWER FLOOR PLAN1/4" = 1'-0"PorchMaster BedroomBathBedroom 3LaundryMaster BathBedroom 4W.I.C.HallBonus RoomBedroom 2DNOPEN TOBELOWRoof BelowRoofBelowPlan 17DUPPER FLOOR PLAN1/4" = 1'-0"RoofBelowAREA SUMMARYNet SFFirst Floor1,541Second Floor1,842Total SF3,383Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D3-11-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 Plan 17D (FRENCH REVIVAL) 1/4" = 1'-0"AF/JPConcealed spaces shall be firestopped in both directionsat 10'-0" on center at floors. Typ.Fireblocking shall also be at interconnections betweenvertical & horizontal space, between stair stringers at top &bottom of run, at openings through ceiling & floor and atchimneys & fireplaces.All bedroom and bathroom doors shall be undercut aminimum of 1/2" above the adjacent floor covering.Insulate and weather strip all crawl space access hatches.Insulate and weather strip all attic access hatches. provideminimum of 30" of head room above all hatches.All plumbing vents shall be located on rear side of roofridge.Opening between garage and residence shall be equippedwith solid wood doors not less than 1 3/8" in thickness,solid or honeycomb steel doors not less than 1 3/8" thick,or 20-min fire rated doors per ORSC R302.5.1.1.FRAMING:5/8" Type 'X' GWB at Garage Ceiling1/2" GWB at all other locations, U.N.O.GYPSUM WALLBOARD SCHEDULENOTESAll escape or rescue windows from sleeping rooms shallhave a minimum net clear opening of 5.7 square feet. Theminimum clear opening width dimension shall be 20".Egress openings shall not have a sill height more than 44"above the floor (measured from finished floor to bottom ofclear opening). All operable windows more than 7' abovegrade shall have a sill not less than 24" above finish floor.All glazing shall conform to ORSC section R308.4,Hazardous Locations. Glazing in all doors shall be safetytype and all glazing within a 24" arc of either vertical edgeshall be safety type.Provide water resistant gypsum wallboard behind tub andshower enclosure materials to a heigh of 70" minimumabove the drain inlet.The front door shall be openable from the inside without theuse of a key or any special knowledge or effort. It may beprovided with a night latch, dead bolt or security chain,provided such devices are openable from the inside withoutthe use of a key or tool, and mounted not to exceed 48"above the finished floor.Any electric fireplaces shall be listed by UL or FM and shallbe installed in accordance with that listing.Provide steet address at the front of each residence. Use 4"high or larger numbers.2x6's AT EXTERIOR WALLS2x4's AT INTERIOR WALLS U.N.O.R-21 BATT INSULATIONUNDERSLAB - R-15 rigid insulation to a depth of 24" at heated perimeterWALLS: 2x6 walls with fiberglass batts or blankets - R21FLOORS OVER UNHEATED SPACES - R-30ATTICS AT TRUSSES - R-49 (R-38 shall be deemed to satisfy the requirement ofR-49 wherever the full height of uncompressed R-38 insulation extends over the walltop plate at the eaves)EXTERIOR DOORS: Doors between heated and unheated spaces shall be U=0.20.WINDOWS: All windows and sliding glass doors shall have a U-facor of U=0.35 orbetterInsulate under stairs and in wall cavities above bottom of stringersINSULATION Plan 17DFRONT ELEVATION1/4" = 1'-0"FRENCH REVIVALPlan 17DREAR ELEVATION1/8" = 1'-0"Plan 17DGARAGE SIDE ELEVATION1/8" = 1'-0"Plan 17DLIVING SIDE ELEVATION1/8" = 1'-0"Plan 17DENHANCED LIVING SIDE ELEVATION1/8" = 1'-0"Crawl SpaceLaund.KitchenHallStor.M. BathDenPlan 17DSECTION B1/8" = 1'-0"Crawl SpaceKitchenHallLaund.Stor.M. BathDenAtiicBonus RoomDiningBedroom 23-CarGarageEntryHallStor.Crawl SpacePlan 17DSECTION A1/8" = 1'-0"AtticBedroom 2Dining3-CarGarageEntryHallStor.Crawl SpaceBonus RoomPlan 17DENHANCED REAR ELEVATION1/8" = 1'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D2-24-15 Copyright 2015 Milbrandt Architects, INC., P.S. All rights reserved. An 84 Unit Single Family Home Development in the Villebois Master Planned Community14-4112-26-14 & SECTIONS Plan 17D (FRENCH REVIVAL) AS NOTED AF/JP Guest BedroomW.I.C.LaundryGarageKitchenLivingDiningM. BathMaster BedroomW.I.C.BathPatioCoveredPatioPorchPLAN 3515-A (R)MAIN LEVEL PLAN1/4" = 1'-0"A2Floor Plan 1/4" = 1'-0"JH/EE 11-29-16 OWNER REVISIONS 12-21-16 PERMIT CORRECTIONS/OWNER REVISIONS 01-11-17 OWNER REVISIONS 01-19-17 OWNER REVISIONS 01-24-17 OWNER REVISIONS 02-01-17 OWNER REVISIONSJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com10-11-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.16-09Polygon Northwest Company Thurston County, WA Plan 3515-A (R) Oak Tree Active Adult Community 12-12-16 3515-A (R)FRONT ELEVATION1/4" = 1'-0"3515-A(R)REAR ELEVATION1/8" = 1'-0"3515-A(R)LIVING SIDE ELEVATION1/8" = 1'-0"3515-A(R)GARAGE SIDE ELEVATION1/8" = 1'-0"3515-A(R)SECTION A1/8" = 1'-0"LivingKitchenDiningAtticCrawl3015-A(R)INTERIOR ELEVATIONS3/8" = 1'-0"3515-A(R)LIVING SIDE ELEVATION1/8" = 1'-0"LivingM. BathMaster BedAtticCrawlA8Elevations, Sections & Interior Elevations As Noted JH/EE 11-29-16 OWNER REVISIONS 12-21-16 PERMIT CORRECTIONS/OWNER REVISIONS 01-11-17 OWNER REVISIONS 01-19-17 OWNER REVISIONS 02-01-17 OWNER REVISIONS 02-14-17 OWNER REVISIONSJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com10-11-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.16-09Polygon Northwest Company Thurston County, WA Plan 3515-A (R) Oak Tree Active Adult Community 12-12-16 Living3516-A(L)PLANCLERESTORY1/4" = 1'-0"3516-A (L)LOWER LEVEL PLAN1/4" = 1'-0"DiningLaundryW.I.C.Den/BedroomEntry2 Car GarageMaster BedroomM. BathKitchenBathLivingPorchPatioA2Floor Plan 1/4" = 1'-0"JH/EE 11-29-16 OWNER REVISIONS 01-25-17 OWNER REVISIONS 02-01-17 OWNER REVISIONS 02-14-17 OWNER REVISIONS 02-27-17 OWNER REVISIONS 03-16-17 OWNER REVISIONSJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com10-11-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.16-09Polygon Northwest Company Thurston County, WA Plan 3516-A (L) Oak Tree Active Adult Community 11-24-16 3516-A(L)SECTION B1/8" = 1'-0"KitchenAtticLivingDiningCrawlPLAN 3516-A (L)FRONT ELEVATION1/4" = 1'-0"3516-A(L)REAR ELEVATION1/8" = 1'-0"3516-A(L)GARAGE SIDE ELEVATION1/8" = 1'-0"3516-A(L)LIVING SIDE ELEVATION1/8" = 1'-0"LivingEntryCrawlDen/BedAtticPLAN 3516-A (L)SECTION A1/8" = 1'-0"3516-A(L)INTERIOR ELEVATIONS3/8" = 1'-0"A8Elevations, Sections & Interior Elevations As Noted JH/EE 11-29-16 OWNER REVISIONS 01-25-17 OWNER REVISIONS 02-01-17 OWNER REVISIONS 02-14-17 OWNER REVISIONS 02-27-17 OWNER REVISIONS 03-16-17 OWNER REVISIONSJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com10-11-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.16-09Polygon Northwest Company Thurston County, WA Plan 3516-A (L) Oak Tree Active Adult Community 11-24-16 4014-A (L)MAIN LEVEL PLAN1/4" = 1'-0"PorchMaster BedroomLivingBathGuest BedroomLaundryDen/BedroomGarageEntryW.I.C.M. BathKitchenDiningCovered PatioA2Floor Plan 1/4" = 1'-0"JH/EE 11-29-16 OWNER REVISIONS 12-22-16 PERMIT CORRECTIONS/OWNER REVISIONS 02-01-17 OWNER REVISIONS 02-14-17 OWNER REVISIONS 03-06-17 OWNER REVISIONS 06-27-17 OWNER REVISIONSJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-5-18 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.16-09Polygon Northwest Company Thurston County, WA Plan 4014-A (L) Oak Tree Active Adult Community 11-10-16 4014-A (L)FRONT ELEVATION1/4" = 1'-0"4014-A(L)REAR ELEVATION1/8" = 1'-0"4014-A(L)LIVING SIDE ELEVATION1/8" = 1'-0"4014-A(L)GARAGE SIDE ELEVATION1/8" = 1'-0"MasterBedroomAtticLivingCrawlPatio4014-A(L)SECTION A1/8" = 1'-0"4014-A (L)INTERIOR ELEVATIONS3/8" = 1'-0"A8Elevations, Sections & Interior Elevations As Noted JH/EE 11-29-16 OWNER REVISIONS 12-22-16 PERMIT CORRECTIONS/OWNER REVISIONS 02-01-17 OWNER REVISIONS 02-14-17 OWNER REVISIONS 02-16-17 OWNER REVISIONS 06-15-17 OWNER REVISIONSJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-5-18 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.16-09Polygon Northwest Company Thurston County, WA Plan 4014-A (L) Oak Tree Active Adult Community 11-10-16 Bedroom/DenMaster BedroomEntryBedroomExteriorCourtyardBathPorch2 Car GarageLaundryDiningM. BathKitchenGreat RoomW.I.C.4016-A(L)FLOOR PLAN1/4" = 1'-0"CoveredPatio4016-A(L)CLERESTORY PLAN1/4" = 1'-0"OPENTOBELOWA2Floor Plan 1/4" = 1'-0" JH/EE 11-29-16 OWNER REVISIONS 12-22-16 PERMIT CORRECTIONS/OWNER REVISIONS 02-01-17 OWNER REVISIONS 02-14-17 OWNER REVISIONS 02-27-17 OWNER REVISIONS 03-16-17 OWNER REVISIONSJob No.:Sheet No.:No. Date Scale:Drawn By:Date: Date Plotted:Sheet Order: A S D25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com10-11-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.16-09Polygon Northwest Company Thurston County, WA Plan 4016-A (L) Oak Tree Active Adult Community 11-10-16 4016-A (L)FRONT ELEVATION1/4" = 1'-0"4016-A(L)REAR ELEVATION1/8" = 1'-0"4016-A(L)LIVING SIDE ELEVATION1/8" = 1'-0"4016-A(L)GARAGE SIDE ELEVATION1/8" = 1'-0"AtticEntryDiningCrawlGreatRoom4016-A(L)SECTION A1/8" = 1'-0"4016-A(L)INTERIOR ELEVATIONS3/8" = 1'-0"AtticKitchenCrawlGreatRoom4016-A(L)SECTION B1/8" = 1'-0"A8Elevations, Sections & Interior Elevations As Noted JH/EE 11-29-16 OWNER REVISIONS 12-22-16 PERMIT CORRECTIONS/OWNER REVISIONS 02-01-17 OWNER REVISIONS 02-14-17 OWNER REVISIONS 02-16-17 OWNER REVISIONS 02-27-17 OWNER REVISIONSJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com10-11-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.16-09Polygon Northwest Company Thurston County, WA Plan 4016-A (L) Oak Tree Active Adult Community 11-10-16 LaundryCoveredPatioPorchGarageBathGuestBedroomDen/BedroomW.I.C.M. BathMaster BedroomGreat RoomMudRoomEntryKitchenDiningPwdr.PLAN 5020-A (L)MAIN LEVEL PLAN1/4" = 1'-0"Great Room5020-A (L)CLERESTORY PLAN1/4" = 1'-0"A2Floor Plan 1/4" = 1'-0"JH/EE 11-29-16 OWNER REVISIONS 12-21-16 PERMIT CORRECTIONS/OWNER REVISIONS 02-01-17 OWNER REVISIONS 02-14-17 OWNER REVISIONS 02-27-17 OWNER REVISIONS 03-14-17 OWNER REVISIONSJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com10-11-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.16-09Polygon Northwest Company Thurston County, WA Plan 5020-A (L) Oak Tree Active Adult Community 12-12-16 5020-A (L)FRONT ELEVATION1/4" = 1'-0"5020-A(L)REAR ELEVATION1/8" = 1'-0"5020-A(L)LIVING SIDE ELEVATION1/8" = 1'-0"5020-A(L)GARAGE SIDE ELEVATION1/8" = 1'-0"M. BedKitchenGreat RoomCrawlAttic5020-A(L)SECTION A1/8" = 1'-0"5020-A(L)INTERIOR ELEVATIONS3/8" = 1'-0"A8Elevations, Sections & Interior Elevations As Noted JH/EE 11-29-16 OWNER REVISIONS 12-21-16 PERMIT CORRECTIONS/OWNER REVISIONS 02-01-17 OWNER REVISIONS 02-14-17 OWNER REVISIONS 02-16-17 OWNER REVISIONS 02-27-17 OWNER REVISIONSJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com10-11-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.16-09Polygon Northwest Company Thurston County, WA Plan 5020-A (L) Oak Tree Active Adult Community 12-12-16 5022-A (L)LOWER LEVEL PLAN1/4" = 1'-0"PorchGreat RoomW.I.C.DiningM. BathDen/BedroomW.I.C.EntryMaster BedroomGuest BedroomKitchenLaundryCoveredPatio2 Car GarageBathPwdr.MudRm5022-A (L)CLERESTORY PLAN1/4" = 1'-0"Great RoomA2Floor Plan AS NOTED JH/EE 11-29-16 OWNER REVISIONS 02-07-17 OWNER REVISIONS 02-14-17 OWNER REVISIONS 03-06-17 OWNER REVISIONS 04-13-17 OWNER REVISIONS 10-27-17 OWNER REVISIONSJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com11-3-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.16-09Polygon Northwest Company Thurston County, WA Plan 5022-A (L) Oak Tree Active Adult Community 10-27-16 5022-A (L)FRONT ELEVATION1/4" = 1'-0"5022-A(L)REAR ELEVATION1/8" = 1'-0"5022-A(L)LIVING SIDE ELEVATION1/8" = 1'-0"5022-A(L)GARAGE SIDE ELEVATION1/8" = 1'-0"Attic5022-A(L)SECTION A1/8" = 1'-0"DiningM. BathGreatRoomCrawl5022-A (L)INTERIOR ELEVATIONS3/8" = 1'A8Elevations, Sections & Interior Elevations As Noted JH/EE 11-29-16 OWNER REVISIONS 02-07-17 OWNER REVISIONS 02-14-17 OWNER REVISIONS 02-16-17 OWNER REVISIONS 03-06-17 OWNER REVISIONS 04-13-17 OWNER REVISIONSJob No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A S D25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com11-3-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved.16-09Polygon Northwest Company Thurston County, WA Plan 5022-A (L) Oak Tree Active Adult Community 10-27-16 River Terrace POLYGON NORTHWEST COMPANY Conceptual ElevationsSmall Lot Plan 2DPlan 3B American Modern Plan 8A English Revival River Terrace POLYGON NORTHWEST COMPANY Conceptual ElevationsStandard Lot Plan 5B River Terrace Conceptual Elevations POLYGON NORTHWEST COMPANY Large Lot Plan 5017A - English Revival Plan 5017D - French Revival 395-065REVIEWED BY:TYPE:PROJECT NO.:\\S04.pacific.local\Project\proj\395-065\09 Drawings\03 Planning\Exhibits - General\395065.Lot line Comparison.dwg - SHEET: A Jan 09, 2019 - 10:06amgarrett PLANNINGPRERIVERTERRACEAREA 10ALOTCOMPARISON1 INCH = 150 FEET075150SCALENO.DATE:DATEREVISIONSDESCRIPTIONPacificCommunityDesign12564 SW Main StreetTigard, OR 97223[T] 503-941-948401/09/2019LEGENDEXISTING LOT LINESPROPOSED LOT LINE CHANGES M E M O R A N D U M DATE: January 14, 2019 TO: Monica Bilodeau, City of Tigard FROM: Stacy Connery, Pacific Community Design RE: River Terrace Crossing Planned Development Modification - Temporary Sales Office and Model Homes (18.440) This Memo is intended to supplement the River Terrace Crossing Planned Development Modification narrative, which did not originally include findings for sales office and model homes under chapter 18.440 Temporary Uses. This narrative and planning application was submitted December 6, 2018. 18.440 TEMPORARY USES 18.440.030 Types of Temporary Uses C. Temporary sales office or model home. This type of use includes a temporary sales office or offices either in a housing unit or in another temporary building for the purpose of facilitating the sale of real property in any subdivision or property within this city. This includes the use of one unit in a subdivision as a “model home” for purposes of showing perspective buyers. Response: The original River Terrace Crossing Planned Development approval included temporary use permits for model homes and a sales office. In early April, the applicant requested to withdraw the temporary use permits from the Final Order. Therefore, the new Planned Development Modification requested to re-apply for temporary use permits in the River Terrace Crossing subdivision. The proposed modification requests four (4) model homes and one (1) sales office as shown on the Sales Office/Model Home Complex Site Plan. The proposal complies with Section 18.640.110, which cites criteria for temporary sales offices and model homes in the River Terrace Plan District. 18.440.050 Approval Criteria C. Temporary sales office or model home. The approval authority shall approve or approve with conditions a temporary sales office or model home, when all of the following are met: 1. Temporary sales office. a. The temporary sales office shall be located within the boundaries of the subdivision or property in which the real property is to be sold; and b. The property to be used for a temporary sales office shall not be permanently improved for that purpose. 2. Model home. a. The model home shall be located within the boundaries of the subdivision or property where the real property to be sold is situated; and b. The property to be used for a model house shall be a permanently designed dwelling structure. Response: The proposed modification requests four (4) model homes and one (1) sales office as shown on the Sales Office/Model Home Complex Site Plan. The model homes and sales office are located within the boundary of the subdivision where the real property to be sold is situated. The property used for the sales office will not be permanently improved for that purpose. The properties used for the model homes will be developed within a permanently designed dwelling structure. The proposal complies with Section 18.640.110, which cites criteria for temporary sales offices and model homes in the River Terrace Plan District. 18.640.110 Temporary Sales Offices and Model Homes One temporary sales office and one or more model homes may be located and used prior to final plat approval when proposed in conjunction with a preliminary plat application for a subdivision. Any such proposal and approval shall be processed in compliance with Section 18.440.040, meet the approval criteria in Subsection 18.440.050.C, and comply with the provisions in this section. If temporary sales office or model home is not proposed in conjunction with a preliminary plat application for a subdivision, one or both may be proposed at a later date in compliance with Chapter 18.440, Temporary Uses. A. Temporary sales office. 1. No more than 1 temporary sales office, not including a sales office in a model home, per subdivision may be approved for placement on a lot intended for a dwelling unit as shown on the preliminary plat. 2. Conditions of approval for a temporary sales office shall protect the public’s health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each sales office lot and curbs and the first lift of asphalt on all streets proposed to serve the sales office lot. c. Installation of utilities within all streets proposed to serve the sales office lot. d. Provision of adequate parking. 3. Any improvements to the property shall be designed and constructed so as to not preclude future use of the property as zoned. Response: The applicant proposes four (4) model homes and one (1) temporary sales office within the proposed development, as shown on the Model Home/Sales Office Plan in Exhibit 11.2. The temporary sales office will not be in one of the model homes. Any conditions of approval for the sales office will be met prior to final plat approval and building permit submittal. The temporary sales office will provide adequate fire access routes and water supply, including fire hydrant locations throughout the site, as determined by TVF&R. It will provide safe and adequate pedestrian and vehicular access, including sidewalk along the frontage of each sales office lot and curbs and the first lift of asphalt on all streets proposed to serve the sales office lot. It will include installation of utilities within all streets proposed to serve the sales office lot. Finally, the sales office will provide for adequate parking. The property used for the temporary sales office will not be permanently approved for any purpose or so as to preclude construction of a dwelling. B. Model homes. 1. The number of model homes shall be limited to: a. Three, or 1 for every 6 acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is proposed in conjunction with a planned development application. b. One, or 1 for every 6 acres of land proposed for subdivision in a preliminary plat, whichever is greater, if the preliminary plat application is not proposed in conjunction with a planned development application. 2. Conditions of approval for a model home shall protect the public’s health, safety, and welfare. Conditions of approval shall include, but are not limited to, the following: River Terrace Plan District 18.640-26 Code Update: 12/17 a. Provision of adequate fire access and water supply, including fire hydrants. b. Provision of safe and adequate pedestrian and vehicle access, including a sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve each model home lot. c. Installation of utilities within all streets proposed to serve each model home lot. d. Provision of adequate parking. 3. Any improvement to the property shall be designed and constructed so as to not preclude full compliance with all applicable development standards upon final plat approval. The applicant bears the sole and complete risk of altering or relocating the model home prior to final plat approval if such actions are necessary for it to comply with all applicable development standards upon final plat approval. 4. Each model home shall be located and constructed on a separate preliminary lot intended for a dwelling unit as shown on the preliminary plat and in conformance with all applicable development standards, including but not limited to: setbacks, lot coverage, height, façade design, and access. Nothing in this section shall be construed as recognizing the lot on which the model home is located as a final approved lot for any purpose. Nor shall the model home approval be the basis for a variance, exception, vested right, or nonconforming use. 5. No model home may be occupied except during established business hours and in no event shall be used as an overnight accommodation. 6. One model home may be used as a temporary sales office in lieu of a temporary sales office approved in compliance with either Subsection 18.640.110.A or Subsection 18.440.030.C. Response: The applicant proposes four (4) model homes with the proposed development, as shown on the Model Homes/Sales Office Plan in Exhibit 11.2. No model home will be occupied except during established business hours. The above code section allows for seven (7) model homes for the subject preliminary plat that is proposed in conjunction with a Planned Development application. Any conditions of approval for the model homes will be met prior to final plat approval and building permit submittal. The model homes will provide adequate fire access routes and water supply, including fire hydrant locations throughout the site, as determined by TVF&R. It will provide safe and adequate pedestrian and vehicular access, including sidewalk along the frontage of each model home lot and curbs and the first lift of asphalt on all streets proposed to serve the model homes. It will include installation of utilities within all streets proposed to serve the model home lots. Finally, the model homes will provide for adequate parking by utilizing the on-street parking availability. Each model home will be sited and constructed on a separate preliminary lot intended for a dwelling unit as shown in Exhibit 6.1-6.2 and in conformance with all standards applicable to a dwelling unit, including but not limited to: setbacks, lot coverage, height, design, and access. No model home will be occupied except during established business hours and will not be used as overnight accommodation. The applicant is not proposing use of a model home as a temporary sales office in lieu of a temporary sales office approved under the section below. C. Owner authorization and performance bond. The temporary use application for the sales office or model home(s) shall include authorization from the owner, binding its successors and assigns, for the city to enter the property and take such actions as are necessary to demolish and remove any temporary sales office or model home that has been declared a nuisance pursuant to Paragraph 18.640.110.D.2. The applicant shall post a performance bond in favor of the city in an amount designated in the temporary use approval as a reasonable estimate of the cost sufficient for this purpose. The bond shall be released upon final plat approval. Response: The applicant will grant access to the property for authorized city representatives to enter the property to remove or demolish any temporary sales office or model home that has been declared a nuisance. The applicant will post a performance bond for the amount designated in the temporary use approval. D. Removal of model home or temporary sales office. 1. If final plat approval is not obtained prior to the lapse of the preliminary plat approval, each model home or temporary sales office shall be removed and the property restored and made safe by the applicant or owner. This shall occur no later than 60 days after the lapse of the preliminary plat approval in compliance with Section 18.830.030, including any approved extension. 2. A model home or temporary sales office not removed in compliance with Paragraph 18.640.110.D.1 shall be declared a nuisance. The city shall enter the property and abate the nuisance by taking such actions as are necessary to demolish and remove the structure(s) in compliance with the owner authorization and performance bond required in Subsection 18.640.110.C. Response: If final plat approval is not obtained, each model home and the temporary sales office would be removed, and the site restored and made safe, no later than 60 days after lapse of the preliminary plat as provided for in Section 18.830.030, including any approved extension. In the case that a model home or temporary sales office is not removed in accordance with paragraph 1 above, the applicant will authorize the City to enter the property and abate the nuisance by taking such actions as are necessary to demolish and remove the structure(s). The applicant will post a performance bond in favor of the city in an amount designated in the approval as a reasonable estimate of the cost of such sufficient to abate the nuisance, to be released upon final plat approval. Please let us know if you have any questions. Thank you. March 4, 2019 Page 1 of 8 CITY OF TIGARD PLANNING COMMISSION Minutes, March 4, 2019 Location: Tigard Civic Center Town Hall, 13125 SW Hall Blvd. CALL TO ORDER President Feeney called the meeting to order at 7:00 p.m. ROLL CALL Present: President Feeney Vice President Hu Commissioner Jackson Commissioner Roberts Alt. Commissioner Sarman Commissioner Schmidt Commissioner Tiruvallur Commissioner Watson Absent: Commissioner Brook; Commissioner Whitehurst; Alt. Commissioner Quinones Staff Present: Tom McGuire, Assistant Community Development Director; Doreen Laughlin, Executive Assistant; Monica Bilodeau, Associate Planner; Khoi Le, Principal Engineer COMMUNICATIONS - None CONSIDER MINUTES President Feeney asked if there were any additions, deletions, or corrections to the February 25 minutes; there being none, President Feeney declared the minutes approved as submitted. PUBLIC HEARING RIVER TERRACE CROSSING PLANNED DEVELOPMENT MODIFICATION Planned Development Review - PDR2018-00005 Temporary Use Permits TUP2018-00022 thru 00026 DESCRIPTION OF PROPOSAL: The Applicant requests approval of a new planned development to modify the original River Terrace Crossing planned development (PDR2016- 00016). Polygon Northwest notified the city that it was their intention to modify the original approvals to allow the developer the ability to refine the lot layout to offer a housing variety that better suits the current housing market. The request proposes to introduce a single-level home March 4, 2019 Page 2 of 8 option and replace large lots for more standard and medium lots that are more affordable. The proposed modification includes the addition of 18 lots which remain in compliance with the allowable density range originally approved with the development. The street layout, parks and trails, resource area, private tracts, and detention facility remain unchanged as part of the proposal. The applicant also requests five temporary use permits for, four model homes and one sales office. LOCATION: Directly south of Polygon at Bull Mountain subdivision; west of SW 150th Avenue. QUASI-JUDICIAL HEARING STATEMENTS President Feeney read the required statements and procedural items from the quasi-judicial hearing guide. There were no abstentions; there were no challenges of the commissioners for bias or conflict of interest. Ex parte contacts: None. Site visitations: Commissioners Watson, Hu, Feeney, Schmidt, Jackson, Roberts, and Tiruvallur had visited the site. No one in the audience wished to challenge the jurisdiction of the commission. STAFF REPORT Associate Planner Monica Bilodeau introduced herself and went over a PowerPoint (Exhibit A). She noted that February 27, 2017 was the original Planning commission hearing for River Terrace Crossing - PDR2016-00016 and that the street layout, parks/trails, resource areas, private tracts, and detention facility remain unchanged as part of this proposal. The proposed modification consists of the following elements: Addition of 18 lots Temporary Use Permit for sales office and four model homes Early Grading authorization The street layout, parks/trails, resource areas, private tracts, and detention facility remain unchanged as part of this proposal. The proposed modification will replat River Terrace Crossing and increase density by 18 units, from 180 to 198 lots. The proposed lot count is within the allowed density range that was previously approved at 170-213 lots for this site. A traffic study was prepared by Kittelson & Associates, the study concludes that the increase of 18 lots results in a negligible increase of trips. These conditions are in addition to the conditions listed in PDR2016-00016. She noted that staff had received no public testimony during the open comment period. STAFF RECOMMENDATION Staff has reviewed the proposed plans and recommends approval of the Planned Development Review, Temporary Use Permits and early grading authorization, subject to the Conditions of Approval in the staff report. QUESTIONS OF STAFF Are the set-backs the same as the original? Yes. We had an original approval for River Terrace Crossing, and that decision had the correct set-backs. We are not modifying any set-backs in this hearing. March 4, 2019 Page 3 of 8 A lot of the conditions included in the staff report were around trees in one way or another. I’m curious why those were here and not pulled from the original approval. This modification had a few changes to the street trees, so we updated the conditions to address the new totals regarding street trees; those were added to modify the original decision. APPLICANT’S PRESENTATION Amber Verdadero of Polygon reminded the Commission that they were here two years ago presenting this neighborhood, and they received a land use approval at that time. Since then, time has passed and they looked at the neighborhood again as far as the product they were offering. Based on where market conditions were heading, and price increases over the last three years, they felt it necessary to offer a suitable product for the homebuyer. The project to the north had a large number of primarily large lots, and those large lots, because of topography, often were daylighted - so those footages were up in about the 4700 sq. ft. area – quite a bit larger. They took another look and took some of the large and standard lots and crea ted more medium lots. Of the medium lots, more than half are daylighted, so those footages are very similar to what would be considered a standard lot. Three of the four plans are within about 100 sq. ft. of existing standard lot footages. They are adding some additional single-stories that would not be age restricted, and will offer some nice three-bedroom, almost 2,000 sq. ft. single- story homes on their standard lots. Stacy Connery of Pacific Community Design went over the new plan and the existing approved plan using a PowerPoint (Exhibit B) to compare the two. She noted there’s a slight change, a 2% decrease in the open space area which is mainly occurring near Woodhue. She noted they are losing 12 large lots, 79 standard lots – and adding 109 medium lots for a net increase of 18 lots. They wanted to address the concerns expressed at the neighborhood meeting about the addition of 18 homes to this project. They were concerned about the increased density; the impact that it would have on road connectivity; and traffic; particularly around the park that’s in Polygon at Bull Mountain. There were concerns about safety at the park, and also concerns about the aesthetic appeal of the homes. Regarding density, she noted that it’s still below the maximum that could potentially be allowed on the site. They’d studied all this and produced a memo that supports the findings (Exhibit C). She had some slides showing some of the architecture that Polygon is proposing, and the various elevations of the homes. She added that so far as the street connections around the park in Polygon at Bull Mountain are in exactly the same location, they are in the existing approval. They are not proposing any changes to how those streets come in to that area. The neighborhood in Polygon at Bull Mountain through this project is going to have a second neighborhood park that’s just within a quarter mile walking distance, and the trails within that project will connect with the trails in River Terrace Crossing, and ultimately connect with trails heading to the west. So, there will be an integrated park and trail system that will benefit both neighborhoods. QUESTIONS – None. TESTIMONY IN FAVOR – None. TESTIMONY IN OPPOSITION March 4, 2019 Page 4 of 8 Brad Satran, 15410 SW Seine Ct. has lived in Tigard about 30 years. He spoke about Orchard Park – located in the neighborhood north of this one. He said when he bought his home he and others in his neighborhood were specifically told that these roads would not go through. He would have no problem with them going through if he’d known that up-front. His problem is that they were specifically told that they would not go through. He interviewed his neighbors and has a signed petition with over 60 people saying they were told the very same thing. He said they were not here to gripe but want solutions. They want the connections - Missouri, Vanderwood, Hudson and Peace - but block them off with gates. Connect them through so if one day the traffic does in fact need those streets to go through, the streets will be made – they would just need to open the gates. He said, “There are other areas in Tigard that have the exact same thing, where there are two neighborhoods connected with a street separated by a chain, or a gate, or a fence. This is not a created standard; it’s been done before. Orchard Park would be the only one pinched between two roads with the topography of everything sloping towards the streets. My backyard backs up to the park and I see firsthand kids running into the streets chasing balls all the time; it’s a huge safety issue. We want to be solution driven. Connectivity is fine, let’s connect everything, but have a gate shut off - please consider that.” QUESTION for Mr. Satran You said when you bought your home there, you and some of your neighbors were told that those streets weren’t going to go through. Who stated this to you? The sales representative of Polygon. To be clear, speaking with other Polygon folks, they say this person didn’t work for Polygon – but Polygon hired them to represent them. So, it was definitely an agent of Polygon. Brian McVicker, 14941 SW Rosario Lane said his concern is schools and the impact the growth is going to have on them. Right now, the high school assigned to that area is Tualatin. The turnaround time to go to the High School and back is an hour. He noted there are four high schools closer to them than the one assigned to them. District boundaries don’t make sense anymore. There will be more frustrated residents because of the boundary mess; it’s expanding into a huge mess. Kevin Everiege, 15243 SW Seine Drive said he and his neighbors have drainage issues, he talked to the City of Tigard and Polygon. Polygon put some French drains in. They also have issues with HVAC. They’ve had many problems working with Polygon. He said Polygon has a habit of being deceitful and not transparent. His concern is – it started with them saying the roads wouldn’t go through, and that wasn’t true; drainage issues that have to be fought tooth and nail for; and there’s hardly any accessibility when trying to get hold of Polygon for any kind of resolution. He wants someone from the City of Tigard to look at the plans and approve them and make sure they’re designed right. He believes they should have some kind of recourse rather than having to go the legal route all the time. He’s all for expanding, he likes Polygon homes’ styling, there are a lot of good qualities - but there are some big issues. He wants the City of Tigard to help, and for Polygon to have some transparency. RESPONSE FROM STAFF March 4, 2019 Page 5 of 8 Principal Engineer Khoi Le spoke to the question of street connections and gates on public streets. He noted that in this modification they didn’t change any previously approved street layouts. The applicant submitted the traffic study, and the traffic engineer didn’t have any issues with the additional traffic to the system. He noted that typically, if there are any safety issues at intersections where Mr. Satran mentioned, they would recommend some additional mitigations or investigations – but they didn’t ask for any additional mitigations or conditions of approval including investigations. Additionally, the street connection is required by code. The previous layout has been approved – the city saw no reason to close the street. Nothing in the traffic report warranted it and typically we don’t gate public streets. Gates are only utilized on private streets, or on trails. All the plans go through the building review process, and there are also inspections from the building department. In order for them to attain occupancy, they have to have approval from the City as far as meeting all the building code requirements. We can provide you with the Building Official’s name and number so you can talk about the process if you’d like. Associate Planner Monica Bilodeau commented, “The city’s website had a River Terrace section to it that was available to the public that showed our Master Plan and River Terrace in general – and all the proposed area that was going to be developed. It’s unfortunate, I don’t know if anyone reached out to the City, but if the City had been contacted and asked about potential development of this parcel, or parcels to the west, we could have disclosed all the potential development that was going to be coming in River Terrace. We went through a very lengthy planning process to show how the potential buildout of River Terrace could take place. I don’t know if anyone reached out to the City and asked if this parcel to the south was going to be developed, but if they had, City staff would have said yes there’s that potential and, in fact, the City anticipates that it will be built out. Regarding the school district, when applications come in, we notify them of any proposed projects, and at that time they have a chance to let us know if they have any issues. So, we do keep up communication with the school district, but only in that sense. We don’t have a meeting or specific contact; we send the plans to them and have an open period, and if they have questions or concerns, they can comment. We are available to meet with the school district if needed.” Monica noted that conditions can be added to the motion if the commissioners believe that’s something they want to do to address concerns. QUESTIONS OF STAFF One commissioner noted that he believes there’s a valid concern regarding safety considering when the traffic study was done. Taking into consideration the time of year the traffic studies were done – the traffic people would have not observed it at peak times. Principal Engineer Khoi Le said the traffic studies done are for conducting trip generations – and typically they look at vehicular trips rather than pedestrian trips. There was a lengthy discussion about safety and the area, particularly around the park. It was mentioned by one commissioner that perhaps a traffic study is not the best plan to study this March 4, 2019 Page 6 of 8 problem. There was a safety concern that the basketball court is located right on the intersection and that it slopes downhill towards the street. Khoi Le noted that a traffic study can take into consideration sight distance. The consultant’s engineer could be asked to provide additional sight distance studies that apply to that particular intersection near the park. That may help the citizens around the neighborhood feel more at ease about the safety of the area regarding traffic and pedestrians, and the sight distances between cars and the park area. He noted that, “Additionally, city staff meets weekly on Tuesdays to talk about River Terrace design issues and come up with solutions. We can look into the safety concerns regarding the design of the basketball court and the park in general.” APPLICANT COMMENTS Amber Verdadero from Polygon thanked the neighbors for coming out and giving them some valid input to the neighborhood plan. She noted that they are very open to making the park and interaction with the street safer. She noted that on the two minor streets, there are stop signs there - but they’re willing to look into a small wall – some sort of either wrought iron fence, or chain link fence that would still allow for good sight distance. She is happy to talk to the gentleman who testified about the warranty issue after the meeting. As far as what people were told very early on in the planning, she said they only had an option on the property and they typically don’t set the expectations without knowing what the land use outcome is going to be. She said she’s happy to talk to those folks after the meeting as well. Stacy Connery pointed out that there are stop signs on the two streets that will be intersecting Hawk Ridge and they’re happy to do the sight distance evaluation to look at those intersec tions and evaluate the on-street parking in that context to see if they need to eliminate any of it on the south side of the road. They will also work with their park designer to recommend some measures that would help increase the safety and keep balls at the park from rolling out into the road. She believes a wall of some kind, or a low hedge could likely be added to the park that would improve that situation. QUESTIONS From what I’m hearing you wouldn’t be against a condition of approval that adds something about evaluating the park, adding either additional landscaping or fencing to preclude balls from rolling into the street? Not at all, I think that’s practical - especially to the gentleman’s point that it is all sloping downhill - so I can see that being an issue. We’d be happy to do that. So, there’s the problem of the school boundaries. The whole west side of Bull Mountain has a huge community coming up, and if my neighbor is going to one school and I’m going to a different school… that’s really not the best way to plan this. In my opinion, this is still a great issue. Planner Monica Bilodeau answered, “It’s a school district issue. As city staff, we can reach out to the school district and let them know that this is a continuing issue. But ultimately, the city does not have any determination on their boundaries.” March 4, 2019 Page 7 of 8 Assistant Community Development Director Tom McGuire added, “We interact with the school district on a couple of levels. Monica described how we do it on a land-use case basis, but prior to the development of River Terrace, the school district was on our technical advisory committee; they were involved in all of the planning of River Terrace. They’re aware of all the zoning that we were approving out there. I’m not privy to their internal processes, but I know they have a way of looking at what our zoning is… deciding how many families… how many school-aged children are generated by a typical “x” number of acres of, say R-7 - and they factor that into their long-range planning. That’s why they bought property just to the west of here and they’re currently in the process of doing some initial planning for a K-8 school. They are aware of all the zoning that’s been approved in River Terrace, and they’re aware of what all of the future development levels will be; they’ve been factoring that into their planning. And again, when we have individual cases like this, we will also notify the district of the concerns, and they have an opportunity to look into them. Who should the public contact at the school district if they would like to have input, realizing that the City of Tigard doesn’t make these decisions? I would suggest talking to the School Board at the School District, and definitely - for school district boundary issues – that would be the School Board. PUBLIC HEARING CLOSED DELIBERATION • Commissioner Tiruvallur – I wasn’t here for the original hearing so I don’t have all the background, but the issues brought up are pretty good ones. Would we be able to put some conditions before we approve it - and how would we make sure those things get enforced? President Feeney answered – So from the sounds of it, if we want to impose a condition of approval about enhanced safety… the applicant has already stated that they’re willing to look into that. Unfortunately, we can’t change the road alignments because that’s part of the original application. By making it a condition of approval - that’s how it’s enforced. • Commissioner Schmidt – I’m in favor of making a condition of approval for the safety issue at the park and a sight distance study for the two streets mentioned earlier. • Commissioner Roberts – I’m in favor of putting a condition in and am glad to see the change, because it will provide more variety in the types of houses. It will provide a little more affordable housing, which is something we’ve been struggling with. I’m in favor of this in general, but whatever the mechanism - we should ensure the safety of the kids. • Commissioner Hu – I agree with everything the commission has stated , but I’d just like to restate the question that was raised earlier. Can we, at this point, really place any conditions on the park? The park is not a part of the application in front of us for consideration. o Monica Bilodeau noted that Polygon has confirmed they will accept a condition to pay for any safety updates at that park that are necessary. • President Feeney - I’m fine with the additional 18 lots. I like having that mixture. Some of those homes that are on the north side are very large homes; there’s a market for that. C I T Y O F T I G A R D R e s p e c t a n d C a r e | D o t h e R i g h t T h i n g | G e t i t D o n e River Terrace Crossing Planning Commission Hearing Agenda Item #5 Community Development March 4, 2019 C I T Y O F T I G A R D Project Summary Modification to the previously approved River Terrace Crossing Development Early Grading Authorization The proposed modification consists of the following elements: Addition of 18 lots Temporary Use Permit for sales office and four model homes C I T Y O F T I G A R D C I T Y O F T I G A R D Original Proposed C I T Y O F T I G A R D C I T Y O F T I G A R D Findings The proposed modification will replat River Terrace Crossing and increase density by 18 units, from 180 to 198 lots. The proposed lot count is within the allowed density range of 170-213 lots for this site. A traffic study was prepared by Kittelson & Associates, the study concludes that the increase of 18 lots results in a negligible increase of trips. These conditions are in addition to the conditions listed in PDR2016-00016. C I T Y O F T I G A R D Staff Recommendation Staff has reviewed the proposed plans and recommends approval of the Planned Development Review, Temporary Use Permits and early grading authorization, subject to the Conditions of Approval in the staff report. C I T Y O F T I G A R D R e s p e c t a n d C a r e | D o t h e R i g h t T h i n g | G e t i t D o n e River Terrace Crossing Planning Commission Hearing Agenda Item #5 Community Development March 4, 2019 River Terrace Crossing Planned Development Modification March 4, 2019 Current •Large homes •Standard homes •Exceeds architectural design standards •English, Craftsman and French Styles •Provided: •180 Lots •2.21 AC Public Parks/Trails •13.54 AC Open Space Proposed •Large homes •Standard homes •Medium homes •Exceeds architectural design standards •English, Craftsman and French Styles •Provided: •198 Lots •2.21 AC Public Parks/Trails •13.25 AC Open Space Planned Development Modification Net increase of 18 lots Building Type Current Proposed Change Large (60')41 29 -12 Standard (50')139 60 -79 Medium (42')0 109 109 Total 180 198 18 River Terrace Crossing Building Types: Current v. Proposed •General concerns about the impact of adding 18 homes: •Increased density •Road connectivity/traffic •Park safety •Aesthetic appeal of homes Neighborhood Meeting Comments Density •Net developable area = 25.38 ac •Total Maximum Units = 213 units •Total Minimum Units = 170 units 170 Min. 213 Max. 180 Current 198 Proposed Density Range Road Connectivity –Traffic Volume Road Connectivity –Traffic Volume Road Connectivity –Traffic Volume Park Proximity 1/4 Mile Park Proximity -Trails 1/4 Mile Conceptual Elevations Large Homes Conceptual Elevations Standard Homes Standard Single-level homes Conceptual Elevations Medium homes Conceptual Elevations