Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
SUB1999-00006
• • EXHIBIT Al NOTICE OF TYPE II DECISION A zov. SUBDIVISION (SUM 1999 -00006 (CITY OF TIGARD] Community (Development RAVEN'S RIDGE SUBDIVISION Shaping Better Community 120 DAYS = 6/6/2000 SECTION I. APPLICATION SUMMARY FILE NAME: RAVEN'S RIDGE SUBDIVISION CASE NOS: Subdivision SUB1999 -00006 Sensitive Lands Review SLR2000 -00001 The applicant has requested approval of 40 -lot Subdivision. The applicant has also requested Sensitive Lands Review approval for development on slopes greater than 25 %. APPLICANT: Don Grim OWNER James and Madeline Schultz Grim Logging Co. T/L 100 & 200: 13268 SW Bull Mountain Road PO Box 5930 Tigard, OR 97224 Salem, OR 97304 OWNER Frank B. & Patricia A. Foran T/L 7000: 13145 SW Bull Mountain Road Tigard, OR 97224 ENGINEER: Jay Harris CONSULTANT: Spencer Vail Harris - McMonagle Associates 4505 NE 24 12555 SW Hall Boulevard Portland, OR 97211 Tigard, OR 97223 COMPREHENSIVE PLAN and ZONING DESIGNATION: Medium Density Residential, R -7; Single- Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. LOCATION: The subject parcels are located west of SW Wilmington Lane and SW Ridgefield Lane; WCTM 1 S109AB, Tax Lots 00100, 00200 and 07000. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visu Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Department Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. SUB1999-00006/SLR2000-00001 — RAVENS RIDGE SUBDIVISION PAGE 1 OF 26 • • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND /OR FILL ACTIVITIES: Submit the following to the Planning Department (Julia Powell Hajduk, 639 -4171 ext. 407) 1. Submit a revised tree removal and mitigation plan that is based on the revised grading plan and potential building setbacks in order to save as many additional trees along the property lines as possible. The revised tree removal and mitigation plan must list the trees over 12 inches being removed and retained as well as the total caliper inches of the trees being removed. The required mitigation will be based upon the percentage of trees being retained versus removed (not inches). 2. Prior to any site work, including grading, submit a bond for proposed on -site tree mitigation or pay the fee in -lieu for the number of inches required to be mitigated based on the inventory required above. - 3. Prior to ANY site work, tree protection measures must be installed for all trees to be retained. Once installed, the tree protection measures must be approved by a certified arborist and a member of the Planning Staff. 4. Submit revised density calculations that take into affect all other conditions of approval within this decision. The revised lot sizes must continue to meet the average lot size of 5,000 square feet. Submit to the Engineering Department (Brian Rager, 639 -4171, ext. 318) for review and approval: 5. Prior to commencing on -site improvements, the applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on -site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 6. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to 'Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 7. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all Tots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of Tots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 8. The applicant shall incorporate the recommendations from the submitted geotechnical report by ADaPT Engineering, Inc, dated January 5, 2000, into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix Chapter 33 of the UBC. A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. 9. The applicant shall obtain a 1200 -C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 10. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20 %, as well as lots that will have natural slopes in excess of 20 %. This information will be necessary in determining if special grading inspections and /or permits will be necessary when the lots develop. 11. If the applicant is required to remove additional trees behind Lot 5 to complete the remediation work to the slump area, mentioned in the geotechnical report, they shall make the necessary revisions to their tree mitigation plan and gain approval from the Planning Division. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 2 OF 26 • 1 The applicant's construction plans shall clarify how the wetland at the south end of the site will be impacted from construction of either the pedestrian pathway or the water quality swale in Tract C. The applicant must provide information as to how they will meet the average 25 -foot width requirement of the USA Design and Construction Standards. In addition, Section 3.11.4.c.2 of the USA Standards indicates that vegetated corridors shall be designed in accordance with Table 3.1. Because the vegetated corridor will be impacted with construction, the applicant must restore the corridor in accordance with Table 3.1. The applicant must re- vegetate disturbed and bare areas with appropriate plants from USA's Native Plants List. They must also remove any blackberry and ivy and re- vegetate with appropriate, non - nuisance plantings from the Native Plants List. They must also plant and seed to provide 100 percent surface coverage. PRIOR TO APPROVAL OF THE FINAL PLAT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 6394171.) Submit to the Planning Department (Julia Powell Hajduk ext. 407): 13. Prior to Final Plat, submit deed restrictions for the trees proposed to be retained. If any trees currently proposed to be retained are removed, approval must be granted PRIOR to any tree removal and mitigation requirements will be adjusted accordingly. Submit to the Engineering Department (Brian Rager, 639 -4171, ext. 318) for review and approval: 14. A public improvement permit and compliance agreement is required for this project. Seven (7) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 15. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 16. The final plat shall indicate that all new public streets will have a minimum right -of -way width of 42 feet. 17. Prior to approval of the final plat, the City Engineer shall review and approve all street names. The name, "SW Wilmington Lane" shall be carried through this project to the west boundary as shown on the preliminary plan. The east/west portions of both Roads A and B shall be designated as "Lane ". The north /south portions of both Roa A and B shall be designated as "Terrace" and have number assignments (example: SW 131 S Terrace). 18. The two private streets shall be given a name designation of "Place ", since they are north /south dead -end streets. 19. The applicant's construction plans shall indicate that all new public streets will have a minimum paved width of 28 feet. In addition, "No Parking" signs shall be rovided on one side of all streets with the 28 -foot width. The applicant shall show the proposed placement of these signs on the construction plans. 20. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 3 OF 26 • 21. P 'rofiles of all three public streets shown to stub out at the westerly boundary of this site shall be required, extending 300 feet beyond the subject site showing the existing grade and realistic future grade. 22. The final plat shall include a note that prohibits access to Tract D (private street) from Lots 11 and 18. 23. Prior to construction Ian approval, the applicant shall obtain approval . from the Building Division and Tualatin Valley Fire & Rescue (TVFR) for fire and life safety issues. Both Tracts A and D will likely need fire truck turnarounds provided, since they both appear to be over 150 feet in length. These turnaround areas shall not be a part of any proposed lot. 24. "No Parking" signs shall be placed on both sides of the private streets (Tracts A and D). 25. The final plat shall show that Tract D will be subject to public water, sanitary, storm drainage and pedestrian access easements. 26. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private streets will be jointly owned and maintained by the private property owners who abut and take access from them. 27. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC &R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private streets. The CC &R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the streets. The applicant shall submit a copy of the CC &R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 28. The pavement and rock section of the proposed private street shall meet the City's public street standard for a local residential street. 29. The applicant's plans shall indicate a temporary fire truck tumaround at the end of what is called `Road A" on the preliminary plan. This tumaround shall not be located within the boundaries of a proposed lot. It can be located on the adjacent parcel to the west provided the appropriate offsite easement is obtained by the applicant. 30. The applicant's plan shall show details of the pedestrian connection between this development and the Foran Subdivision pedestrian pathway to the south. If the existing wetland will be impacted from the construction of the pathway or bridge structure, the applicant shall obtain a permit from the Army Corps of Engineers and DSL. If neither agency claims jurisdiction over the wetland alteration, the applicant must obtain the appropriate City of Tigard Sensitive Lands Review authorization. The applicant's plan must also show how they will meet the 25 -foot average width for the undisturbed vegetated corridor along the wetland. 31. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineenng Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. 32. Any proposed sanitary sewer pipe segments located outside of public right -of -way and inside proposed lots shall be constructed of either ductile iron or PVC C -900 pipe materials. Based upon the preliminary plan, this condition will apply to the four segments of sanitary sewer pipe shown to be located in easements on Lot 6. 33. The applicant's construction plans shall show that the sanitary and storm sewer manholes shown at the end of SW Ridgefield Lane (northeast corner of Lot 6) and within the flag pole portion of Lot 6 will have paved access to the City sewer cleaning truck. The minimum access width for the cleaning truck is 10 feet and the pavement section must bear a vehicle weight of 50,000 pounds. The location of the sanitary and storm sewer manholes in the flag pole portion of Lot 6 shall be adjusted such that when a sewer cleaning truck is parked in front of either manhole, the driveway into Lot 6 will not be blocked. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 4 OF 26 • • 34. the applicant's storm drainage shall be revised to show that all of the impervious areas from this development will be conveyed to a detention facility that meets the criteria of the USA Design and Construction Standards. If pipe detention is proposed, it shall be designed such that City maintenance crews can easily clean the silts that will build over time. Final design shall be reviewed and approved by the City Engineer. 35. The applicant's storm drainage plan shall be revised to eliminate any storm water pipe(s) from crossing beneath the proposed vegetated water quality swale or detention pond. • 36. If the outfall pipes from the storm drainage system and water quality swale are to be installed inside of the wetland, as shown on the preliminary plan, the applicant shall obtain the necessary permits from the US Army Corps of Engineers and DSL, if deemed necessary. If neither agency claims jurisdiction over the wetland alteration, the applicant must obtain the appropriate City of Tigard Sensitive Lands Review authorization. 37. Any proposed public storm drainage pipes located outside of public right -of -way in inside proposed lots shall be constructed of either ductile iron or PVC C -900 pipe materials. Based upon the preliminary plan, this condition will apply to the lines shown to cross behind Lots 14, 15, 22 and 23, and between Lots 6 and 7. 38. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Ti and on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three -year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three -year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period the landscaping alls below the 80 percent level, the developer shall immediately reinstall all deficient planing at the next appropriate planting opportunity. • 39. The applicant shall provide a maintenance access road to the facility and any drainage structures within the facility to accommodate City maintenance vehicles. The access road shall be paved and a minimum of 10 feet wide. If the maintenance roadway is over 150 feet in length, a tumaround shall be provided. 40. If the applicant is not able to construct the swale as shown on the preliminary plan, they shall make any necessary adjustments in the plan to ensure that a sufficient water quality facility is provided, including reduction in the number of lots to provide sufficient space. 41. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $1,200. 42. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be establishedby: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 43. Final Plat Application Submission Requirements: A. Submit for City review three paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. SUB1999-00006✓SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 5 OF 26 • • G. NOTE: Washington County will not begin their review of the final plat until they . receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. D. Once the Ci and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. THE FOLLOWING CONDITIONS SHALL BE SATISFIED . PRIOR TO THE ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639 -4171, ext. 318) for review and approval: 44. The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 45. Prior to issuance of any building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off -site street and /or utility improvements are completely finished, and 4) all street lights are installed and ready to be energized. 46. Prior to issuance of building permits, the applicant must re -plant any disturbed areas not covered by impervious surface. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 6 OF 26 • • 16.430.100 Filing and Recordina: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights -of -way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline - centerline intersection points; 2. All cul-de -sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul -de -sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 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. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 7 OF 26 • • 18.810.1 00 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. 3 � SECTION III. BACKGROUND INFORMATION Site History: City records do not indicate any previous development approvals have been granted for this property. Vicinity Information: The site is located west of SW Wilmington Lane and SW Ridgefield Lane. The properties to the south and east are part of developed subdivisions. To the north and west are large vacant and /or large lots with single family residences on them. The site is surrounded on all sides by property zoned R -7. Site Information and Proposal Description: The site is 7.85 acres in size and is currently vacant. The Comprehensive Plan designates the site for Medium Density Residential use and the zoning for the site is R -7. Topography has some sections in the northern portion and southern portion with slopes exceeding 25 %. The applicant has requested SLR approval to alter these slopes. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET The Tigard Development Code requires that property owners within 500 feet of the subject site be notified of the proposal and be given the opportunity to provide written comments prior to a decision being made. Staff received several comments that are summarized below. A summary of the comment or concern is stated in bold and the Staff response to each comment follows. Copies of the letters submitted are in the public record and are available for review at the City. Concern that the applicant is not saving as many trees as is possible which will affect the beauty of the neighborhood The tree removal is reviewed under the tree removal section of this decision. The tree removal standards do not prohibit the removal of trees within a development if they need to be removed to make the development work. The applicant is, however, required . to mitigate for the trees removed which serves as an incentive to save trees that are not necessary to be removed. The Code does state that protection is preferred over removal wherever possible. En this case, there are several trees along the property lines that are not shown to be impacted by grading and will not be within potential building envelopes. Staff has therefore, placed a condition on the approval that requires the applicant to re -look at the proposed removal and save additional trees along the property lines. Concern about increased traffic on Wilmington Lane. Also feel that Ridgefield should be extended to decrease the impact of traffic on Wilmington Lane. Traffic on Wilmington Lane is addressed under the Street and Utility Improvement standards of this decision. Concern about lot sizes, especially those adjacent to the Wilmington Height Subdivision. The lot sizes proposed are less than 5,000 square feet and will detract from the adjacent properties property values. The minimum lot size is established by the code and the zoning district. The Code also allows for lot size averaging as long as no lot is less than 80% of the minimum lot size for the zone and that the average lot size for all lots is at least 5,000 square feet. In this case, the minimum lot size for the zone is 5,000 square feet and the smallest a lot can be with lot size averaging is 4,000 square feet. If the subdivision meets the standards, staff does not have the ability to place additional requirements for larger lots, even if it is not in character with surrounding properties. The applicant's plan shows that the average lot size is over 5,000 square feet and no lot is less than 4,000 square feet. If the lot SUB1999- 00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 8 OF 26 1 ,4 • • sizes change as a result of other conditions, the applicant will be conditioned to submit revised documentation showing that they meet the average lot size or revise their lot count accordingly. House heights will allow homes as much as 35 feet above adjacent property roof lines due to the existing topography. The height of a building is measured based on the grade of the property and does not take into account the topography on adjacent Tots. If this were not the case, there would be no homes on hillside lots. The home builders will be required to comply with the maximum building height of 35 feet for the zone and many homes are actually built at a lower height than permitted by the code. Question about where the proposed private drives are: The proposed private streets are Tract D and Tract A. Both are south of and extending off SW Wilmington Lane. Concern about the impact of the area north and east of Tract E because this area has dense foliage, wildlife and wetlands. They do not want to see this area disturbed. Would like to see the construction be limited to above the line of evergreen trees at the top of the hillside. Concern that construction below the tree line will lead to substantial damage to the sensitive wetland area. Another citizen wrote regarding this area to clarify that there would be no construction within 20 feet of the creek area citing wildlife issues and the steep incline. The applicant has had a wetland delineation completed that indicates there is a wetland on the south east portion of the site along the drainage channel. The applicant licant is permitted to remove trees near this drainage because it is outside of the required buffer. With the density requirements, foliage and wildlife can not be saved without purchase of the land or clustering the development to provide a higher density on a smaller portion of the site. The applicant is, however, required to provide a buffer adjacent to the drainage and wetland as well as install sediment control fencing prior to any site work. The standard USA buffer is 25 feet, however, this buffer may be averaged. Erosion will be regulated and reviewed by both the City of Tigard and the Unified Sewerage Agency. This area is discussed in more detail under the Sensitive Lands Review Discussion and under the Street and Utility Improvement Standards. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision — General Provisions • Future re- division Lot size averaging Phased Development B. Approval Criteria — Preliminary Plat C. Applicable Development Code Sections 18.510 Residential zoning districts) 18.705 Access, Egress and Circulation) 18.715 Density) 18.745 Landscaping and screening) 18.765 Off- street parking and loading requirements) 18.775 Sensitive Lands Review) 18.790 Tree removal) 18.795 ision clearance) D. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) 18.390 (Impact Study) SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 9 OF 26 • • SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. SUBDIVISION - GENERAL PROVISIONS: Future re- division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The applicant is proposing to subdivide the 7.85 -acre site into 40 lots ranging in size from 4,750 square feet to 11,078 square feet. The 11,078 square foot lot includes an access drive. Because the buildable portion of the lot (exclusive of the access) is approximately 9,288 square feet, it is not large enough to further divide. None of the other proposed Tots will be large enough to divide in the future. FINDING: Because none of the proposed lots are large enough to divide further, this standard has been satisfied. Lot size averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has proposed averaging of the lot sizes. The minimum lot size in the R -7 zone is 5,000 square feet. Under lot averaging, the 80% standard would allow Tots as small as 4,000 square feet as long as the average lot size for the entire subdivision is at least 5,000 square feet. The smallest lot proposed for the Raven's Ridge subdivision is 4,750 square feet in size. The average lot size for the 40 lots proposed for this subdivision is approximately 6,106 square feet. FINDING: Based on the analysis above, the subdivision complies with the lot size averaging criteria. Phased development: 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; 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: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and 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. 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. The applicant has not proposed to build the subdivision in phases. FINDING: Because the applicant has not proposed a phased development, this standard does not apply. B. APPROVAL STANDARDS - PRELIMINARY PLAT: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. The proposed project complies with the Comprehensive Plan's Medium Density Residential designation for the subject property because it complies with the applicable provisions of the Community Development Code, which implements the plan. Compliance with the majority of specific regulations and standards will be addressed further within this decision. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 10 OF 26 R { • • The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided evidence that the proposed subdivision name has been reserved with the Washington County Surveyor's office, therefore, this standard has been satisfied. The streets and roads are laid out so as to conform to the, plats of subdivisions and maps of major partitions or subdivisions 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. Street layout is discussed in more detail, and conditioned if necessary, further in this decision under Street Utility and Improvement Standards. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under Street Utility and Improvement Standards. FINDING: Based on the analysis above, the preliminary plat approval standards have either been met outright or are conditioned as discussed later in this decision. C. APPLICABLE DEVELOMENT CODE SECTIONS. R -7: Medium - Density Residential District (18.510.020), 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. The R -7 zoning district has the following dimensional requirements: STANDARD R -7 Minimum Lot Size - Detached unit 5,000 sq. ft. - Duplexes 10,000 sq.ft. - Attached unit [1] 5,000 sq.ft. Average Minimum Lot Width - Detached unit lots 50 ft. - Duplex Tots 50 ft. - Attached unit lots 40 ft. Maximum Lot Coverage 80% [21 Minimum Setbacks - Front yard 15 ft. - Side facing street on corner & through lots 10 ft. -Side yard 5ft. - Rear yard 15 ft. - Side or rear yard abutting more restrictive zoning district 30 ft. - Distance between property line and front of garage 20 ft. Maximum Height 35 ft. Minimum Landscape Requirement 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. The proposed lots range in size from 4,750 square feet to 11,078 square feet. Based on the lot averaging standards of Section 18.430.020.D, lot sizes can be reduced to a minimum of 4,000 square feet as long as the average lot size for the entire subdivision is at least 5,000 square feet. The average lot size for the 40 -lots proposed for this subdivision is 6,107 square feet. All of the proposed lots meet the minimum lot size and averaging requirements of the Code. The applicant will be required to make revisions to the plans as a result of conditions discussed further in this decision. If as a result of meeting these conditions, the average lot size is Tess than 5,000 square feet, the applicant must reduce the number of lots in the development to meet the average lot size requirement. SUB1999-00006/SLR2000-00001 — RAVENS RIDGE SUBDIVISION PAGE 11 OF 26 • • All lots meet the minimum lot width requirements. The applicant will be required to comply with the setbacks, height and lot coverage /landscape requirements during the building permit review process for the homes on individual lots. This is not a planned development, therefore, there will be no flexibility in the setbacks. There are several irregular lots that could pose confusion in regard to required setbacks when applying for building permits. In order to minimize confusion, the interpretation of setbacks is as follows: lots 10, 11, 18, 19, 23, 28, 29, 32, 36, and 37 are comer lots. Lot 6, 14, and 27 are flag lots for the purpose of determining setbacks. Based on the lot dimensions, Staff finds it feasible that the required setbacks can be met. FINDING: Based on the analysis above, because there are additional conditions further in this decision, staff can not confirm that the residential zoning district dimensional standards are fully satisfied without the following condition being met. CONDITION: Submit revised density calculations that take into affect all other conditions of approval within this decision. The revised lot sizes must continue to meet the average lot size of 5,000 square feet. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single - family dwelling units on individual lots shall be one, 10 -foot paved driveway within a 15- foot -wide accessway. The minimum access width for 3 -6 dwelling units is 20 feet with 20 feet of pavement. The access and egress into the site itself is discussed later in this decision under Street and Utility Standards and PUBLIC FACILITY CONCERNS. All lot shapes provide for at least 15 feet of access and the private drives meet the 20 foot access standard. Access to individual lots will be reviewed for compliance during the building permit phase. FINDING: Because the access to individual lots will be reviewed as part of the building permit process and access to the site is addressed and conditioned, if necessary, further in this decision, the Access, Egress and Circulation standards have been satisfied. Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site are based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right -of -way and land for private streets from the total site area. Of the total site area, 56,061 square feet will be dedicated public street right-of-way and private streets and 96,090 square feet must be deducted due to .the sensitive lands (94,811 for slopes over 25% and 1,279 for wetland areas). This leaves a net developable area of 189,638 square feet. The applicant is permitted to transfer up to 25% of the density that would have been allowed in areas with steep slopes, therefore 23,702 square feet may be transferred back into the development area for a total of 213,341 square feet. This results in a maximum of 42 lots and a minimum of 34 lots. The applicant's proposal to build 40 lots for single - family detached homes meets the maximum and minimum density requirements in an R -7 zone. FINDING: Because the applicant has proposed 40 lots and 42 lots are the maximum permitted based on the net acreage of the site, this standard has been satisfied. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 12 OF 26 . t • • Section 18.745.040.0 contains specific standards for spacing of street trees as follows: ♦ Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; ♦ Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart. The applicant's narrative indicates that new street trees will be planted for each of the lots as they are developed. This may be possible, however, the applicant will be required to provide a bond for the planting of street trees and the construction plans must show the type and spacing of street trees to be planted. The City can not defer street tree planting to the building permit phase for each lot without a bond for the planting prior to final plat approval. Street trees are included as part of the Engineering construction process for street improvements, therefore, an additional condition in this section is not necessary. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single - family detached residential use is proposed adjacent to existing detached single- family dwellings. The Raven's Ridge site is surrounded by detached single - family homes and undeveloped parcels with R -7 zoning. Therefore, this section does not apply. FINDING: Because no buffering and screening is required when a single - family development abuts a single - family development and street trees will be part of the street improvement conditions further in this decision, this standard has been satisfied. Off - street parking and loading requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single - family residences be provided with one (1) off - street parking space for each dwelling unit. This standard will be satisfied with the future driveways and residential garages on the individual lots. In addition, the applicant has indicated that all homes built in this type of subdivision have a one or two -car garage. The building permit review will require that the applicant show off - street parking spaces. The code requires 20 feet from the property line to the face of a garage which will insure that at least one car can park off the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, this standard has been satisfied. Sensitive Lands Review Wetlands: Landform alterations or developments which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Division of State Lands, Unified Sewerage Agency, and /or other federal, state, or regional agencies do not require a sensitive lands permit. The City shall require that all necessary permits from other agencies are obtained. All other applicable City requirements must be satisfied, including sensitive land permits for areas within the 100-year floodplain, slopes of 25% or greater or unstable ground, drainageways, and wetlands which are not under state or federal jurisdiction. The proposal has jurisdictional wetlands. As will be discussed in detail further in this decision, it is not clear if the wetlands will be altered to construct the pedestrian pathway or utility extension. A condition will be imposed under the Street Utility and Improvement standards portion of this decision that requires DSL and /or US Army Corps of Engineers approval if there are wetland impacts and if either of these agencies claim jurisdiction. If there are wetland impacts but neither agency claims jurisdiction, City of Tigard Sensitive Lands Review will be required. Depending on the amount of alteration, this would be a Type I or Type I I review. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 13 OF 26 . 1 • • Steep slopes: The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied. The site has slopes greater than 25% on the northern portion and southern portion of the site. The grading plan shows minimal grading will affect the slopes over 25% on the northern portion of the site. The southern portion of the site will be graded to provide for the water quality facility and private streets. There will also be some grading to the southern most lots to allow them to be built upon. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use. The applicant has submitted a revised plan that provides for less grading than was originally proposed. The amount of grading proposed is the minimum necessary to provide the required water quality facility and access to the lots. Some grading will be necessary on individual lots to provide a buildable area for homes, however, the applicant has indicated that homes built on these lots will utilize a "stepped foundation" which will minimize the amount of site disturbance. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on -site and off-site effects or hazards to life or property. The applicant has submitted a geotechnical report as well as a grading and erosion control plan. The geotechnical report indicated the alteration will not result in ground instability as long as the recommended measures are followed. This will be required as part of the engineering and building permitting. Erosion control is shown with sediment fencing that will prevent erosion into the existing wetland and intermittent stream. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink -swell capability; compressible /organic; and shallow depth -to- bedrock; and A geotechnical report has been submitted for the subdivision as a whole. In addition, geotechnical reports will be required for individual lots as part of the building permit process. The geotechnical report submitted does not indicate any hazard areas provided the recommended construction methods are followed. This will be required as part of the engineering and building permit review. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. The applicant has indicated that areas not covered by structures or impervious surfaces will be re- planted. A condition is warranted requiring the applicant to re -plant disturbed areas prior to issuance of building permits. FINDING: Based on the analysis above, if the applicant complies with the following condition, the Sensitive Lands Review standards will be met and the request can be approved. CONDITION: Prior to issuance of building permits, the applicant must re -plant any disturbed areas not covered by impervious surface. Tree Removal: Chapter 18.790 requires mitigation of trees over 12" diameter at breast height (dbh) removed as part of the development of the site. A certified arborist has conducted an assessment of the trees on the site of the Raven's Ridge subdivision. There are 110 trees with diameters larger than twelve inches which have been identified. There are 14 trees that are in a condition that necessitates removal irregardless of this subdivision, therefore the total number of healthy trees over 12 inches is 98. The applicant has submitted a plan that shows the location of trees to be removed, however, because the plan includes trees less than 12 inches, staff can not determine the NUMBER of trees over 12 inches that are proposed to removal. The applicant has provided information on the total inches proposed for removal but not the number of trees. The required mitigation percentages are based on the number of trees, not inches. SUB1999- 00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 14 OF 26 • . • • In addition, the plans were revised after the tree removal and mitigation plan was prepared. The revised plan provided Tess grading, thus the potential to save more trees than was originally proposed. There are several trees along the east property line that are shown to be removed. These trees are not shown to be impacted by grading and are within the required 15 foot rear yard setback, therefore, structures will not be located in this area. Because of this, staff finds it reasonable that more trees can be saved than is shown on the plans. A condition is needed requiring the applicant to re- evaluate the tree removal based on the revised grading plan and potential building setbacks. The applicant must then submit a revised tree removal and mitigation plan listing the trees over 12 inches being removed and retained as well as the total caliper inches of the trees being removed. The required mitigation will be based upon the percentage of trees being retained versus removed. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below. CONDITIONS: • Submit a revised tree removal and mitigation plan that is based on the revised grading p lan and potential building setbacks. The revised tree removal and mitigation plan must list the trees over 12 inches being removed and retained as well as the total caliper inches of the trees being removed. The required mitigation will be based upon the percentage of trees being retained versus removed (not inches). • Prior to ANY site work, including grading, submit a bond for proposed on -site tree mitigation or pay the fee in -lieu for the number of inches required to be mitigated based on the inventory required above. • Prior to Final Plat, submit deed restrictions for the trees proposed to be retained. If any trees currently proposed to be retained are removed, approval must be granted PRIOR to any tree removal and mitigation requirements will be adjusted accordingly. • Prior to ANY site work, tree protection measures must be installed for all trees to be retained. Once installed, a certified arborist and a member of the Planning Staff must approve the tree protection measures. Vision clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of -ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet inlieight. The applicant has not proposed any structures or vegetation in the vision clearance area. All structures to be located on individual lots will be reviewed for compliance with the vision clearance standards during the building permit phase. FINDING: Because structures will be reviewed for compliance during the building permit phase, this standard has been satisfied. D. Street Utility and Improvement (Section 18.810) Street and Utility Improvement Standards Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the Tigard Development Code (TDC) standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights -of -Way and Street Widths: Section 18.810.030(E ) requires a local residential street to have a 42 to 50 -foot right -of -way width and a 24 to 32 -foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 15 OF 26 • • • This site lies adjacent to the westerly termini of both SW Ridgefield Lane and SW Wilmington Lane, both of which are classified as local residential streets.. Both streets were constructed as a part of the Wilmington Heights subdivision. The applicant's plan indicates that only Wilmington Lane is feasible for extension west into the project. There will be a more detailed discussion of SW Ridgefield Lane later in this decision. The extension of SW Wilmington Lane is proposed to have a right -of -way (ROW) width of 42 feet and a paved width of 28 feet to match the existing ROW and paved widths east of the site. Staff can support this proposal because 42 feet is adequate width to include the street and sidewalks. The street trees can be located outside of the ROW inside of a special landscape easement. This practice has been approved on other subdivisions and is allowed by TDC 18.745.040(c)(1) which states that street trees can be placed in front or side yards of lots. The engineer is showing the ROW for Wilmington Lane shrinking down to 40 feet after the intersection with SW 131 . They are also showing the new streets with ROW widths of 40 feet as well. TDC Table 18.810.1 states that the minimum ROW for a local residential street is 42 feet. The applicant should be required to meet the minimum ROW standard. No variance to this standard was applied for, and Staff likely could not support a variance because it appears the standard can be met. All of the public streets will have a minimum paved width of 28 feet. With a paved width of 28 feet, parking on these streets must be restricted in accordance with the Uniform Fire Code (UFC). Parking will only be allowed on one side of the street. The applicant must assign the "No Parking" side of the streets when they submit their construction plans for review by the Engineering Department. They will be required to post "No Parking" signs along the one side of the streets in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). The "No Parking" sign placement must be approved by the City Engineer prior to the applicant receiving construction plan approval. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is 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 barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de -sacs since they are intended to continue as through streets at such time as the adjoining property is developed. 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. Temporary hammerhead turnouts or temporary cul -de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant submitted a Future Streets Plan (Sheet 4 of plans), which adequately shows how the proposed streets from this project can be extended further to the west to tie into future streets from adjacent future development. Based upon Staffs knowledge of this area, the location of existing private driveways and established right -of -way (ROW) patterns, Staff deems this plan acceptable. SW Ridgefield Lane As was stated above, the applicant is not proposing to extend SW Ridgefield Lane into this project. This issue was thoroughly reviewed by the applicant's engineer and City staff. There are many difficult factors that make extension of this street impractical. First, the roadway is stubbed in such a way that the centerline of the ROW coincides with the north property line of this site. Therefore, in order to extend the street, the applicant would only be able to extend the south half (theoretically) without obtaining additional ROW from the property owner to the north. Extending only half of the street is not possible due to a sharp increase in slope down into a drainage ravine that flows in a northeasterly direction. The slope increases to approximately 26% approximately 160 feet west of the existing terminus of the street. With this magnitude of slope, the applicant would need to construct a significant fill to hold up the street, if they were to attempt a westem extension. Any fill would have to be constructed on the adjacent parcel. Even if the applicant could obtain the additional ROW from the adjacent owner, the next hurdle is to determine if t north side of the street could ever be completed. To address this question, Staff had to analyze the development potential for the property to the north. Because of the drainage ravine mentioned earlier, there is very little property on the south side of the ravine for the adjacent owner to develop. In addition, with the new Title 3 rules in place through USA's Design and Construction Standards, it is likely that the adjacent owner would not be able to develop Tots on the south side of the ravine. In addition, the property owner has the ability to obtain access from southerly extensions of SUB1999-00006✓SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 16 OF 26 • • existing public streets to the north (SW Femridge Terrace and SW Edgefield Terrace) to provide complete access to any development of his property north of the drainage. Therefore, the extension of SW Ridgefield Lane will provide no benefit for that owner. If they were to develop the remainder of the parcel, the City would likely run into a justification problem if we were to attempt to condition that owner to finish SW Ridgefield Lane. The costs of finishing the street would be extreme, because additional fill would need to be placed. Here again, the Title 3 rules may even prohibit that owner from placing additional fill in the area of that ravine. Based upon the above information, Staff concluded that a westerly extension of SW Ridgefield Lane is not practical. The applicant's engineer analyzed one other option for feasibili . They looked at whether or not Ridgefield Lane could be extended a short distance to the west approximately 75 feet), then tumeci south by way of an "eyebrow" comer so that it could be connecte in with what is shown as SW 131' Avenue on the plan. This option also has problems similar to the straight westerly connection. Again, only the south side of the street could be extended the 75 feet. And again, due to the fill needs, the street would only have a 10 -foot paved width once completed. This width is not sufficient for two -way travel. The property owner to the north would need to finish the street when that property is developed. For the reasons stated above, it appears that this would be a remote possibility. Once the roadway is turned south, the full width of the street could be constructed. However, as the street tums south, it would reach a grade of at least 17% due to the slope. In addition, a series of small • vertical curves would be necessary to transition from the existing grade of approximately 8% at the present terminus to the grade on site. The 17% grade and small vertical curves would not meet public standards. Finally, it appears that SW Ridgefield Lane would not provide a necessary transportation link in this area. As Staff reviewed the Future Streets Plan, it became apparent that the other streets shown can more easily be extended to link with other possible streets in the area. The network of these future streets should sufficiently provide alternate routes for vehicles traveling north to SW Greenfield Drive or south to SW Bull Mountain Road. There was a concem raised by a citizen who lives on the existing portion of SW Wilmington Lane, that the lack of the SW Ridgefield Lane connection would result in a high volume of traffic on SW Wilmington Lane. The 40 homes in Raven Ridge will add approximately 400 daily trips to SW Wilmington Lane. At present, there are 11 homes in Wilmington Heights that abut this roadway. Therefore, after Raven Ridge is developed, a total of 51 homes will use the street, which correlates to approximately 510 daily trips. This does not exceed the 1500 ADT standard for a local residential street. In addition, as the other parcels to the west develop, and more streets are constructed that link with SW Bull Mountain Road, that number of daily trips should drop. The reason for this is that there will be some drivers who will travel to and from SW Bull Mountain Road. Until that link is completed, they will have to use SW Wilmington Lane. Based upon the above information, Staff finds that the proposed street layout for this project is acceptable and meets City standards. Cul-de -sacs: 18.810.030.K states that 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: • All cul-de -sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul- de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de -sac. • If a cul-de -sac is more than 300 feet Ion9, a lighted direct pathway to an adjacent street • may be required to be provided and dedicated to the City. There are no public cul -de -sacs proposed in this project. The proposed public streets will be stubbed to the west boundary of the site. Street Alignment and Connections: Section 18.810.030(G) requires all local 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 precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 17 OF 26 r • • 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. As was stated previously, the proposed streets in this development will be stubbed to the western boundary of the site for future extension. See the section above regarding Future Street Plan and Extension of Streets for a complete discussion of why SW Ridgefield Lane is not practical for extension into this site. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The roadways in this project will meet the above standard. SW Wilmington Lane will be constructed within the project at a maximum grade of approximately 12 %. SW 131 s /Road A will have a maximum grade of approximately 14% at the western boundary of the site. It appears that this grade will flatten out as the roadway is extended westerly and the maximum length of the steeper grade should not exceed 250 feet. The roadway shown as Road B will have a maximum grade of 15% at the western boundary. This road rade should also flatten out as the roadway is extended westerly in the future and the length of the steeper grade should not exceed 250 feet. Based on this information, Staff finds the grades of the proposed streets to meet City standards. The only curves proposed in this development are "eyebrow" corners, which are a specific feature allowed by Washington County Roadway Improvement Standards and City of Tigard design standards. These have been allowed in City subdivisions in the past, as they are not intended to serve as standard horizontal curves. The design speed for these eyebrows is Tess than the 25 MPH. The proposed design of the eyebrows meets the criteria of the WACO design standards, so Staff is in support of their use in the project. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi - family residential developments. • There are two private streets proposed in this project, Tract A and Tract D. There are eight lots that abut Tract D (Lots 11 — 18). The applicant will be limited to serving a total of six lots from Tract D. Therefore, there shall be a restriction on the final plat that states that Lots 11 and 18 shall only have access to SW Wilmington Lane. There are a total of six lots abutting Tract A (Lots 23 — 28). All six of these Tots could be served from Tract A. Tract D is shown with a length of over 150 feet, which will trigger a requirement for a fire truck turn- around. The plan will need to be revised prior to construction to show a standard fire truck turn- around at the end. Tract A may also need a tum- around as it appears to be over the 150 -foot maximum length. The construction plan will need to be reviewed by the City's Building Division and Tualatin Valley Fire and Rescue (TVFR) for approval. Both Tracts A and D will have pavement widths of 20 feet, which is adequate. However, neither street will be allowed to have on- street parking. "No Parking" signs shall be installed at the applicant's expense on both sides of the streets. Due to the public pedestrian pathway proposal at the south end of the site, Tract D must be subject to a public pedestrian access easement. This tract shall also be subject to a public water, sanitary and storm drainage easements. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 18 OF 26 • • The applicant will be required to place a statement on the face of the final plat indicating the private streets will be owned and maintained by the properties that will be served by them. In addition, the applicant should record Conditions, Covenants and Restrictions (CC &R's) along with the final plat that will clarify how the private property owners are to maintain the private streets. These CC &R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs — Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre -existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non - residential blocks in which internal public circulation provides equivalent access. The perimeter of blocks formed by streets, after the streets are extended on adjacent properties will not exceed 1,800 feet. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right -of -ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Based on the future street plan, there will be full street intersections every 300 feet, therefore, additional pedestrian connections through the block are not necessary. In addition, a pedestrian connection is being provided from the end of Tract D to an existing pedestrian path on the adjacent side of the drainage. The drainage will be crossed by a bridge structure to be installed by the applicant. See further discussion of this pathway later in this decision. Lots — Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is Tess than 1.5 times the minimum lot size of the applicable zoning district. None of the lots greater than 1.5 times the minimum lot size have a depth of more than 2.5 times that width. . Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15 -foot frontage or a minimum 15 -foot wide recorded access easement. In cases where the lot is for an attached single - family dwelling unit, the frontage shall be at least 15 feet. All proposed lots have at least 25 feet of frontage on a public or private street. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. The applicant's plan shows that they intend to install public sidewalks on both sides of the new public streets to meet this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer 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. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 19 OF 26 • • Over - sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8 -inch public sanitary sewer line located in SW Ridgefield Lane that the applicant is proposing to extend into the site to serve the development. They show that this sewer line can be extended to the western boundaries of the project to allow for further westerly extension in the future. Most of the proposed public sewer lines in the project are shown within public or private street areas. There is one section of the new sewer line that will be outside of public ROW and inside easements on Lot 6. Access for maintenance of this section of sewer line will be critical. Any time a public sewer line is located outside of a street area, and in the side or rear yards of a lot, maintenance access is inhibited. In this case, Staff recommends the applicant be required to provide maintenance vehicle access to the two manholes shown at the end of SW Ridgefield Lane. In addition, maintenance access shall be provided to the proposed manhole within the flag pole portion of Lot 6. The manhole shall be placed such that it can be easily accessed by the City s cleaning vehicle and not block the driveway completely for Lot 6. The other concern regarding sewer lines in side or rear yards is long -term integrity of the pipe. If the City ever has to repair or replace all or a portion of these sewer lines, it will cause an inconvenience to the owner of Lot 6 and will cost the City additional funds to remove and replace fences and landscaping. For these reasons, the applicant will be required to construct these sections of sewer line out of either ductile iron pipe or PVC C -900 pipe. These two materials have a longer life than standard PVC sewer pipe and will make the pipe segments more "bullet proof ". Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that 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. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency. in 1996 and including any future revisions or amendments). Since this project is located downhill from the undeveloped land to the west, the proposed public storm drainage system must be sized to accommodate that area. The applicant's engineer will be able to design the pipe sizes appropriately and the final review of the pipe design by the Engineering Department will occur prior to construction. Effect on Downstream .Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention /effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25 -year event. The City will require that all new developments resulting in an increase of impervious surfaces provide on -site detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plan will need adjusted because currently there is a large portion of the north end of the site that is s to drain to the northeast toward SW Ridgefield Lane, where there is an existing public storm drainage line at the intersection of SW Ridgefield Lane /SW Wilmington Lane. The plan does not show any means for detention or water quality for that section. The remaining portion of the site is shown to drain to the southeast corner of the site where the water would be treated and detained in a new facility shown in Tract C. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 20 OF 26 Staff discussed this issue with the applicant's engineer, who acknowledged the problem with a lack of treatment and detention for the northern portion of the site. He indicated that upon further review, all of the storm water from this site could be directed to the south end of the site and all treated and detained in a facility in Tract C. There may not be enough space in Tract C to build a combination detention /water quality facility, so the engineer may propose pipe detention, which can be acceptable if designed properly. If a detention pipe is proposed, it shall be designed such that City maintenance crews can easily clean it when silts build up over time. The applicant's plan also shows a storm outfall pipe crossing beneath the proposed water quality swale. This will not be acceptable, as the City will not want to destroy the swale and pond if this line has to be repaired. This pipe must be located outside of the main part of the swale and pond. The outfall pipes from the storm drainage system and water quality swale appear to discharge directly into the drainage channel /wetland. This will require a permit from the Army Corps of Engineers and DSL. It may be possible for the applicant's engineer to design these outfalls such that they do not have to be installed directly inside the wetland area. There are several sections of storm drainage pipe shown in side and rear ards of lots. Two segments of pipe should be considered private since they only serve the back side of lots. These two segments are located behind Lots 7 — 10, and behind Lots 1 — 6. The public storm lines that cross behind lots are shown between Lots 14, 15, 22 and 23, and between Lots 6 and 7. As was expressed in the sanitary sewer section previously, these line segments can pose difficulty in maintenance and repair due to their location in back yards. Therefore, just as was required in the sanitary sewer section, the applicant will be required to build these line segments from either ductile iron pipe or PVC C -900 pipe to make them bullet proof. In addition, there are storm manholes shown at the northeast corner of Lot 6 and inside the flag pole portion of Lot 6 adjacent to the sanitary sewer manholes that must be accessible to the City's sewer cleaning truck. The minimum paved width of the access shall be 10 feet and the pavement section must bear a vehicle weight of at least 50,000 pounds. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that 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 right -of -way. There are no bikeways or pedestrian pathways adjacent to this site that are shown on the City's adopted pedestrian /bikeway plan. However, the applicant is showing two proposed pedestrian pathway alignments in this development. One location is a path connection between the end of SW Ridgefield Lane and their new street SW 131 Avenue /Road A. This path is shown to be located completely within Lot 6 and would follow the east and southem boundaries of that lot. This pathway is actually not required by the TDC. In addition, Staff is concemed about the non - linear alignment that would result. This raises safety issues for pedestrians due to the blind comer at the southeast comer of Lot 6 and the low visibility from the public streets. Because of these issues and the fact that the pathway is not required, this pathway shall be eliminated from the applicant's plan. The other pathway location in this development is at the south end of the site, where a pathway is shown through Tract C connecting with an existing pedestrian athway that abuts the north end of the Foran Subdivision. The Foran pathway is located on the south edge of the drainage channel and wetland, described in the applicant s wetland delineation report. This pathway, although not shown on the City's pedestrian /bikeway plan, is a reasonable proposal, as it will provide a completed connection between two neighborhoods that otherwise would be separated by the natural drainage channel. Staff is in general support of this connection, but the applicant must provide better information as to how the pathway and bridge structure over the wetland may affect the wetland and required vegetated corridor. USA Design and Construction Standards, 1996, state that a 25 -foot undisturbed vegetated corridor must be maintained along a sensitive area. However, adjustments to the buffer are allowed, provided the applicant can show That an average width of 25 feet is provided. It is unclear from the applicant's plan whether or not this standard can be met. It appears that they can meet the standard, but more detailed information must be provided in the construction plan documents. If alteration of, or work inside, the wetland is necessary in order to install the bridge structure, the applicant must obtain a permit from DSL and the Corps of Engineers. In addition, the applicant shall show in their construction plans how they can meet the average 25 -foot corridor width, as required by the USA Design and Construction Standards. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 21 OF 26 • . , • • Cost of Construction: Section 18.810.110.B states that 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. The applicant shall pay for all costs associated with the construction of the edestrian pathway connection between this development and the existing pathway in the Foran Subdivision. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two -way bikeways separated from the road is eight feet. Although not addressed by the TDC, the minimum width of a pedestrian pathway is five feet, per City Public Improvement Design Standards. The applicant's plan indicates that the five feet will be . provided. Utilities: Section 18.810.120 states that all utility lines, 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: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • 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, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under - Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in -lieu of under-grounding 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 under - grounding 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 under - grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public -of -way from the applicant's property shall pay a fee in -lieu of under - grounding. There are no existing overhead utility lines Tying adjacent to this development. All new utility lines will be placed underground. ADDITIONAL CITY AND /OR AGENCY CONCERNS REGARDING STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The City's Building Division and TVFR will review the final construction plans for this project to determine if all fire and life safety issues are satisfactory. Any public or private street over 150 feet in length will require a suitable turn - around area for emergency vehicles. As was mentioned previously, both Tracts A and D (private streets) will likely need a fire truck turn - around to meet TVFR standards. In addition, this rule also applies to any public street that is temporarily stubbed to a project boundary. The street shown as "Road A" is over 150 feet in length. Therefore, a turn - around must be provided at or near the end of this stub street. Due to problems the City has encountered in other subdivisions, the temporary turn - around shall not be placed within a proposed lot. In cases where these turn - around areas are placed on lots, property owners have parked in, physically tampered with, and completely removed them. It becomes an enforcement issue that is not manageable by City staff. Therefore, the plan must be revised to show how such a turn - around will be provided outside of a developed lot. It is acceptable to locate the turn- around on an adjacent parcel, provided the applicant obtains the necessary offsite easement. SUB1999- 00006✓SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 22 OF 26 . - • • The other two public roadway stubs will have sufficient turn - around areas. The intersection of Road B and Tract A could be configured to meet TVFR turn - around standards. Likewise, the intersection of SW Wilmington Lane and Road B will suffice for a turn - around area. Public Water System: • The City of Tigard water system serves this area. The applicant's plan shows that the existing public water line in SW Wilmington Lane will be extended into and through this site to serve the new rots and allow for future extension westerly. The final water system design must be approved by the Public Works and Engineering Departments prior to construction. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44 which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water uality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. As was stated above, the applicant is proposing a vegetated swale in Tract C to treat the runoff from this site. The applicant's engineer believes the entire site runoff can be treated in a swale in Tract C. Staff concurs that there should be adequate room in Tract C for such a facility. However, the swale is located very near the existing drainage channel (designated wetland). If, for any reason, the applicant is unable to build the swale as shown on the preliminary plan, they shall make any necessary adjustments in the plan to ensure that a sufficient water quality facility is provided, including reduction in the number of lots to provide sufficient space. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three -year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and /or building permit. The applicant's design engineer will be required to prepare a final grading plan for review and approval. The plan shall detail the provisions for surface drainage of the lots, and show that they will be graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent wit the requirements of Appendix Chapter 33 of the Uniform Building Code (UBC). The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20 %, as well as lots that will have natural slopes in excess of 20 %. This information will be necessary in determining if special grading inspections and /or permits will be necessary when the lots develop. SUB1999- 00006✓SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 23 OF 26 . r • . • The applicant submitted a geotechnical report from AdaPT Engineering, Inc, dated January 5, 2000. Overall, the geotechnical engineer found that this site is suitable for the proposed subdivision. There are a number of recommendations in the report that apply to construction activities. The applicant will be required to employ the geotechnical engineer throughout the course of construction. The geotechnical engineer will be required to certify all grading work, including cuts and fills, once the project is completed. Compliance with Appendix Chapter 33 of the UBC will be required. A final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The geotechnical engineer noted that the steeper slopes adjacent to the north and south boundaries of this site show no signs of slope instability. However, they did note that there is a shallow "slump" was found on the south flank of the incised drainage channel adjacent to the north end of the site. The slump area was marked on Figure 2 of the geotechnical report and is behind Lot 5. The report indicates that this slump will need remediation when the project is constructed. This is not a high concern, but will likely mean that the trees behind Lot 5, shown for preservation, may not be able to be saved as is shown on the plan. Therefore, the applicant will need to adjust their tree preservation and mitigation plan. As was stated previously, there may be impacts to the existing wetland located in Tract C, from construction of the proposed pedestrian pathway and the water quality swale. The applicant must provide information as to how they will meet the average 25 -foot width requirement of the USA Design and Construction Standards. In addition, Section 3.11.4.c.2 of the USA Standards indicates that vegetated corridors shall be designed in accordance with Table 3.1. Table 3.1 of the USA Standards provides information as to .how a corridor is to be treated, depending upon its condition and whether or not it will be disturbed with construction. The applicant's engineer has indicated that the condition of the existing buffer along the wetland is degraded and has significant blackberry growth. In addition, it appears the buffer will be disturbed with construction. Therefore, Table 3.1 states that the applicant must vegetate disturbed and bare areas with appropriate plants from USA's Native Plants List. They must also remove any blackberry and ivy and revegetate with appropriate, non - nuisance plantings from the Native Plants List. They must also plant and seed to provide 100 percent surface coverage. Address Assignments and Street Names: The City of Tigard is responsible for assigning addresses for parcels and street names within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30 per address shall be assessed. This fee shall be paid to the City prior to recording of the final plat. For this project, the addressing fee will be $1,200 (40 lots X $30 /address = $1,200). The City Engineer must approve all street names prior to recording of the final plat. The extension of SW Wilmington Lane will be approved to continue as "SW Wilmington Lane" for consistency. The other east/west portions of the public streets (Road A and Road B) shall be designated as 'Lane ", because they will likely be roadways with a length less than 1,000 feet when fully extended in the future (see Future Streets Plan). The north /south portions of Roads A and B shall have a number assignment and a "Terrace" designation, since they will be less than 1,000 feet (example: "SW 131 Terrace "). The proposed private streets shall both be designated as "Place ", since they are north /south cul -de- sacs. They may also need to have number assignments. That determination can be made prior to recording of the final plat. Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. SUB1999- 00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 24 OF 26 • Impact Study: Section 18390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right -of -way dedication, or provide evidence that supports the conclusion that the.real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A -Boy Expansion /Dolan II /Resolution 95 -61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $189. The total TIF for an attached, single - family dwelling is $1,899. Because the local streets extending through the development are needed to serve the development and to meet the standards of the code, they are inherently proportional to the development. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $75,960 ($1,899 x 40 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $237,375 ($75,960 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $75,960, the unmitigated impact can be valued at $161,415. The applicant is not required to construct additional improvement which would decrease the unmitigated impact. SECTION VII. OTHER STAFF COMMENTS The Tigard Building Division has reviewed this proposal and has offered the following comments: 1. All Tots with a grade of 25% or more shall have their respective foundation design completed by a Licensed Oregon Engineer. Said designs shall accompany the permit application. 2. From Adapt Engineering Report-Page 4 - Conclusions and Recommendations Paragraph 2, The Building Department shall be advised on the remediation used. 3. The acceptance of the design parameters for all retaining walls shall be designed by a Licensed Oregon Engineer, said designs shall accompany permit applications. 4. Cut and Fill Design - Keyways and Benches shall be designed by a Licensed Oregon Engineer, Said designs shall accompany permit applications. 5. The Fire Department shall approve the secondary access. As shown it does not comply with the Fire Code as fire department turn - arounds are needed at the end of both dead end streets. The City of Tigard Operation Utility Manager has reviewed the proposal and provided the following comments: Location of water mains to be south and east sides if the street, approximately 7 feet out . from the face of curb. Sanitary sewer and water main to have minimum separation of 10' -0 ". Sanitary sewer generally located on opposite side of streets as related to water main placement. There maybe a conflict of an existing 4 cast iron water main located east of existing SW 131 In addition, it was indicated that stairs, fence and a gate for access to the water quality facility was needed from the top of wall. The City of Tigard Operations Department has reviewed the proposal and requested that Tract A be identified as Homeowners Association Ownership and not be dedicated to the City.. The Tigard Police Department and The City of Tigard Operations Utility Manager have reviewed this proposal and offered no comments or objections. SUB1999-00006/SLR2000-00001 - RAVENS RIDGE SUBDIVISION PAGE 25 OF 26 , + • . SECTION VIII. AGENCY COMMENTS The US Army Corps of Engineers has reviewed the proposal and indicated that if the sewer line or outfall encroaches or crosses the drainage area, a Corps of Engineers permit will be required. Staff response: As discussed in the Public Street, Utility Improvements standards portion of this decision, the plans do not clearly show where the sewer outfall will be. A condition has been incorporated that requires this to be shown. In addition, if the plans show the outfall will require additional permits, this will be conditioned as well. Unified Sewerage Agency has reviewed the proposal and provided comments which have been incorporated into the body of this decision. Oregon Division of State Lands, AT &T, Portland General Electric, NW Natural Gas, TCI, GTE, and US West have reviewed this application and have offered no comments or objections. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: • X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 22, 2000 AND EFFECTIVE ON APRIL 6, 2000 UNLESS AN APPEAL IS FILED. V A eal: ector's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined tote specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON APRIL 5, 2000. • Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639 -4171. 4 7 4 Ik - • March 22. 2000 PREPARED BY Julia Powell Frajduk DATE • diPillifi° '.te Planner 1 / IP At/ >°ito March 22. 2000 APPROVED BY: Richard Sewer-:!° DATE Planning Manager hcurpin \juiia\sub \Raven's Ridge.doc SUB1999-00006/SLR2000-00001 — RAVENS RIDGE SUBDIVISION PAGE 26 OF 26 i , r • 0 ■■••11■1•II A. • CITY Or no un SW.� �RIDGFFIEID / a-ny*- i �`E - • v me . aarour= 6,. \ 1 2 3 4 5 6 I i _1 1 • I = 1 • - -- I -- rs - - - --1 I I I w 2 1 = w gip• - -� 7 I z X OT 0 1 - 9A8 TAX LOT 100 1 -QAE \\ \ A 0 I TAX IILM `` 8 a I--3 1 2 1 Z O 39 38 37 g CD I O I -- Z - - - __ J 2 s - 1 3 I CO 33 34 35 36 J 1 / • / j / I �1 10 3 / // 0 ax .cos am e / / 1 I I I 32 I 19 18 1 Z 1 A 11 5 Z 31 TAX YAP -9A8 20 17 -- ,X M - J AP 2S -1 -9A8 TAX �QT 200 - 1X LOT 300 1 11 12 -- ''•- • 30 21 16 - / - 0 22 29 / - - - 13 Ce //� - 15 � < — 7 V — — M QOM I1 � of 23 14 TAX MAP 2S -1 -9 TAX LOT 1201 1- 28 a r t s u- - - - - 0 • FORAM YAP X •_ 12 / %", TAX MAP 25 -1 -9M T T. LOT 7000 / / , TAX LOT 1100 / , AX MAP 25 -1 -9A8 27 / slab oe.w.a ,yr. AX LOT 900 26 / / TRACT I • / •-• - / -, - I - -I - - -- I ESjA / I I I ,000 1 / 3 I a I s 1 I I / a 1 2 I z 3 RAN I I I 1 \ 1 F 0 1 1 1 1 ! / • I I I 1 i ' i --- S ' - -- - - _ SW STARVIEW DRIVE 1___ \ I - • � y - i I I I I I 1 1 1 •._ : 7 • I /-e1 1 I 1 I I - 1 \ 1 I --- ✓: %< 1 n . 1 . a 1 -, 1 _ ! I .. 1 7 1 ,•.• 1 OF TI SUB 1999- 00006 /SLR2000 -00001 ITV SITE PLAN N RAVENS RIDGE SUBDIVISION (Map is not to scale) w or Ir -ll : __ -�,wsm CITY of TIGARD al ' • = GEOGRAPHIC IN SYSTEM all i " • L VICI MAP pupwrvirrIp r dl ITI V40 . .vo a --- , • * • ' . %KU'S.. "PPS" ■ ,■4*),, �� �� � �� ► SW SUB 1999 -00006 rir \?\ �� ♦ o� o ■ GN ��e ♦ / SLR2000 -00001 . .' 41# �.. .. 40 n ' T m m 1 ♦ � �)� ��_ � � ►� �, ��, RAVENS RIDGE y,T . ∎ �� 4 gW WOODS I'ELN s-p S— SUBDIVISION ,. ' . SSW. , ♦ r► n� SW GAAR ST ` 3 SUBJECT SWAMESIANr \ TAX LOTS _ � -' M C'( a N i • 1 111111111 ��•U T.IN •1D E � � Ni // SW CHANDLER � � Waal ' ALPINE VIEW MOW 111 • 1 VI ■ All IIVIIIIIALP �■ DU NILL „ Ir 'Q- R. N iii A _,� A 0 2 00 400 60 Feet I CO: US CT 1'= 070 feet il i9 B I R DS V IEW ST w ..4 , i W.. MO w w .. �. \ J City of Tigard N . w J 1 _� Information on this map is for general location only and should be verified With the Development Services Division. 7 re 41IP.All ,' igar , Hall Blvd O R Tigar, O 9 ,- ' n i 50) 630 -7 413 � ._ h ttp:NWwW.ci tigard.or.us Community Development Plot dates Jan 21, 2000;.Cs�magic%MAGICO3.APR Don Grim Grim Logging Co. "EXHIBIT B" PO Box 3930 Salem, OR 97304 jay Harris Harris - McMonagle Associates SUB 1999- 00006 /SLR2000 -00001 12555 SW Hall Tigard, OR 97223 RAVENS RIDGE SUBDIVISION (FULL DECISION) lames and Madeline Schultz 13268 SW Bull Mountain Road Tigard, OR 97224 Frank B. and Patricia A. Foran 13145 SW Bull Mountain Road Tigard, OR 97224 Spencer Vail 4505 NE 24 Portland, OR 97211 George Kanellis 12933 SW Wilmington Lane Tigard, OR 91224 Dr. Gregory A. Cole • 13083 SW Starview Drive Tigard, OR 91224 R. Michael Done 13103 SW Starview Drive Tigard, OR 97224 • AFFIDAVIT OF MAILING O TIGARD Community (Development • Shaping. 4 Better Community SZ4 iE OAF OREGON ) County of Washington ) ss. City of Tigard' ) I, Patricia L. Lunsforcd being first duly sworn /affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (crkaa Appovriae eoz(s) eeV* ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: ❑ AMENDED NOTICE (File No/Name Reference) ❑ City of Tigard Planning Director © NOTICE OF DECISION FOR: SUB1999- 00006 /SLR2000 -0000I - RAVEN'S RIDGE SUBDIVISION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: / / ❑ AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: Ci ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) O City of Tigard Planning Director O Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE 01. (Type/Kind of Notice) FOR: (File No/Name Reference) (Date of PubtC Hearing, if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION /NOTICE OF FINAL ORDER /OTHER NOTICES] of which is attached, ma' ed : ( ibit "A ", was m; :d to e- fi name• person(s) at the address(s) shown on the attached list(s), marked Exhibit , on Marc I 21 1 1 - • d 9e •sited i • he United States Mail on March 22, 2000, postage prepaid. a Aa . �' - (' 1, . a rZ'red N1 Subscribed and swom /affi •• -: b- •re me on the f ( day of — IAA al. , 2000. OFFICIAL SEAL 1 ,I � r � l � l i ORE 0 SHERMAN S. CASPER • OTARY PUC -0GON t N � COMMISSION BLI NO32 RE G MY Commission Expires: 7 /3 2073 MY COMMISSION EXPIRES MAY 13, 2003 A • NOTICE OF TYPE II DECISION SUBDIVISION [SUM 1999 -00006 CITY OF TIOARO Community Development RAVEN'S RIDGE SUBDIVISION S &Ting A Better Community 120 DAYS = 6/6/2000 SECTION I. APPLICATION SUMMARY FILE NAME: RAVEN'S RIDGE SUBDIVISION CASE NOS: Subdivision SUB1999 -00006 Sensitive Lands Review SLR2000 -00001 The applicant has requested approval of 40 -lot Subdivision. The applicant has also requested Sensitive Lands Review approval for development on slopes greater than 25 %. APPLICANT: Don Grim OWNER James and Madeline Schultz Grim Logging Co. T/L 100 & 200: 13268 SW Bull Mountain Road PO Box 5930 Tigard, OR 97224 Salem, OR 97304 OWNER Frank B. & Patricia A. Foran T/L 7000: 13145 SW Bull Mountain Road Tigard, OR 97224 ENGINEER: Jay Harris CONSULTANT: Spencer Vail Harris - McMonagle Associates 4505 NE 24 12555 SW Hall Boulevard Portland, OR 97211 Tigard, OR 97223 COMPREHENSIVE PLAN and ZONING DESIGNATION: Medium Density Residential, R -7; Single- Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. LOCATION: The subject parcels are located west of SW Wilmington Lane and SW Ridgefield Lane; WCTM 1S109AB, Tax Lots 00100, 00200 and 07000. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visu Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. All documents and applicable criteria in the above -noted file are available for inspection at no cost or copies can be obtained for twenty -five cents (25) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 22, 2000 AND EFFECTIVE ON APRIL 6, 2000 UNLESS AN APPEAL IS FILED. Appeal: • The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. 1 THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON APRIL 5, 2000. I Questions: For further information please contact the Planning Division Staff Planner, Julia Powell Hajduk at (503) 639 -4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. A. __- IIIIP = 1 _ _ _ _ _ _ - 2 - ; I W y ____ y ] ,. r" .z.-." ru mi ,m I 3 I I Z ® ]a ]a ]] , O 1 "°"" M q, ,R -;• / / 5 E I 21 I ,a ® 0 a. a IMMINI ® e - Ro.o ° -J iu V .Fi 'io - -T - -T- -- I I . I / '`' \ t 1 ,,,,N • I 1 I I H ' , \ 1 I F O I I I 1 , I II 1 I I 1 CI TY OF OF TIGARD T SUB I999- 00006 /SLR2000 -00001 SITE PLAN N RAVENS RIDGE SUBDIVISION (Map Is not to scale) ti al 1 �+ I CI of TIOARO i I • I w A ' e- , I 1 _a� VICINITY MAP , 4-t . . ♦ SUB 1 999 -00006 ,. • 0 . W , `` � � ♦ � � � � // � � � SLR2000 -0000 c,,,, 4" • .E_, ♦ /. ° .. RAVEN'S RIDGE mil ��O haidins- E mit 1.1 Ow^ SUBDIVISION OA. 1. 0 1 6■■ 4 \ \ \ W Mi No Rs TAX LOTS IIA IF. 4 C 0i�nI. FAI a 111 1111111: _ � �. cb cT ' ♦ k ' , If City ofTiQUd Oar 411111 11111111.11 ,` e � nIZS SW WA Mat . .. 17--i- w:. ' 3 : J I �r ( 1 vr J �� l EXHIBIT B 2S104DC -05800 2S104DC -06600 PAULL LIVING TRUST MICLAU ION & MARIA 13277 SW BULL MTN RD 13814 SW FERNRIDGE TERR TIGARD, OR 97224 TIGARD, OR 97223 2S104DC -06700 2S104DC -06800 KIM SANG WOO & YUN SIL ARVIDSON THOMAS J & LINDA E 13842 SW FERNRIDGE TERR 13870 SW FERNRIDGE TERR TIGARD, OR 97224 TIGARD, OR 97223 2S 104DC -08300 2S 104DC -08800 GRAVES TIM & GILDA G WILL ANDREA 13195 SW MORNING STAR DR 13293 SW WOODSHIRE LN TIGARD, OR 97223 TIGARD, OR 97223 2S104DC -08900 2S104DC -09000 BERNKLAU JAMES W & DIANNA M FULLER SCOTT E 13220 SW WOODSHIRE LN 13178 SW WOODSHIRE LN TIGARD, OR 97223 TIGARD, OR 97223 2S 104DC -09100 2S 104DC -09200 ROSE RICHARD J & RENEE R STOLZENBURG SCOTT W & 13156 SW WOODSHIRE LN 13134 SW WOODSHIRE LN TIGARD, OR 97223 TIGARD, OR 97223 2S 104DC -09300 2S 104DC -09400 NGUYEN HACH Q & MICHELLE T MOHIDEKAR ATUL A & BHARATHI R 13112 SW WOODSHIRE LN 13070 SW WOODSHIRE TIGARD, OR 97224 TIGARD, OR 97223 2S104DC -09500 2S104DC -09600 GOLESTANEH MOHNSEN WERNER DALE L & SUSAN L 13087 SW WOODSHIRE LN 13190 SW MORNINGSTAR DR TIGARD, OR 97223 TIGARD, OR 97223 2S 104DD -01000 2S 104DD -01700 WALKER TIMOTHY E & LORINA B KERRIGAN THOMAS C & DIANE L 13757 SW 130TH PL 12945 SW RIDGEFIELD DR. TIGARD, OR 97223 TIGARD, OR 97223 2S104DD -01800 2S104DD -01900 FRIESEN JOHNNY N & STACEY L KEAM ANDREW & JULIE 12939 SW RIDGEFIELD LN 12880 SW RIDGEFIELD LN TIGARD, OR 97223 TIGARD, OR 97223 2S104DD -02000 2S104DD -02100 SCHWERDT DAVID P & KATHI M BURNETT BRIAN K & SANDRA M 12876 SW RIDGEFIELD LN 12862 SW RIDGEFIELD LN TIGARD, OR 97223 TIGARD, OR 97223 1 • • 2S104013-02200 2S 104DD -02300 ROBERTS SCOTT & GORSKI PHIL J & 12858 SW RIDGEFIELD LN 12834 SW RIDGEFIELD LN TIGARD, OR 97223 TIGARD, OR 97223 2S104DD -02400 2S104DD -02500 LAUINGER RICHARD D & SANDRA K LONG GARY D & DIANE E 12887 SW RIDGEFIELD LN 12879 SW RIDGEFIELD LN TIGARD, OR 97223 TIGARD, OR 97223 2S104DD -02600 2S104DD -02700 RODGERS JEFFREY & CINDY L BROWN MANDY J & 10889 SW DOVER CT 12859 SW RIDGEFIELD LN TIGARD, OR 97224 PORTLAND, OR 97224 251040D-02901 2 104DD -03000 TI a • RD CI ► • F TIG D CITY 13125 =4 HALL 13125 ALL . ' ARD, • ' 97223 RD, 0 7223 2S104DD -07200 2S109A0 -01701 ELK HORN RIDGE ESTATES LLC BERRY JEFFERY P PO BOX 60051 13175 SW BULL MTN RD SHORELINE, WA 98160 TIGARD, OR 97223 2S109A0 -01900 2S109AA -01100 PRICE C ELIZABETH AND DANG CHI THE & VINH VU 4875 SW 78TH AVE #241 12975 SW BULL MOUNTAIN RD PORTLAND, OR 97225 TIGARD, OR 97224 2S109AA -01200 2S109AA -01201 CASCADE COMMUNITIES INC DANG CHI THE & VINH VU 13535 SE 145TH 12975 SW BULL MOUNTAIN RD . CLACKAMAS, OR 97045 TIGARD, OR 97224 2S109AA -01300 2S109AA -01400 WINGROVE PETER M & CINDY A HEMRY KURT T AND NANCY J 12997 SW STARVIEW DR 12987 SW STARVIEW DR TIGARD, OR 97223 TIGARD, OR 97224 2S109AA -01500 2S109AA -01600 ST PETER MATTHEW P & JULIE S MURRAY KEVIN P & BRIGITTE M 14356 SW 130TH AVE 14378 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -01700 2S109AA -01800 BOYD TERRENCE M AND DEE ANN HOSMAN ROBERT M 14390 SW 130TH AVE 14412 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 41 • • 2S109AA -01900 2S109AA -02000 MOREN WILLIAM D & OLDEN KEN J 14434 SW 130TH AVE 14450 SW 130TH TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -02100 2S109AA -02200 ALTENDORF LAWRENCE N & JO ANN LUNZER JEFFREY L & CATHY A 14472 SW 130TH 14467 SW 130TH AVE TIGARD, OR 97223 TIGARD, OR 97224 2S109AA -02300 2S109AA -02400 CAMPBELL PAUL T AND DEANA L WHITE SCOTT A & LAURIE L 14445 SW 130TH 14423 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -02500 2S109AA -02700 COOK LUCIAN W & ELAINE B TEA JOHN K & ELIZABETH C 12990 SW STARVIEW DR 12905 SW WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97223 2S109AA -02800 2S109AA -02900 EUBANKS BILL J & DONNA J KANELLIS GEORGE 12929 SW WILMINGTON LN 12933 SW WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -03000 2S109AA -03100 SMITH JOSEPH M & LAURA M NELSON CHAD T 12987 SW WILMINGTON LN 12998 SW WILMINGTON TIGARD, OR 97224 TIGARD, OR 97224 2S 109AA -03200 2S 109AA -03300 BERNHARDT MICHAEL E & GUM JON A & ANNA L 12972 SW WILMINGTON LN 12958 SW WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97224 2S 109AA -03400 2S 109AA -03500 GOBLE ROBERT E & PAULINE V BOSZE EDWARD & JENNIFER A 12944 WILMINGTON LN 12930 SW WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -03600 2S109AA -03700 AL- KHATIB BELAL FORTIER ALAN & JANET B 12916 SW WILMINGTON LN 12902 WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97224 2 109AA-0 0 2S109AA -03900 TIG ITY OF ELK HORN RIDGE ESTATES LLC 13 S ALL 9020 SW WASHINGTON SQUARE DR IGARD, OR 97223 PORTLAND, OR 97223 • 2S109AB -00100 • S109AB -00200 SHULTZ JAMES R & MADELINE E SH Z JA R & MADELINE E 13268 SW BULL MTN RD 13268 ULL MTN RD TIGARD, OR 97224 RD, OR 224 2S109AB -00300 2S109AB -00400 STEBBINS GLORIA M TR RIPPEY S K PO BOX 2686 13271 SW BULL MTN RD TUALATIN, OR 97062 TIGARD, OR 97224 2S 109AB -00500 2S 109AB -00600 RIPPEY SHIRLEY K BOLTON BETTY J 13271 SW BULL MTN RD 13269 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97223 2S109AB -00700 2S109AB -00800 DEUTH ROBERT & CAROL J BEAUDOIN JEFFREY L 22340 SW AEBISCHER RD 13279 SW BULL MOUNTAIN RD SHERWOOD, OR 97140 TIGARD, OR 97224 2S109AB -00900 2S109AB -01000 METZLER EDWARD J & SAUNDRA C MURPHY EDWIN ELLIOTT TRUSTEE 13267 SW BULL MTN RD 13255 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97224 2S 109AB -01100 2S 109AB -01400 PALMROSE DAVID H & SONU C SWAN ROBERT J DONNA B 13265 SW BULL MOUNTAIN RD 13285 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97223 2S109AB -01600 2S109AB -05700 BLACKABY JAMES R TRUSTEE FORAN PATRICIA A 13379 SW BULL MTN RD 13145 SW BULL MOUNTAIN RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -05800 2S109AB -05900 NAHM KEVIN I & ALICE S DONE R MICHAEL 13135 SW BULL MOUNTAIN RD 13103 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 25109AB -06000 2S109AB -06100 HENRY -DORR OLIVIA & COLE GREGORY A 13095 SW STARVIEW DR 13083 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -06200 2S109AB -06300 GRAU DAVID P SR & PENNY S MCGETRICK DANIEL K & KELLY L 13071 SW STARVIEW DR . 13063 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -06400 2S109AB -06500 REMLEY JOHN M & ELIZABETH A STOPPA ROBERT & . 13060 SW STARVIEW DR 13072 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 • 2S109A8-06600 2S109AB -06700 VANDERMEULEN FREDERICK E & YUN DAVILLA RICK D & 13084 SW STARVIEW DR 13098 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -06800 2S109AB -06900 • SCHLOSS JAMES H & O'MARA SHARONE 13102 SW STARVIEW DR 2 OSWEGO SUMMIT TIGARD, OR 97224 LAKE OSWEGO, OR 97035 2S109A8-07000 2S109AD -01800 FORAN FRANK B & PATRICIA A MOORE DAVID M & KAROLE S 13145 SW BULL MTN RD 14494 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 2S109AD -03600 2S109AD -03700 BATES ROGER G & SHERRI L WALLENBURN DONALD L & MARY K 14503 SW 130TH AVE 14481 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 DON GRIM GRIM LOGGING CO. PO,:BOX 5930 SALEM OR 97304 JAY HARRIS HARRIS - MCMONAGLE ASSOCIATES 12555 SW HALL BOULEVARD TIGARD OR 97223 SPENCER VAIL 4505 NE 24TH PORTLAND OR 97211 AFFIDAVIT OF MAILING CITY OF TIGARD Community Deve(opment Shaping Better Community STATE OAF OREGON ) County of Washington ) ss. City of Tigard ) 1, Patricia L. Lunsford, being first duly sworn /affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: {Check �orlate Box(s) Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: ❑ AMENDED NOTICE (File No/Name Reference) ❑ City of Tigard Planning Director © NOTICE OF DECISION FOR: SUB1999- 00006 /SLR2000 -00001 - RAVEN'S RIDGE SUBDIVISION ❑ AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director ❑ NOTICE OF PUBLIC NEARING FOR: ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ • NOTICE OF FINAL ORDER FOR: 1 ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer • ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF: (Type/Kind of Notice) FOR: d 1 . (File NoiName Reference) (Date of Public Hearing. If appfxable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION /NOTICE OF FINAL ORDER /OTHER NOTICEISI of which is attached, mar ed 3 ( Ibit "A ", was mail ;d to each -med •erson(s) at the address(s) shown on the attached list(s), marked Exhibit' on Ma 1,, 001 and depo ed in L United States Mail on March 22, 2000, postage prepaid. _/ _ 4. '' ' Prepare . ticji Subscribed and sworn /affirmed before me on the A day of -- Yl/1 at , 2000. OFFICIAL SEAL SHERMAN S C PER NOTARY PUBLICOREGON '111%- COMMISSION NO. 323409 My Commission Expires: A 26;63 MY COMMISSION EXPIRES MAY 13, 2003 /\( JR- 4 ,„, CITY OF TIGARD Community Development Shaping Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 5/16/2000 FILE NOS.: SUBDIVISION [SUB' 1999 -00006 SENSITIVE LANDS REVIEW (SLR' 2000 -00001 FILE TITLE: RAVENS RIDGE SUBDIVISION APPLICANT: Don Grim OWNER James and Madeline Schultz Grim Logging Co. T/L 100 & 200: 13268 SW Bull Mountain Road PO Box 5930 Tigard, OR 97224 • Salem, OR 97304 OWNER Frank B. & Patricia A. Foran T/L 7000: 131 SW Bull Mountain Road Tigard, OR 97224 ENGINEER: Jay Harris CONSULTANT: Spencer Vaji Harris - McMonagle Associates 4505 NE 24 12555 SW Hall Boulevard Portland, OR 97211 Tigard, OR 97223 REQUEST: A request for Subdivision approval to create 40, single - family lots on an approximate 7.85 acre site. The applicant is also requesting Sensitive Lands, approval for construction on slopes greater than 25 %. There is a drainage way and wetlands on -site; however, the applicant is not proposing any development within this area. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. ZONE: R -7; Single-Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); • 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). CIT AREA: Central CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS SENT: 1/31/2000 DUE: 2/14/2000 X STAFF DECISION DATE OF DECISION: [Tentative] February24,2000 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 PM PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 PM CITY COUNCIL DATE OF HEARING: TIME: 1:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP X LANDSCAPE PLAN NARRATIVE X SITE PLAN X TREE PLAN X SENSITIVE LANDS ANALYSIS X GEOTECH REPORT X DENSITY CALC. X OTHER STAFF CONTACT: Julia Hajduk, Associate Planner (503) 639 -4171 Ext. 407 SUB1999 -00006 /SLR2000-00001 RAVENS RIDGE SUBDIVISION LAND USE PROPOSAL cI , „ 6/ - Sub A ,1 1 . 1 .. 0 �► , At SUBDIVISION TYPE II or R SUBDIVISION TYPE III -w /PD CITY OF TIGARD APPLICATION 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 FAX: (503) 684 -7297 GENERAL INFORMATION PRE - APP. HELD WITH: jid/G1 rr pt l ,�,/ DATE OF PRE -APP.: g/2/19 /1 Property Address/Location(s): 152 6g $h/ Lj '// / �h Tlyti /GI oz. FOR STAFF USE ONLY Tax Map & Tax Lot #(s): 5 - 1 - 0q - AR i L's /rn zo-e.) ,f - o Case No.(s): 5 V 0 /9 9 9 -.0006 Site Size: ` .s .52A . Other Case No.(s): R Z000 - r2oo I �-�^ Receipt No.: 99- 3R0/ (l0 S� Property Owner /Deed Holder(s)*: .� Fyn S � 1 a .��Z Application Accepted By: 6e / /32'68_`✓ 5v/ /r•/Tv� led Phone: S 6 3 , 95 0 Z Date: /2 " 9 9 . City: Ti94i6 ©z Zip: 1722 y Date Determined To Be Complete: Applicant *: 6orn l o3. - J Cp . Comp Plan /Zone Designation: Address: Po box 5930 Phone: City: ski /Gfi Q/1 Zip: 97 361--/ CIT Area: Recording Date and Number: _ * When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. Rev 11l26i98 is \curpin\masterslsubapp.doc The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY ✓ Application Elements Submitted: The owners of record of the subject property request Subdivision ILIpplication Form . approval to divide a: /J ,/Owner's Signature/Written Authorization ..- -F S ,Roparcel into l ie Tots between L' Title Transfer Instrument or Deed 1;VWA. CO. Subdivision Name Approval / 6 6 and -4 K7 q square feet in size. • H ei< ( s g Site /Plot Plan v (# of copies based on pre -app check list) RSite /Plot Plan (reduced 8'/2 "x 11") (provide any additional information here) N« d 64 — c�p,'es 1 /L Applicants Statement Q --> . /7 /Un / f,/J af./�i/S ; o f / Z ` &4/1) of copies based on pre -app check list) D 2 Sets of Pre - Addressed /Pre - Stamped �J l Legal Size Envelopes 99�� // Filing Fee (Preliminary Plat) ....$2,125.00 /3 /6/ 5 01, et,i7 iii-) /�JL��� $2,5-Z5- (+ $10 Per Lot) (Final Plat) $ 295.00 7 02 7 Z Z 7 * Add 20% PD Fee 1 r List any VARIANCE OR OTHER OID USE ACTIONS to be considered as pit this application: A r pro ✓,,, 1 o I EG Gr� G�i•� ���. APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this Z A% day of , 19 q Owner's Signature ner's Signature Owner' Signature • Owner's Signature 2 :4: . . f'1, M• ;;:��tn.,. ,_. ° _ � P; Y / 1 .. : _: -:;, u JAN 1 1 2000 O — { ' J ,I a 10171 EASEMENT ' P f a KNOW ALL MEN* BY THESE PRESENTS, That we, Earl W. Brown 4' and Bertha Brown, husband and wife, in consideration of Ten and No /100 I • • Dollars ($10.00), and other good and valuable consideration, do here- by grant, bargain, sell and convey unto Paul sam an easement for road • f.. "r�V._ � y t :•_ -/ 1 _ purposes to the Eas f eet of the following described tract of land in Washington County, Oregon: • The South one -half of the East one -half of the i following parcel of land: Beginning at a stone marking the quarter section corner on the North line of Section 9, Township 2 South, Range 1 • f West, Willamette Meridian, and running thence { South 35' East along the quarter section line { 1238.5 feet to an iron in the center of the County `E Road; thence along the County Road South 61 ° 27' East 707.7 feet to an iron pipe in the center of the ' County Road, which iron marks the Southwest corner of the Moler Tract; thence North 35' Weat along the 1 West line of the Moler Tract 1581 feet to an iron on the Nor 1 line of said Section 9; thence on the section line South 89 36' Weat 618.1 feet to the j place of beginning. It is understood that the grantee of this easement has # a twelve -foot easement to the Eastlwelve (12) feet of the above des- i cribed tract of land and that this instrument is executed for the _ . purpose of increasing the easement from twelve - re nrNe This easement is to be used in conjunction with others I • who have heretofore been granted an easement over the same property or may hereafter be granted an easement over said property, as well • as with the owner of said property. It is further understood and agreed that Paul Sam as ; part of the consideration for this easement hereby agrees that in • improving this easement for road purposes that such improvement will • be done in a way so as to r.. damage the remaining property of grantors, Earl and Bertha Brown. . , • - ., J \i , 1 :f { . : 1 4 4. J t. t'ti-•, (SEAL) `j ,�.�?-4.�z; C / i.2r'1.16 -- t (SZAL) Easement - eooK 491 PAGE361 il <.`a ,'.', °: _. M : FIRST RrIER !CAN TITLE t 9994129 i l : 00 #240 P .06/08 7f i''':_''''''.- ' _ �• — •-- -- - -- ,'.c oz.` 51. I. r �. (� - 1. _ r : I 93073653 �Q/ O NATI/TORY WARway Di M MssaMafen Cooly I-- vi'- MMES R. SHULTZ and MADELINE E. SHULTZ, Husband and Wife, Grantor, convey, sad warranu to JAMES IL - SHULTZ and MADELINE B. SHULTZ, AS TENANTS IN 17OMMON, Gouda, the following described real g,toperty, ' . — flea from encumbrances weer se specifically act forth herein 'Rusted br Weabtegton County, Oregon, b -wit: . — A tram of land *natal ha Section 9, Township 2 Smith. Range 1 West, W litmette Metidlae, W aahiagtoo O 00ty, Oregeo, _ more partteytufy desatbed as follow', to•wf1: • Begiemieg at the Soutbne,t corner of the tract described In deed to Bull Mountain Rend, be-, recorded ht Book 450, I page 4E2, Deed Records of said County; thence North 89'31' 30' Eat 250 feet shag the south Una thereof to the Mae point of beginning of the tract herein described; thence North r 35' Wen 315 feet to a point; theme North 89'31' 30" �` East 456 feet, more or kaa, to a point on the Fast !Moot said B,8 MountIla Ranch, foe. tract: theism South 0'27 Feat . >• 315 feet, mote or less, to the Southeast comer thereof; thence South 89' 31' 30' West 435.6 feet to the true poled of - l e beginning, o E TO(3RTHER WtTN a aoa•etcta've easement for roadway purposes over the following described tract: t e* A tract e( land lusted in Section 9 , Townshhip2 south, Range! Wr ,WfitametteMerldln ,WashiegteeCounty,Orego4 e- more particularly derafbed as follows; 0. Beginning at the Southwest earner of the treed described In deed to Bull Mountain Reath, inn., recorded in Nook 450, IV 341.10. rage 482, Deed Records of said Cae, y; thence North 89' 31' 30' Peet 250 (vet along the South IMO thereof to a plat; ▪ - thence North 0° 35' West 315 feet to the true ,oiat of be thence South 0' 35' East 12.5 test to a point; thence North 89' 31' 30' Eat 180 feet toe point; thence North 0°3S West 23 feet ton poet; thence South 89° 31'30' West 430 • - feel to a point on the West hoe of mid Bull Mountain Renck, ine. tmcI ;'hcnor: South 0" 35' Bast 25 feet ro a peleh s j _ thence North 89' 31' 30' East 250 feet to the tree point of beginning. I • 1S,fi , ALSO, over those certain essemeeUeppur tcenatto the It mein deunb t=--= edpremisesinDeedBook312 .Paga356,andDeed • : Book 491, Pages 361 and 363, and Deed Book d98, Page 389. - - - ,i' . e r ' The property Is free from encumbrances except d1 conditions, covenants and restrictions of record. The true consideration for this conveyance is hove and affection. "`� „. p: T• 71II: INM WMPNT ILLNOF ALLOWM EorTNEPROPRR7YDESCMEDMTTl ' TWM4NTMP JOLt770N OFAPP1JCe5L8IANO . •y ' c llt } E LAWS ANDRECW1.4T1OAIS SPFORE JJCNI NGOR ACCEPTING THIS 1 NITA MEW; THE PERSON ,4CQVIWNO PEE T71 PROPEATY17WVLD CHECK win 1TIEAPPROPRZ4 E C JI7ORCOUNTYPIANNiNGDEPARIMENTTO PFRIFYAPPROP£D USES le - 4 . , . Calcd this'll day of 1993. s,,,.....° ; 1 ° AMES R. SHULTZ MAD INC li SHULTZ 1 • % ¢ STATE OF OREGON, O. unty at Multnomah) 5t. )4 4.1 '""" f Personalty appeared the above named tomes R. S hultz gad Medellne E Shultz adtaowledged the foregoing : , •x- • '' _ instrument to be their voluntary act and deed, 'R" w 1 1 / Q ° %Ty;s, :r;:: Before ore t. I � G�? /eet'Gif� h : ' Note Public for Oregon . My commission omit= f' y� , xec error de .x. • � , � 5 I. IfzM ON. pg YraY Itll.a 'n„ Tlpd Olt v1111 I-, r t ■ - ' r MA keim°Wiwiar 1. At L Ilea " ` OFFICIAL SEAL. ;, : ' '� soa tr.e. t+•..r tbs.. vrnOtN41 A, LINOGREN ,• cJ4,' j 0. �,,� ¢` ? ! A C011Ml VI IONU • OREGON y � «y ` w MY COMMISf10NEx1'IRES JJNE M.IarS 4 . ::;5g.: rc■• c .h; + p ,f foam wmad..stma ' '• Tort K Meeu4 and _ 'L "� Tort all , roc �y y,r ,y F,i • ;I C.: . T ` r lT it ^ :✓� . t •r' } ` .r ' iy: I '4 r ' ^ 'i' �:I•i- " - _ = u +.•. - "te _ , L 't ��.y� J u L� ' r' ':J"i.'1' T1'r : /_: - •'= ~ - •„ L . i' . J ly ! � I 1- •4� "'- : 'f r'�r::':1.:: • , :)�.3t , ; '7 ' • S • ."'' Ta . • , '4 .. •rr, -.' ..I: -/:.)� ' ,!, ' :` • �''�+ t:. � � 'F.•'• °�9i • }J :, -E, , : , • t•- ' :,, - 1;.. ▪ . t �.• , � • - ` J t ;' ter y\ ;y�' Sr : �_: � I r ... ^ • :a • � �.:• ..;: • : �'•= .°.:. - ' r :� 2 .�: - i:.. - :. ' ill: 2 - k r ' y _ M . � , : 1 - -_ ' e f• .- ;.,.. .: t4--' • pi - [ ' :J ••_ °- : F :,t •) .{',,-' - : :.} - �,•; ? L , J - '••- T"-_qt;: ilr � 'Y' L. - " :•i':' .1 ri t • : t 1- - 4 "- -- � L 2 T _ l � i i. / ) . i " • - . 1 " !; -. ,r ,- -7:� ; -!? !):: _ •'., .fi r: i0 C. , — 3 + , ,. `l 1 • o :; s _ - : .d : .: % - : - s .v y - --4;-?:: .---.7::--1:-.1-f. t '„� ..ti�l/ �•.,.Y ` _ F.:••:Iyi::." '. i� •- is ; F- '�' ti _- -,:rl; .:4 r: fA . •'v revs.; ?: r!�4 • . � . „i_ - 1 -. - - ,...: :,�.:)i', •_ ' ... i.' i'.., yam,_ .- , -.rc, , r "? _ 1 y� :t •jai; i'- •. ✓ �_ — �..� - ; r. ,, r T'^ -1- 1 �: :� �''S. 4 .!1 .•.1v:L�n'..F�OL::iy..Y.i;S: =s •. - yr. _ .a •i • t _ n .. • 'Xr - -i-''- t 9t' p r '�% ;' '; '., •,' -1' _ .- .I .- i . - ` - _ , .. _ . ` ' I I : • .. , kt�; ? ,. . ..'•' , , ; : ,1. /•: - '4 =' cis. _ - • • J !^G — — • • 0 0 •. r•r,' LA; 4...•••‘;‘, 4. .. • .4 \ 4„.• i 1.3 ..• e r ) ' ',. 1 .9 z • - . Y° , <0 00 ' '0, .• ...... • ft 0 1 .• 4.:. . 1 . .: .. .... A ...., t• ..... -1.41 7 ... "4.. , . • r 3 ' ...Z ••••• .ft , ._. . • .. -,, ,ii...... * .• IP '' 3rii # • .: ........;•• -...... . : . r . . .... - 44• 4 .. 4rer „4/ r • ' ••• : : • 60 i . 6 .. Alr.......k. 10'7. •;&...X1„.•,:r...0...„0...„01.4100,6ff• ....e....0:60.0....,:e.Nr • '.••• . . ...... •< ; 1., . ..... „, , .................. , ............ .., 4 , 4 0 .......... .........1 • ' --..... 7 7 ... ' ' . ' ..w .0 . ..01,1 7 ":0 7 400 7 ... . 0 „ 1 4 0 04 •* r., • I 4, . .0 0 Ja 04" 4 . . .. - : I 0 0 4z 0 44 0 1 . 0 • .0.. 4-,..;::•-•Thz 7 .... " : a i....: '.4 '4:: .••• ,..„.... A .• .••• : •••• '• - (AD : -" A. 'V A .• •,, : .••• : .• .. ...1. 0: . .0... ft • 4 ... 0 „ANN • - • • '.....\. ••• . .. •••„...,..,. • • • * A A . . ......... ...„. ... ,. A .. " ..... ••iA. : ':::: ."... - •• . ••• • AA' • „A - . • „. „ ..• • ,•:. . ....„ .. • ••• ••• „„ . .. • PA:... .. •• .1,..• • • •• ••• ,• • . ..... .. * „A . A • • ... • . : A • •• • ••2 ••*3 A T.-- .. 0 . ... ... ...: 0 • •••••.: .. ..... • • 10 ... • .0 0 ' ..... . 0 ., •• :.. , .....: ... • ... . .„ . ..... - ... . ...... „. • . . •••• • - .... .. .• • . . 0 . • • ... • I .i • 6 61, N 6. . "" .6.. 6:: ••• • '• ..., .?, 6 4 • .66 • 4 4 ...`. 4 • • 4e a: .......... ....: A .01:sr . N • .... • .,, . • ..........,. . .. . •. . .• .........„.;;; ; ,.. : „. ..„. • • ..., , ;;„ in 7 • • .., .... ••• ..,...4 • •... ..• ..• < 4 ,• • • • • ' • : • • • • • .• i ••••••., • .. • i•• i : • • • • • • i • .• ...;,.. Nr:; 1 4,, . 6 , . „... .... : • • 10,,, 6'6 ... • • 4.....* . ' . ,• . • • i I ' • ' ... ...‘ '.›.... .., .• • i . •• ..•• *.i., - , . ... *„.. .,...v ' • .•' .' *, A A . • %AA.. • „.., .„. • • : . A, A ....•-•••• .. A ••• • ••• .••• ..... •• ...„ ... .... : . . „, ..... „ !.• . .1 . '04` .....• „ .„.. , .... ...... 1 .. '..•••. , ......, • .. 4, .. - • .• ***., . • ••••••• • '. : 4, 1 4 ; .....,. ‘, r4:, ..• #. , ...i•••:• •'••. , i• ••••••.:. #..' ... # 't • •• „ #4.. .•:',..'. A • . 4 •. I • . . :.„ • A . •• „...... . .„:„: A ..... A •••*... • A AAA:AAA ••‘• •• ' ,. - AA A-• ... , • o‘• A :• .. • . • • A.:AA A -. • (Al ,•••••-.... f 4...** *4 A . - ,7",., ‘`' • ..-, I? xV • ..x. v . • i • . , , • ....... , • 1 • • . ..c. . •••• • • 4.: • 4 iw. • 44414 . ., ..• 4.. .160 1 • • $ 6 ...6 1 6 ..1 '..• <0;4, rz , ........ 2. 1 • ••• Tr M 44 4 .44 ..... • •i •• ;t• 1 •.??.4 3.6 • ' $ . . N V N 0 < . $ $ - • .... . .. •••• ... . . . ............ .„ ... ..• „... .. • ... • • -r .‘..1„i .....:%. 11 .. N : 1 1 .• ... ......... ••- .N N. ; ..„.„.„....... ' : ' '1/4. • N .„..... - .... . ................. i i • • • • l• • • • C. : • ..... .. . .. , V..... . • .. .„ „....... i ..... ..... ... ........ ‘.....„,.. ,.. • . ....' . •...... .. > .. V ..,.. `,...; . .. . • > . • . . ... . • • • • . . , ., ..., . l . .. . ... ... W .0... , . ,.,.. ....... '••'4. • i >>. .1 1. .. ... :•. .. • • •••••: • • .. . . . ..." ...V. I .•>. • i ... .... • • • • .• >. . > >.•• > • • • • • • ,..... • .........{: .1>... i • ......> • . . . . . ‹..... • .4 '" • • .4, ... . .....• %A .. . . . . ,.. . > .. IC' . 1 't • • ••-•1# ' # ... ....... • ..4.:... ... _ • . m ..„ ••••• .... ••••••• .. - • ••••• ... •... -.... : i ..., .•••• ... # •-, : • „ •„••• . #., • •••. ...... . .••• .„.# ...,..i , .‘.1 , .......-- . • •••• : .• .• • :,.e.: c•...1 ••••• - .• • ... ........ ...,•, • • • ••••••••• ••• •••4 .. . i- .....1 .••• „:„...... ••••:, •••• ••••• ••• .. ,.... . . ., . ..„-- . •••....„- ? 1 ,.. , . ••••• ••• „ . •:• • .•• . •••••••••••#„„ ....:•• .1 „.. •.i • . : .• •••••• • ! • .„ I. •:-.•••••,•••••••, .:••••::• 4 , ::• ..„••• r • ' ...!.• 1 •' ' ' ' ... ... ••• • •„:„ 1". ....:„ 6. .,„ • •• • ••• ••••• • ''' ' .. • > ........ • • • ............ • • • • • • • • • • • • • • • • • • • • ...... ::' ....• • .• • • • • • • • • • • • • • • • • • • • >..• • • • • • . . . • • • • • • • • • ‘ . . . • • • . . .. • ... .. • ..• • . . . • • • • .• . • • • ..... . . ....7 • ... ... .... ... ... • • .....‘ I.„ r • „.. •• • • • • ....3. J.:4 .:.•-• : , . • • • .:. . • • •••• .. ... .• . ,..... - r''-'4 :"..• ...7 i ..‘ •4•*. :;:...... ,.. .• , • - .. ;• :.4s , r , •• . ... 44 •• i rr . .. •,:r: Li ::::::::.... ' • ',..1 • .• . •• • • : . • 4..4 : .... • ii: r 4.4....• ••7 .... ' ....... ;.... j AV .....). P 4 c4:7 ,.. .... • , . .• . -.4 .• • • . , • -.• i .„ . ....N. • '1;,,,, , ....1 . ...„, ; : • ... i ..... , ..„ • <1 . I . 6....; .•• ....: .• .••• .• ' : 6.6 ■ F POFI;, : PI PST AMER I CPrJ TITLE 1999 29 10:59 #240 P.05/00 .a S 1 AMER/ � ■ � - c ' 4- First American Title Insurance Company of Oregon Washington (OR) Prepared By: MOLLIE CLOUGH Prepared For: Customer Service Department 1700 SW Fourth Avenue - Portland, Orecon 97201 -5512 Phone: (503) 222 -3651 Fax: (503) 790 -7872 OWNERSHIP INFORMATION Owner : Shultz James R & Madeline E Ref Parcel Number : 2S109AB 00200 CoOrvner T: 02S R: O1W S: 09 Q: 253 Site Address : 13268 SW Bull Mountain Rd Tigard 97224 Parcel Number : R0485674 Mail Address : 13268 SW Bull Mountain Rd Tigard Or 97224 Map Number Telephone : Owner: 503- 639 -5012 Tenant: County : Washington (OR) SALES AND LOAN INFORMATION 1 ~ Transferred : 09/08/1993 Loan Amount . Document # : 73653 Lender . Sale Price Loan Type . D 7),re Interest Rate . % Owned Vesting Type PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMATLOP Map Page & Grid : 655 A6 MktLand : $96,460 Census . Tract: 319.01 Block: 2 MktStructurc : $73,180 Subdivision /Plat MktOther : $1,130 Neighborhood Cd : 4T1G MkrTotal : $170,770 Land Use : 1412 Res.Improved,Farm Use MSO Assd Total : $147,880 Legal : ACRES 3.19, IJNZONED % Improved : 43 • : FARMLAND - POTENTIAL ADDITIONAL "'AX 98 -99 Taxes : $2,209.02 : LIABILITY Exempt Amount : Exempt Type Levy Code : 02374 Millage Rate : 14.9379 PROPERTY CHARACTERISTICS Bedrooms : 3 Lot Acres : 3.19 Year Built : 1965 1 Bathrooms : 3.00 Lot SqFt : 138,956 EffYearBlt : 1966 Heat Method : Hot Water Bsm Fin SqFt Floor Cover : Carpet , Pool Bsm Unfit SqFt : Foundation : Concrete Ftg Appliances : Yes Bsm Low SgFt : Roof Shape . Dishwasher Bldg SgFi : 1,913 Roof Mad : Comp Shingle Hood Fan 1st Fir SqFt : 1,913 lnteriorMat : Drywall Deck Upper Fir SqFt : Paving Marl . Garage Tyre : Community Porch SqFt Consr Type : Wd Stud \Shtg Garage SF : 616 Attic SqFt ' at Finish : 251 Deck SIFt _ • This title Information has been furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the uttimate Insureds. Indiscriminate use only benefiting Intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. sport : F !PST AMERICAN TITLE 1'999 - 29 11. : 00 $t240 P . 06/08 I 93 0 73G53 w.catnotoit Ceu6..,,,, • I yo . 8f'ATPIORY W WIY DEED — v^-. JAMES R. SHULTZ and MADELINE B. SHULTZ, Missed and Wife, Grantor, conveys aid warrant% to MMES R. SHULTZ and MADELINE B. SHULTZ, AS "TENANTS IN OOMMON, Omuta, the folloalagdo gibed faalpmpmty, 1 . - free from ettauobeenaae weave as epedficady set forth hereto aliotted In Weahiogton Caoaty, Oregon, o-wdtt Aacctof land fiat atedto Sect ion 9 ,Toweship2 South, Rouge l West, Will: mettoMeridlae ,Weehingtoo(booty,Otero. wore paniwgarly de/wilted a fancy.% to.witr • Begonias at the Southwest comer of the tract deraibad In deed to Buil Mountain Rend, inc., recorded is Book 410, page 482, Deed Records of laid County; theeoo North 89' 31' 30' East 230 feet along the south line thereof to the tree .,— polnl of beginning of the tract betela described; thence North 0' 35' Wett 315 feat to a point; thence North 89' 31' 30' .1,',-.. East 436 feel, more or lac, to a point on the East He of laid Bag Moanteln Ranch, inc. tract; thence South 0' 29' Eat Te 311 fret, more or 1era, to the Southeast comer thereof; thaw South 59' 31' 311' West 435.6 feet to the true polo% of •R beginning, ./ I TOGETHER WITH • non•etcivalve easeotcnt for roadway purposes over the foliowing d'.tlaibed trap: °-� ao A tract of had attested in Salton 9, Tue eship 2 mutt, Range l Wen, Willamette Meridian. Wa llington Ceuaty Otero. 1 ' e. more particularly dererlbed es follows: a- Beginning at the Southwest wine? of the tree described In deed to Bull Mneateln Rooth, Inc., recorded In Nook 450, �m Page 482 Deed Records of said County; thence North 89' 31' 30' feet 250 fee/ along the $oath line iharen( to a point; ,:� thence North 0°35' Wet 315 feet to the true point of i e neing: theeeo South (1'35' tract 12.5 feet to a pole!; lheeee a ;•: North 89' 31' 30' Eat 180 feat to a point; thence North 0'35' West 75 feet 10 n pole!; thence South 89' 31'30' West 430 : j . feet to a point on the West line of said Bull Mountain Rath, Inc. true!; then= South 0' 35' East 25 feet to a point; •: Y- I -,�;y • thence North 89' 31' 30' East 730 feet to the !tee point al beginning ty ) �, ALSO, over t ltosecertain easerneelnnpputteenmto the herein deanbedprcmIsc 'In Deed Book 312, Page 336, end Deed t._ = : t Book 491, Foggia 361 an 363, end Deed Book 498, page 389. _ _ • . 11'i,j 116 property (s free from encumbrances except dl conditions ooveaenis and restrictions of record _ l : ' Ilia true consideration for this conveyance Is love and nlfcction. .t. t'i:�' !i l4 ,,. ( 711 /S INtrRUMPNTrinidvarAttow tasorTHEPitonia9DSSCPVEDM7ra 5 !N FQG UL8LW0 1� ,_ USSLAws AND RPOUZATtONS RZ OR PJICNl NCORACCEPTING 8I N$ T1WMENT • THEPERS ONAC Q UIRINGPEETatI17M8 PROPP7aYS7WVLD algorWIM Mt APPROPRL1 r! my OR COMITYPLINNING DFPARTMSNT 7O VERIPYAPPROV£D tan � 4 - - Dated thin dal of V ,1993. 7 .. s l i i l.: SHULTZ * i TAW AMFsS R. SHULTZ MAD 'LINE ti 'J iri ,r '...„, , STAZE OF OREGON, County of Muttnomeh) sr. r: .: 4; . Personally appeared the above named lamp R- Shultz cod Medellne t:' Shultz acknowledged the foregoing ; , • x= instr to be their voluntary net and decd, .'. I' � : , X 11 O r e g o n Public G 9� a My comm1s.Ion worm o. _ � R,ln, ors eA Orrs. : "' -1 17714 r,..nlrL. mis � rr 'Nord Olt WO* - . • .'- arce.mailrr'blrn :. •N _ ,;I ted.4I. ,,o OFFICIAL SEAL ;*.• c1.@ uns...nr.••••.. 0 VIROINIA • '%*�: t''' r"f°4 ova "70 ,r[i CON'AI$ I0NN0.001Tt7 '._-,.1. . r W .. 1ma. w' MY COMMIS! ION MIRES JUNE M -trr5 • '' ,., : c - '3 non r,w.en=. .h, • ri frars..+.D M.e°f.J n., o% ,m. I-42---- 3 _ . . Y!.''', Tc!,:c} °l',` . .:::a ,t � y :fi:- -no ?!.�."!!•,`_ �� . � . '� � ^ .:� � � r , r i: •_' q: i t °?t' ' rr is 'r�' : - '4.f �.p (, r. J �'.:_ -•I _ , ' �l . -.-t (..5i..'::-II L : i �� rte' ,iir1F'• -' . :�Y. ....1, i - ,i _ .G t � . l •�,• _ _ - ' v �� r �: , �,I - t om ,.1 r , r. •,p. , "y h •,i". . •:, !.7- „ "S i'r:T - • S �.. r .7tar .p ., - .t.......::',:.::‘,..1 , .:i: •- `' :'r:. -'. ":'''',•::.t':` r.e •� e It'll' . ea _i • : :=. " — J _ ri 1 ' W k - '':.%"a...;.-i).:,•.: : •:1 : : ,,. ..::',.f ' �' ,- :}t :i! -.t 41- :, • ' - ' �: ",' t.a f ..'t 'Y�� :��: . , • t .. - , 4% r •.Iwo. .�.�., t :i. '4 ^i- :[•r � - .� ^r',-1:-;.;P: ye - :'';‘::,4. ti' I ' ' J'•_ - ;1�- �.t. ' \�fj - �1 _ =t - t t,r I' rPf , : 1: _ . ' : : I - - - . 1 ;0,6 Y r , �. '� : i �� � : i : � r -^: - .�.� r 5) ' '.i:,- � �J :' '•i 1 . � . ---::. - -7.1.- _ - .. tt_ '�y ,:�-.? ;r :tL . ;i. : 5 , ^ :`!.. - I .'.. : ^; . : _ ; .x,:.11: y' `; -4, _ �= •r.,. ^tr'r r .`7 1 ");:".-:,....•;,:::::.-".? , _ - .. - :'J - ;....:-.--:•i.,.:;'%•:.; ^ r - > t Fes: , • l :I. ..a. ., . : ,: - "r i'; " ' � . �:�:. r :✓1:7' % � ,r_.,.,1..... ~ti _ �Ii G �� �iTl`S ' , t" ” ^ � f1 : -.w:f� ,- ate,('.... •'; i. _ - .' -t`. -. '. - '-'��.' _ i __ ., -iji L�, `� _ .:J e � L'.' 3 .: a : -il::l.4:. ; � � : '" ..:............:...;.1. ,.-.%:,.. _� 9E : i� � � ' • . _ - A Y 7"; .: }f.<n? ;77.47 . , ^ :�• ,It • [ , t " •_ , A ' y 1- ', kV - 7tiw '- A • i i t4•'. ,2•,,,..--"-'4:11.41±...-'.2:T-1 r,. f ',1:. .... '• ..)..::.:.-:;1;j:',....• - °- _ = • PGROM : I RST AMER I CAN T ITLE 1999. 11 : 01. #240 P. 07/08 --__ .. _.• ............... __ • - - ---. — 7.-•:.;,:;.:LQ. - , - .. - ...f.;...-7..... . ••ez..2- E.-•: .. ..«.-......................44.4....... •_.up■74•=•••=7 .,_ . • 'i .--- • . I . • ._--..-...---.. ...--....z.::_:. 13=•• 1 . 7 .L. '.'21 •. =_ '--. --- .--.. •- • — t :: E.= .. ,--- :.; ...., r,•:•.t.-..-..-- • .-„ii....• T. •, [0,,, • ' -i ;7 : . L.b•-•_• • - tit -, 0. i■er....^.••• .. ..1 , i .41+731...•., .:giNi - • ` .t kta,-.• 1 IIiI .:.: -I 1 .; -..i f -4 :.!.;-• ir • ,14.: ;•. .., ;;; . • 4 .. r; sTATE OF OREGON } SS t: .t: C.f....17 .0 Viseldnglas • vi , At.IY .?:.., . : • .-. r I I. Jerry R.HenermAstor of Assessment and Texauort end x-Onido Recorder of Con- mamas tor esti coumy, do hereby that at9 within Inetrument of ',ennui' was recehred end recorded In book of morels of : -• sel co inty. je ,••. •.;%-ret...T ; tetttt..- '',' . .4:4C41 Jerry ft t-troon, Olnector of '.. !. , , - "4.1' 1, :. '. $,' -,,...:' Assessment end tloo. EX- ..- '•;)!*:;' . , I .4,„. Officio County Clerk •: • *.•;: •:r•-•-: ill' - :!.: - '4=-•:44.1•'- •:' :: ;• II p • • ' ' .. , • -k *--, ' ' ....; f Doc : 93073633 . _d Rect.: 107324 39.00 i ' .::. • ‚. 09/0911993 09: 10: 29Ail " ... .:'1 .:, ";• ••.: ..2 ....:, ..--........::.i. .. . . -,..,.. : .,...., ...,:,-77-.1 .--..,- ., i..157...ir-' 4 0-1-...-0.:4,-,w,,_, , .',.: L. 4 --, - , a-4---.14:4 .. ) . .f...:' : ..,,:. -" • .>-- .. ..: --'.:". 5 '' -. : r'.... .,..% • ,-.. : ' 'tC" Ag:' ; . • e vVilt ii 3 ;7: . e "(rd' 4 : r wii..';`:-.../ ,... 7:::. , . ', :- :::v i 1 . t i , ,: z - 1 , ? .' ;.: - ' - : : . :F..' -: . .1. ,.:-: : !.. ..! . : - - . ,;..isi..,,,...:?:•:..--:,h_2),:.:-.=-...::-,,.,..S.4..,-; % 1 :g:,:-T.:. • ::: 5 ? ■4;.: . 3 1 . . ' ' Ti jr.i1 -../ i; ..!.;;, g-;:7 ,:_-r,- - -- ',. . -_..,_',..::::. „:,..-, .v.-..t,..,.,.. , .. ;;:mi tr.2: .:.....--.. i.v -.-; .ii l 'i' 7 '4. : t . ,t6s• Irteg-''' .;:.ff• S..-:/;:..= .."-.. , 1 7 r ■:-.,QS! ;;,.....:;--17!;,,..V-ktir,Vqirt-aar... Arithp ' % ' . ..i; i:Hr:g"li pez%li : ,ppgy2f,lg to,.: irtt ..... ,i'.::; st .. ?;. ; ....,.: . 4j f : : :. : gA#, 4 ,11 '7:: ‘ _ . r ,4 .: - ::...........1. ),Ilit,^ .1,..T. fgtAki,..i.ir:.ti.t■::::::,It!;;.:,:j*.'.:.%'...7.tF.:-;tk'i::":17::-..:?::::. : - ,- : : .■ :77 2 -:-. 1 :'; ;i . ..4•Ii, " 4' . 7t:q5.:T -t: W 7 -1 - f .. .': :: .:;•. :- . - 1 : 1' '..,'-:-..• " 4 i al ' ar :1' :: ‘ iti. 0 . . . 7 -.'..... --,.. :, : .%"-; . • '": !!.."!.' Ifiltis : 3•,; .-'frl. 11 4:::' :: • .: ..- . -., 1,..,..,1, ..,.1.., .c.,:.. it , , ..,;: .......g:,.,e,.....;;,:. . •f. :-- -: t • • ,;"-:- =Air.- - ..- ,- .•• :,- - .. r.'..: 7 '4;17.7.: : -: , ',,;,'; • ,f,i .;.-..-:...- _ ,...; ...... ;:;:‘,..., ::,r.11..;,;:,:;_i;_: fi" - 3 ."7 - 4F,;g37;;;.:: % 77,F.. , !"4.1:•i....,.;::•':% - a...:',-::*::: . -s:: '.:;f: . is .= -,...,:•: ' ' 41." '," .::-.". ..1 . '1...?");'.:i."2/-4.--,,::i,-:j';',.."Z:17F,1-•,7,-.' .V4 '' .';. -:- . 1.. ..... r ", ° . '4 Z ' ' ; ; A• : • ""-.. ' i. fi; * ".1 :4 ; !1 *' . . Yr. 1 '. . -;: ' '''... ... . . • '• - • • ti,..; 1: 144, „1,„.;:‘,;...",,::Wk, 1., ' - J . ?,:; i ,' '4..4.4 . 4 , . .. •. ,. *;• ..„' i';'.';:iti,i „, .::„ , ...1', ' , .. A.. --• - - •• - ..-• - - . . . . • _ '. .. ' . . •-.........•••-•.- --- . - • . 1 . ,..F...■r.......... . - ...- ... —.. •••• - .... . , . . . .... . FPGr1 :FIRST AMERICAN TITLE • 199 -29 10:57 *1240 P.02/09 4 AM EIt, �._ -. First American Title Insurance Company of Oregon '' Washington (OR) Prepared For: Prepared By: MOLLIE CLOUGH Customer Service Department 1700 SW Fourth Avenue - Portland, Oregon 97201 -5512 Phone: (503) 222 -3651 Fax: (503) 790 -7872 OWNERSHIP INFORMATION Qumer : Shultz James R & Madeline E Ref Parcel Number : 2S109AB 00100 CoO+vner. 7: 02S R: 01W S: 09 co: 2S3 Sim Address : *No Site Address* Parcel Number : R0485665 Mail Address : 13268 SW Bull Mountain Rd Tigard Or 97224 Map Number . Telephone : Owner, 503 -639 -5012 Tenant: County : Washington (OR) SALES AND LOAD INFORMATION Transferred : 09/08/1993 Loan Amount Document # : 73654 Lender . Sale Price • Loan Type . Deed Type Interest Rate % Otvreed Vesting Type PROPERTY DESCRIPTION ASSESSMENT AND TAX INFOR:r'HATION Map Page & Grid MktLatd : $550 Census : Tract: Block: MktSfructure _ Subdivision/Plat MkrOther : $1.280 Neighborhood Cd : 4TIG MktTotal : 51,830 Land Use : 1402 Vacant,Residential,Farru Use 114 Assd Total : $1,280 Legal : ACRES 3.11, LTiZONED % Improved : FARMLAND - POTENTIAL ADDITIONAL ' 98 -99 Taxes : $19.12 LIABILITY Ezornpl Amount : Exempt Type Levy Code : 02374 'Village Rate : 14.9379 PROPERTY CHARACTERISTICS Bedrooms Lot Acres : 3.11 Year Built • Bathrooms Lot SqFt : 135,471 E,f,fYearJlt _ • Heat Method Bsm Fin SqFt Floor Cover _ P Bsm Unfin SqFt : Foundation .4ppliances Bsm Low SqFt : Roof Shape • Dishwasher Bldg SqFt Roof Mail Hood Fan 1st Fir SqFt InteriorMat Deck Upper Flr SqFt : Paving Marl Garage Type Porch SqFt Const Type . Garage SF Attic SqFt _ Ext Finish Deck SqFt • This title information has been furnished. without charge, in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to b=neflt the ultimata Insureds. Indiscriminate use only benefiting interrnedlaries will not be permitted. Said services may he discontinued. No liability Is assumed for any errors in this report. FROM :FIRST 1MERICIaN TITLE 1999. -29 10:Se #240 P.03/08 , . 1 10 93073654 , t' . STA'TUT'ORY WARRANTY DEED weemtri a ton Cann JAMES R. SHULTZ aid MADELINE E. SHULTZ, Hatband end Wife, °motor, conveys and =motto to —J JAMES R. SHULTZ and MADELINE E. SHULTZ. M TENANTS IN COMMON, Oreetee, the foUow4ed I -- described reel pmperty, free from eneninbrancte except sa,prdfcaUyset forth herein shuttled In Washington CE===le County, nty, Oregoi, to4srit; A tract of laud !Iterated ht Section 9, Township 2 Sonde, Range 1 West. Wilmette Meddles Washington - _ County, Otegon, teore pnttieotarly described oi follows: Magi Beginning at the Southwest corner of the tract described le deed to Bull Mountain Remit, Inc, recorded la `. Book 450, Page 482, Deed Records of said County; thence North 89° 31' 30' /3ns1250 feel sing the Sauth m line therta to a pelar; thence North 0° 35' Well 315 feet to a paint; thetee North 89' 31' 30' East 93 font to the tine pole! of beginning of the tract herein deeaibed; thence aontleuing North 89 30' Ess1343 feet, more or less. loo point on the Bart line of aid Bull Mountain Ranch, tae, tract; theme Korth 0' 29' West — D� along tbe End geetherto (381.8 feet, more orles to the Northeast comer thereof: thence Soulb89'3f ge sing the North line of said S ct(oa 9, a distance of 343.4 feet, more or les+, toe point, that Is North 0' 35' l West of the true point of begienieg; thence South 0' 3s. East 382 feet, more or less, to the true point of re begiieieg. The property Is free from encumbrances except sU conditions, covenants and restrictions of record. •= , The true consideration for this conveyance Is love and affeetloe. -^ : ' :i _ f,r { - - 7N /3 /NSTRf/aEN7' NOfALLOT' OM OP THE iROFEA7Y D&SCAIBED IN 77D51M5T7tUMENT IN VIOLATION OF _ - i1 A PFUG/t�LINDWezAIPS.WDAECviAnuni mom . QCNMaoRACCEf7 1NcTfrrslN7'RUNENT,utE -- ACQt01UNC PER 7r1u TV THE PROPERTY sNOtrla CK ry t!►E frN fl1a APPROPRIATE CRY OR CntnvrY r1.uvNU+r, - ? ': _ 71 DEPARTNENTW NERJFri1PPROVRD t/SES .• jJ. _ ADVil Doted Ihis.�Z day of • , 1993. _ : ` ",. AMES R. SHUL MAD INE E. SHULTZ M 4::' STATE OF OREGON, County of Mnitnomah ) u. iXYnr - Personally appeared the above named James R. Shultz and Madeline E. Shultz eckoowledged the : ' : •• • ey foregoing instrument to be their voluntary act and decd. fir• Before me -Stet. .. l i Nototfr 1• labile for Ore .n I ,.---- ,,:. :• Myco misslonexpirce L ' ' 91 l it t"., Shultr. Grantee ; ' s _ - - 3 Shultz , Grantor " *` ' ; 'l '" 137.68 S.W. Bull Mountain Rood ',s.' Tigard, OR 97224 ; 'A: ' r y . MTh' RgcniwrNc Ita7URN lv: t, , ...i • , '� OFFIC7Pl5F�l �•��'S� ' ' .0 i Michael J, Bragg �� . '•. VIAOfNfA A, u►(OOR � 'i . 4+ A y I2t1 S W. Fifth Avenue , N Mt r�BUC- OAE4o ..c,f ; 3.:• • SSt No.oarlm9 4r a _' 301b float Patwect Center MYC ON.M I SS:ONOIPIP.(;$,NNEan tgg5 ;, : 0 : Penland, Oregon 97284 ,` , . 1 t • s 04 a tissue L ngu.sI1d alf tar ; : t)• o vsmo, o g Mll be ent fo rM fo llowing ' y" F aeere �4J . i 4 '. . " James and Madeline Shultz � ' 13268 S.W. Bull Mountain Road ' " r Tigard, OR 97224 . : ' ' 1 t ,..1.1,,e :. ,. . r. -'f. . ' ^''.agr ,. • P` cv ittr _:: 'ql ?`'3'i,' _`� -' . ..�* [ir. _: . - .. y . t • . p:)7 - : r,i _ .... ,;4: -. t -,. a': .3::.3trn.. ='r� I ? '• _ r y: • r i „ j ::�: • 1 ��,l:v: :i f i 9 "- . 7 : .,J . '•' . � . •.r 'l' • ` ; �' i ti �� : '� �•:- _.,G. , . n \ + . ;L. ' 'r"d L � : 9 , ... , ire.• - � � :r • . , l * / 1'' •.a: _ _ir;:y. l, .,. ., i rte - , k : ,',> l; : •s-r:. ..n i :'. ' tX • '/• ' -': - .z . n (1: = , A 'r t' Ls'./ . fa °:), 'f'• : a : :. l; .� L?.�,•• .a 4:4,,I,,, •t•,F i. .� , rr , „ • r r i . i :, - Gy : @ t ,. "t •.: ;. , tea: , r` :t^` „ ...1:I . , ` ! .. ,' mot . t. , 1AI Y - • - 'd� t. '_ . i .l.� : . ;j l y � i �lit. . t r - ` nJ � f 4�... .. .P- ' r .ji ' : t:'. :.•.i•zv _ . . y , - •.yam ,:.'.i.� > ` i + .. _: 1.r i .C 1 i - • ;F... • .'• I .,..'`'r.. . �: '. �St • • _- `'F :�f }' r.• b . ,- 'ti. •. . ' . � i r �' .i • i C_(F `!: fir. ,a - 't: �•i.7Y ���` r �'i �� _ te` - - `��j ' . >�:; N- a rYJ r. OA: -r ° r .,.- . rte -,.� _., _ = . ° : ; ..' -. . .` •,;•:-� ',4"rr 'ft7,i . : -c: r�' • �. ...- . rl - ~� ,• : .�nr�'"r, ='•' ,y._ _ ••.. .. , _y, . ..i o''i :::'it ;': i .E.: ^ : �. .: _.'� 1 ,�.�:T� L: . � .�_..,: Y .;P• ` A!'. 7 ° ' t • -_ - ' y J._ ^ e i +/ . ' :., ,i..,-.z.:•,,-::..1. = .s_ - : � a :'3 �,�- , i)t •g t : - a ryl:. ':: :...4..,:-.- ,n:�. ? k- .. - . .. • ' , . '. • �" _1 . :L= _ -. • W iC • • • __ 10:S9 #240 P. 04/08 FROM :FIRST AMER I CAN T I TLE __ _____.__ ...- _ _ —...—. - 411)/ _----- — . — - • - ------ 77.1 4 .7e217:64troWettekkaMirriPrOPEROCRIlmaNte.IALT.i-.... xv.r..-- - '. . :::...... ,....: . . . . ' . . • ----. . ' J AI .1 • ----7-_-.7.:: _ —.— ; ..7 .7; :,...... rItIBIDIOMME■• • : :....4, ........etz-- , prommalmw*- libliaglit. re3=1 ...........7. -.• ::. rISINV , ..-,.. :;...., • : • Milth.S1 Ltrai • ' ,.. '.1 -,; l• Ft-1,.:',.; . : - .P4'••:: , ""-i: ' 1 .; 1..y... ;• -.•. ., ,, • , ....2 i kr e.';: : :;,.::: ' • 11 1. r.: ... • Iv! q. 6747Z OF OREGON 1, • l',, , .4 '• . ! , County of Washington - ,= 4 arid arr of ', , •-,: i • Ili._ .• , 1 -. 7. :. t vgYanoes for said county, do hereby esftgy Mai the within Instrument of wrIlin4 was receivel and leo:IMO In took of words of I F; ' - i)'..-n, Jerry R Henson !hector 01 " - - • o i ficio euso ccu rnont ioy and aert ibseSon, Ex- .:, ' : 11 - - . 1 - sr ■ - ' .. • ..iii: ... .:.:a . . ,..2. Doc : 93073654 '''• f . • • • • ••.;-) Rect.: 107524 39.00 / 9 :2AM 0 09/1093 09:108 1 :43-"•>t'. . . .. , 1.1 .2- ED •;.--:...v..i: ". ••••;i . ,„ .- • -r-, 1„,,,i.T., . .:-,,,:......,); . ,-,•,,., ...-c. ,.— • o. :. .?- . -- • •-• • :.1 . • '''. i' r.7 : 7E1. ? . ' - ' ,"f 5V , IiiPS'.- '1- • tvl 44.'": •C:ka-•::: ....'AV .. ;.!).;•-.= -1',..:' •. ,-;r4441-." . ' ., 4 . , ..".7i, •.: 1:. 41, P '.- - 41 - rr:t...' , E4:i:1 1 ?-••••F:...- - ...Y.i -- .; 1 :• - •- ' ';• '.y'-'; , ..1% , 1 ...*:; 1 • i t .." r .,:y=r4:4...i , ...4;-.;•• l it.1.;. , ,..., : .;: . •;;,. : 1.4,• = *%•: ; . :;1:.: ,-,-.,- . •: : ...:_::-;,• ' -,.... ,:•• 1-... i r,;. :, ;5w,T .i !, .....-, IN, ,i , t,., 44, g":11. •.;,;,•.!;•4?-.ht;31 ;;;•.,•,:,t11:•.it stil-gr.::::.. ;•,• " ... -1.5 1 - ':''. • .? • : • •s • r--11V-4J'E:••;-•:!,_-:7 Vre■,:- '• !-..• i - •i•I. i -' ••• 1 4 . ''''':.',. ..t,': ,,,6f.Cr.i."5.-.1,..mo. - • .'./. -^f :.':•''...7% - ' ' 1.__,'r!" . ...y1. , . % ,..:.' - -,. ,-..-...-:-. - :;.: ,, fri.9;1 4 -'iii';',i1:1'„? . .Z;g1typ . , -.,f,tg:;,-,t : ?,•,...i.-1::e.-:..;■.- r.ifi, p.'..57, ,;•:,,-.• '-'1.*:'.:'",- ,S 7 - T.'':.Z4Stkti:1,7S .....e4, ..,...1.4, ••, ..• 7 z..., r 7,„,,,,,,,...., [ ... \ 4.... 4 „,,,:: :: ,,..„. 4 . 1; ....„.„, • . • ..:..,„,_ ..„-•,..:._. ,. .- . ....-- sAr -5c .: - ,,_•,,:,,:,..:. , ' ,7,,,,, t , ; : : .! 4 4,4.;:-N., c31 ,, / ..7 : :, ; „ ;4 ,..1, ' ,1 q , _ Y.: .ref , "47;:il.: 1 !. ;.: .:13l i t' r e - •1 4 :•-•••',,c.i . .. , 7.;V:;./•: - ..:4--,,t;11.:2641 , CA(• '.•ki:kif; -i.- i • --; if,....::: •, ,,,,P41:4:711V:vzilitc.4,0e l ' ,.:::::.....,i kl:•:_. ; Jt...;:. tis .., , ,•nx,i , ,,.,_7,TT?... , ...f.croti-6;F. , ,,:- . ::::!.- --:,-- . ...:7t); s'. , :70 -T:. - : - - - --' - n - oe ' 4 ff 7 - i' -i* lc laki•-.1% ..:rrn• ,....-... , :7... 1 " . .f . :...g: 4 ":':■•::.04:,, ' , :"..•;7 ,.• :' •.''''''IM r ' : ..r. , -.- . '..--• *:•••••••.:;:' t.. • .." ' 7 • C••""- ,. "y• -. - - .40 ..1.---4,.,...-::: ..=,- ... ,.......,.- ..,....,r.: . .,........ ,...t.s.. 1 ,,,4, • .r.; , „.1;-,& . ,..,.. •. ... • ........z - f .e.1.1: rl's• . ? 43:• 1 ::' ".• -: 7' „ 1 . . - _,b .-. -,-•••.:.' ' ' . 1. g .1. • -. - r-r - - - 7 - ,- ,ii 1 .. ' ." '``" '''''' • i - -..'. ... .ft-.547-3- • i.; • • ',.. - -,,. ; ' , /..1.- :. IA p t ... ; 11- : ..77 - ,,- ---. :- ;;‘- ,....,. v. -- - - Alt %. ,. :" 7- 7. ':•.:,,-..,. i'.:?:. ;,.' y4.).-:;37;. ul. ■ '• .....• • ....,, ` ,%,:::: " ' -, --1.: =: 't 1 < N , 14 ; . Ole, .• aztr...*:-.4 , :!':. ,,, 1"••• , .1.: - : -7 4..::" . :V.I.1, -, • . • .„,...:7 E: • __If.; 10': ;I,' Z :.:?.:- • • -`"-- ....F.. , • - -r - - . -• L.'; - I,: - irli;• •••••.1•■ - i, s .1 . 1 . :47 : k1. 1 (. s-1-1.. -‘ : :. 1'. r .71. 1 4 - :i.:7 - ' :r- l• •r- '': ( ,- : -: ... 77 . 4 >ta i lP4P4.4";:& .1 P ,' ;1•.C. ' 1 n' . 4 -. . e .'.. ' t ., . . . --,......,..._.........._ _. _ - - - __.. .....,.. - ..... .. . . . FROM : F I R S T AMEP. I CArJ TITLE 0 1999 -29 11:02 #240 F=.09.139 • � T ANIEA % i First American Title Insurance Company of Oregon Washington (OR) Prepared For: Prepared By: MOLLIE CLOUGH Customer Service Department 1700 SW Fourth Avenue - Portland, Oregon 97201 -5512 Phone: (503) 222-3651 Fax: (503) 790 -7872 OWNERSHIP INFORMATION Owner : Foran Frank B & Patricia A Ref Parcel Number : 2S109AB 07000 CoOttiner 7:02S R: 01W S: 09 Q: 253 Site .4ddress : No Site Address' Parcel Number • : 82067015 Mail Address : 13145 SW Dull Mountain Rd Tigard Or 97224 Map Number . Telephone : Owner: 503 -639 -8980 Tenant: County : Washington (OR) SALES AND LOAN INFORMATION Transferred Loan Amount . Document 11 Lender . Sale Price Loan Type . • Deed 711,7ye Interest Rate . % Owned Vesting Type PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMATION Map Page & Grid MktLand : $65,170 Census ; Tract: 8inck: MktStructure . Subdivision/Plat : Foran MkiOther . Neighborhood Cd : BLMT M7ctTntal ; $65,170 Land Use : 1002 Z'acant,Resideutial M50Assd Total : $51,690 Legal : FORAN, LOT 12, ACRES 1.48 % Improved . I • � e� - r� IS - , - Ni .1 98 -99 Taxes : $772.14 p �,,,��,., Exempt Amount : ) /-I /e 9o ) de,�(l �4'pi Exempt Type . g�, • Levy Code : 02374 94y o d614re0i Millage Rate : 14.9379 PROPERTY CHARACTERISTICS Bedrooms Lot Acres : 1.48 Year Built . Bathrooms Lot SqFt : 64,468 E YearBlt . Neat Method Bsm Fin SqFt Floor Cover . Pool Bsm Unfn SqFt : Foundation . Appliances Bsm Low SqFt : Roof Shape . Dishwasher Bldg SqFt Roof Mat! • Hood Fan 1st Fir SqFt InteriorMat . Deck Upper Fir SqFt : Paving Mari . Garage Type Porch SqFt Const Type . Garage SF Attic SqFt Ext Finish . Deck SgFr . • w This title information has been fumished, without charge. in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds. Indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No Iiablity is assumed for any errors in this report. • • January 18, 2000 - - -- CITY OF TIGAR OREGON Don Grim PO Box 5930 Salem, OR 97304 RE: Notice of Complete Application Submittal - SUB1999- 00006 /SLR20000 -00001 Raven's Ridge Subdivision • Dear Mr. Grim: The City has received the additional submittal information deemed necessary in our December 17, 1999 incompleteness letter. Staff has reviewed this information and determined that your application for a 40 -lot subdivision known as `Raven's Ridge" is complete. The application has been scheduled for review. Staff has set a target decision date of February 24. 2000. Please be aware that this date is for . scheduling purposes only and the actual date the decision is rendered may be before or after that date. If you have questions about the information in this letter or your application, please don't hesitate to contact me at 639 -4171 x 407. Sincerely, Julia Powell Hajdu Associate Planner • is \curpin\julia\sub \Ravens ridge acc2.doc c: SpencerVail 4505 NE 24 Portland, OR 97211 Jay Harris 12555 SW Hall Blvd. Tigard, OR 97223 SUB 1999 -00006 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 TRk.NSMITtAL Harris - McMonagle Associates, Inc. Engineers - Surveyors 12555 S.W. Hall Boulevard Tigard, Oregon 97223 Tel. (503) 639 -3453 - Fax 639 -1232 DATE: i/ , / ®(.) RECEI / JAN v � 10 20 TO: -.7 ) hJ M uNl l Y�� Cry e) t Ti ,eird MEN PROJECT: Zive0-16 red WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS: SHOP DRAWINGS PRINTS SAMPLES CHANGE ORDER COPY OF LETTER PLANS DAT • SPECIFICATIONS MYLARS OTHER: FOR YOUR: REVIEW COMMENTS APPROVAL USE FILE COPIES DATE DESCRIPTION REMARKS: --- - SIGNED: targ December 17, 1999---- - CITY OF TIGAR Don Grim OREGO PO Box 5930 - Salem, OR 97304 RE: Notice of Incomplete Application Submittal: SUB1999- 00006 /Raven's Ridge Dear Mr. Grim: • The City received your application for a 40 -lot subdivision known as "Raven's Ridge" located east of SW Wilmington Lane. Staff has conducted a preliminary review of the application and determined that the following required information needs to be submitted before your application can be deemed complete: • Submit preliminary calculations for the water quality facility; • Submit a Sensitive Lands Review application, narrative and 20% of the standard fee for alteration on slopes exceeding 25 %. • Submit a copy of your geotechnical report. Because you are proposing to develop on slopes over 25 %, we will need a copy of your geotechnical report before we can deem the application as complete. • Provide 24 copies of the narrative and plans (you have already submitted 4 copies, therefore, if there are no changes, you will only need to submit an additional 20). • Provide 5 additional copies of the wetland delineation report. • Provide an arborist report. The tree removal and mitigation plan must identify the total number of trees (not inches) on site, the total number of non - hazardous trees, and the total number of non - hazardous trees being removed. We then need the total caliper inches of the non - hazardous trees being removed. • Provide more information /justification on why SW Ridgefield Lanes can not be extended. • Provide profiles of proposed streets and streets shown on the future street plan. This is needed so staff can determine if these locations are possible given the topography. A specific off -site concern is the extension of SW Fernridge Terrace (please verifty extension). This looks as steep as SW Ridgefield Lane. If it is not possible to extend SW Ridgefield Lane due to topography, how is it possible to extend SW Fernridge Terrace? If it is not possible to extend SW Fernridge Terrace, you need to show how these lots can be developed from a different street. • Provide evidence of the access easement indicated on sheet 1 of 4 regarding the emergency access. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • • • Once the required information is submitted, staff will deem the application complete and begin the review process. If you have questions about the information in this letter, please don't hesitate to contact me at 639 -4171 x 407. Sincerely, _ Julia Powell Haj uk Associate Planner is \curpin\julia\sub\Ravens ridge accl.doc c: Spencer Vail 4505 NE 24' Portland, OR 97211 Jay Harris 12555 SW Hall Blvd. Tigard, OR 97223 SUB 1999 -00006 Land use file PUBLIC FACILITY PLAN CIIECKLIST Project: FA 1S el Ne J FOR Date: 12.1V. `qq LAND USE APPLICATION SUBMITTALS • ❑ COMPLETE EjVCOMPLETE GRADING .. [r Existing and proposed contours shown? . a Are adjacent parcels impacted by proposed grading? ❑ Yes (3 o L f' Adjacent parcel grades shown? ST>ytEET ISSUES [�' Right -of -way clearly shown? _ [J' Centerline of street clearly shown? • IU Name of street(s) shown? • IA Existing/proposed curb or edge of pavement shown? fie Profiles of proposed streets ' Future Streets Plan provided? (subdivisions and some partitions) profiles Q topo shown on adjacent property? • ri ' P Traffic study required/submitted? 7 r - Do proposed street grades comply with City standards? B rIP Check widths proposed on public streets Er Are private streets proposed? its Er under 6 lot minimum? 'EZ . commercial driveway entrance required. • . B width appropriate? le 5 . ['Other: 1 SANITARY SEWER ISSUES Er. Existing/proposed lines? []- Stubs to adjacent parcels required? . WAFER ISSUES �, Existing/proposed lines? a Existing/proposed fire hydrants? STO DRAINAGE AND WATER OUALITY ISSUES Existing/proposed lines? Preliminary sizing calculation of water quality. provided? Er Water quality facility shown on plan? does area provided match calculations for size requirement? R' Stubs to adjacent properties required? Water quality and/or detention shown outside of any wetland buffer? i:lengAbrianrvnasters\public facility plan cheddist.doc NO') -30 99 09:03 FROM:WASH CO SURVEYOR 503- 846 -2909 TO:503 639 1232 PAGE :01'01 NOV - - 99 NON 09:59 HARR I c MONAGLE FAX HO. 503 6 232 P.01 1AH SS 11:18 FROM:I sH CO YOR 503 -681 -2999 TO: MONAGLE PRGE :85 WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE t DX V I IQN PLAT) INCA 1 request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF USOIVISION: Ind✓ -Cr'lS k Id MAP ARO TAX LOT NUMBER: 2.5 1 - 0c7 46 /0O Z , o0 CITY JURISDICTION, 1Whic City ?) OR /4 CouNTY JURISOICTION: SURVEYOR'S NAME: ,, // Ali Jiorr;9 /e, OWNER'S NAME: T� ..s ue //a I understand that if the name is not used within two years, it will be automatically canceled. Name of person reserving na e: . ,.I /s Ad dress :121 5 £"-' 4 1 O Telephone number: $e: 2 4i .3.j/$3 Fax number:Z ii�., /Z Signature . i 1--c-------- _ Date: /i/214 �Qir 6� ll -32 57 Na . app o d Washington County Surveyor's Office 155 North first Avenue, Su/fe 360.15 Hillsboro, OR 97123 Fax: det -2909 F A sm n A EIMUR V E YAW FSM AN f. tSU6 NAME . p01 • RECEIVED PLANNING AFFIDAVIT OF POSTING NOTICE OCT 2 51999 WITHIN.SEVEN( CALENDAR DAYS OF THE SIGN POSTING;: RETURN THIS AF;T�: D : 1 125:'SW :Ha v gard `OR 9-- ;.: Ti 1, -5-peritosz. I I VA. 1 , do affirm that I am (epres the party initiating interest (n a proposed -44 La .5741.r> /st.o,, affecting the land located at (state the approximate location(s) if no address(s) and /or tax lot(s) currently • registered) 1"L.. (6 - >i vZt " "7 (r I ? , and did on the Z r) day of 19 e/ post notice indicating that the site may be proposed for a 5"..i‘ �� tf�i e/ personall and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 2- '5 — L4'4 Qs1 — .(! T.P.w114 0 3 s . ins r • —tom 'CA:7 ( (state location you posted notice on property 41 %, •.� //� n the pre: f' •r of a' .ary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOT RIZE) Subscribed and sworn /affirmed before me on the'j day of bed ,199 OFFICIAL SEAL / / / / a 4 • / V NOTARY PUBL SWENSEN NOTARY • UBLIC OF OREGON COMMISSION MY COUI1ISS1 N EXPIRES FEBRUARY 14, 2000 My Commission Expires: . f 1 1 (Applicant, please complete information below for proper placement with proposed project) [ NAME OF PROJECT OR PROPOSED NAME: RA If ,JS f :L` -_ TYPE OF PROPOSED DEVELOPMENT: -4 v ! „T c;/ if rfi S i r 1 Name of A licant/Owner: P • '. i _ Applicant/Owner: t�Ut1 u o- ! Address or General Location of Subject Property: r - `. . Q ._ — ! L S ubject Property Tax Map(s) and Lot #(s): h :Voginlpattyvnasterslaftpost.mst • • SPENCER VAIL O PLANNING CONSULTANT RECEIVED PLANNING OCT 2 2 1999 October 18, 1999 CITY OF TIGARD Re: Ravens Ridge, a 40 Lot subdivision Dear Interested Party I represent Don Grim, the developer of property located north of Bull Mountain Road and the terminus of SW. Wilmington Lane. Specifically, the properties involved are Tax Lots 100, 200 and 7000 on Map 1S19 AB. We are proposing to develop a 40 lot, single family residential subdivision. (See the reverse side of this letter for a depiction of the preliminary proposal) Before to applying to the City of Tigard for the necessary land use approvals and permits, l would like to discuss the proposal with the surrounding property owners and residents. You are invited to a meeting on: Thursday, November 4, 1999 City of Tigard Water Department Auditorium 8777 SW Burnham Street Tigard, Oregon 97223 6:30- 7:30 PM Please note that this will be an informational meeting on the Preliminary plans. These plans may be altered prior to submittal to the city. I look forward to discussing the proposal in more detail with you and the members of the Citizens Involvement Team and the other surrounding property owners and/or residents. Please feel free to call me if you have any questions regarding the proposal. Very truly ours /1/ H.Vail 4505 N.E. 24TH AVENUE • PORTLAND, OREGON 97211 • 503/281 -8245 • FAX 503/284 -5506 I . I ' • ' I 11 ,•,, • . I - I 0,:'.. .. • • 0 ' . ' • " I il . •• .. --eiO3 : .• . . • .-: - •• • 454 s ,.0 • , • ' gi d/13 .111 15193 . - ,4 i l l hl 0 •-; - 11 I ...• . _ . . : ",..li •: 5 : 3 • • 1 0 I f•!' i ' • iT. 1... • 1 : / 3 33VdS N3d0 V 1.3Vtil . • • . 0 , G] —....1; i.....-- NVIDIS3C1151 006:101 XV1 L ' 0Y6 XV1, ! I I ■ ' i'c cc 4 cc I • 4 .64 1 it • .- , . , , 000/ 101 XVI. I 11 1:11 r1V/1 XVI ..... pi , I .......... . • . _- ... . . ..-.-.-..- -- 9- s N.? • , z, 101 NVK1..1 13 . I - •-- . 1 ri 1 92 1 I I ,0 . . • - , .. Lc l' 0 ic .• • 4c • .• 1 ' 1 -.:::.; i• - .. - . • • • -- AII1V00 831.WA .; • . - 313V al • • . • I : . . . . .• i ! . • _ . • 1 . - . • . ':.: 5 ..•-• - . . • • • , • .. . • . • .1 • . • I . .. i 1 . g . • . . . • . . . . . . . . . , 6Z 94 LZ 9Z 5z - • . • .. . : . • . . • • • • . . , • • .'f 62 : - . -, ; 00E 101 XVI • I ---- • . .. • ! I I 001 101 ril BV6-17SZ dVV1 XVI . • . 1 , 8Y6- l-SZ OM XVI. 1 : : • . 1 .-.. • • 1 • . , • . . .. . . VII i . 1 • 61 OZ ' l 1 : i c, „, ____ ; l ZZ. • cZ. 1 tZ-.6 • i : . 1' ; . 1 . • ;11 f • • .. • . ■ i ..- .7, . i . . % • . . . g a 1 ' ---N • . 1 . _.... . ... . .. . . . gi , i: •ok i i I i$14, 1 / / 1 / ,, ' , f . — 0 1 . ." 91 - LI. 91 gl. I i - Pi , , ( if i ■ 5 15 I . /1 K 1 !, t I . 9 1 '.. I ', — • .. , . . 11 t !I 1 \ vd ', ,, z \ - 6 '• . . i :_., 11 Z1 C 1 lila ' C I ., 0 2 • . • ial ' 6 ', -41 •, . . . `7 Z - . . • 1 , ■.. \;•... ,6_,_ a X El , SZ OOP 101 Pt/ / • B6-I-SZ d`914 991 . . I • ' • • . . . i> , rri ' • . . Z I I I - . . '. • — ...." . r I • . . . . . • o . • • . • . • __ __ __ __-__ 1 c , .. . . . , . • t . . - . . I .1 g t z i - .• I ';', 1 . • , . \ ; 1 * • ■ . 5153034 SI ' . . F " . . . . . . ' • 3NV1 I . I • - • i - - - -0 • . .• - 131330018 'WS I : . ..,... .... __ . , ..-- . . . . , ...- . . , . . . .• • . , • . • . , - . • . i. . . . . . ._ . • _ 6 . • - . _ . • . • : • • . . . ' 6 • . • .. : : • . , . . . . • . . , . • ' ' . . . • . . • . • i • . . . . : ; . • ' I ! ' ' . . :5 - . , • - • 1r&isi OC/A4 L000141 CO. corsa. - . _ lig - RAVENS RIDGE PA. 909 5930 0. SUK A OREGON 97304 .1H. — 1 Kt 503-581 MOO DRAW Q i PRELIMINARY LAYOUT ILMIUS-111014e1•012 ASS0CIATC3. INC. 1340,412115-SURVEVORS 12555 5 11. BOLL BLVD. O.H. .1. NaRrr WORD. OA 97223-132/37 911-119 . ..,...n.... !ft _WWI, ovir . MOW.: (503) 939-3453 RUM 10 1514C9VG FM WEST RAISON . ° _ • • MINUTES OF MEETING November 4, 1999 Spencer Vail, Planning Consultant for the developer, opened the meeting at 6:30 PM in the Tigard Water District Auditorium. He explained that the purpose of the meeting was to discuss preliminary plans for a 40 lot subdivision and that such meetings were a requirement of the City of Tigard Development Code. He indicated the subject area on a reference map and the indicated the points of access into the area. He also explained the minimum density requirements of the city and went over how the density for this site was calculated. He then displayed a large sale drawing of the subdivision plat. He then asked if there were questions. Following is a listing of the general categories of concern and the responses thereto: Q1. Who is responsible for the minimum density requirement; when did it take effect; why do surrounding subdivision have larger lots? A. Vail explained the City's minimum density requirement and code amendments to comply with Metro directives Q2. What will be done to preservation trees? How does Tract B related to the existing trees? A. Vail explained that a tree survey would be conducted and that trees to be removed and those remaining would be shown on the site plan. Q3. Wilmington is the only access into the site. This will create a large amount of traffic through the existing residential neighborhood. A. Vail explained that a future street plan is part of the submittal requirements and that their plan had not yet been completed. He stated that until new development occurs and new streets are constructed, Wilmington, in the short term, will bear most of the traffic Q4. Why isn't Ridgefield Lane extended also? A. Vail explained that terrain problems west of the site make extension of Ridgefield impractical. He stated that the submittal materials which include topographic information and the future street plan being prepared would examine the issue in more detail. Q5. Will the subdivision have Covenants and Restrictions? A. Yes. A copy will be submitted to the City for its review. Q6. Will the development be fenced? A. Vail stated that he would discuss the issue with the developer. • • Minutes of Meeting Ravens Ridge Q7. What does the future street plan look like? A. Vail indicated that the plan is still being prepared but that it would most likely indicated connections to north -south streets connecting to Bull Mountain Rd. and that there would be no land locked properties. Q8. When will the development begin? A. It is anticipated that construction would begin in the Spring of 2000. The developer is planning to sell the individual lots so it is not possible to state hoe low housing construction would last. Q9. Has the developer done other subdivision? Where are they? A. Mr. Grim gave the location of developments he has done in the Salem area. Q10. Lot 33 abuts the drain field for the house on t1900. Precautions should be taken to prevent future problems. Terrain is steep here. A. This issue will be relayed to the engineer's for their evaluation. Vail agreed to provide a spokesman for the group with a copy of the final submittal materials that are submitted to the City. He also agreed write a letter to the others in attendance advising them of the submittal, a copy of the plat design and any other pertinent information. Respectfully submitted p � ' ig 1 1 liFf - .• ncer H. Vail . • • • ° 13 54/ W G w l t . . I . t d o - v . . . ) L•/ 9 2 - 2 - 4 G69L 0 i V ■ �- 13 ©E -5C3 _ R - (-) 7 (1n \ 00r-.k..- 1 103 S o 5kTV(2Ake(,) PR 172 t ci<euj lo(03 5i c rid-d-Th '1 c,-v. Po-Box S'a(SO 1 Or . 9 ov/e)e• or qa,0 i ATTENDANCE ROSTER MEETING ATE: 0/ / — (C1 PLEASE PRINT! rat 7 4 .Ugivil f ,q49 r _ . " NAME ADDRESS CITY, STATE ZIP CODE PHONE # -------- , L i , ( .._3 k i L. ' nx , 772 i 1 ft 327 i iiilli lir • i .----, * ( o p., \ -� � 411 ,)6 1 .ft . ; C-4 /0,0c) 2 I q 7 ZZ Q 4..Q�� \►.4.x,7_ \ % _ )- 649 4 . . 1, . , fiZ, /.� - '5 5 ) Sill/ eZ (( 5 ) )4 � S 7.1/0 ;. (1,9 v.i11fr.-)'r l4f -/ f 1 ti ,iii-- q '�21 4, / ! �a 1/ J- z) .1 t «. . -- . , ,44/14A4 • • _ . r 1. - - _ -f,44, . - 1 ,. I 61,0 1,0, L ( a , ) 87 • • ShJKL 141 e 1 210 ,S(4) B u.Q info K 1 . ' 7 77 - 7 Y Ai d al li r , ' \ :Vile' 1 7.1 r a -t ) 1)(Linn i RD c ti Vaq Jove .. LA u.4._ 1 a ` - r S2 Sc_.D 0 1 ,A a , ( - - - Cr' ,)„' O;Vorms197comhjMIgrljn.doo . • • AFFIDAVIT OF MAILING STATE OF OREGON ) ) ss. City of Tigard ) 1, G-Pz .. (4L f , being duly sworn, depose and say th6t on 194q I caused to have mailed to each . of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) -4 (7 TEL/ v is a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at ), o with postage prepaid thereon. • r //..■61. A frf `• %�� -t re • = present a of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO CO ' LETEJNOTARIZE) Subscribed and sworn /affirmed before me on the a/ day of r , 19g1 _! '•' OFFICIAL SEAL / / /' / • tIO KELLEY A. SWENSEN NOTARY PUBLIC - OREGON COMMISSION N0. 051253 N TARP P BLIC OF OREGON MY COMMISSION EXPIRES FEBRUARY 14, 2000 My Commission Expires: / u I (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: 21 J P„1 s g e I TYPE OF PROPOSED DEVELOPMENT: -4 0 Ler' 5,,4�, di Siam. Name of Applicant/Owner: Doc (c,Q ,[Tn /,). • P��I? �/: !� _ n r Address or General Location o Subject Property: ' - t, - r_ U 4..r / X2144 , s 4., /m,, q7 - L S ubject Property Tax Map(s) and Lot #(s): f ( ' .4 l,3 (G o3 Z do h:11og inlpattylmasterstaffmail.mst 1 SPENCER VAIL O PLANNING CONSULTANT October 18, 1999 Re: Ravens Ridge, a 40 Lot subdivision Dear Interested Party I represent Don Grim, the developer of property located north of Bull Mountain Road and the terminus of SW. Wilmington Lane. Specifically, the properties involved are Tax Lots 100, 200 and 7000 on Map 1S19 AB. We are proposing to develop a 40 lot, single family residential subdivision. (See the reverse side of this letter for a depiction of the preliminary proposal) Before to applying to the City of Tigard for the necessary land use approvals and permits, I would like to discuss the proposal with the surrounding property owners and residents. You are invited to a meeting on: Thursday, November 4, 1999 City of Tigard Water Department Auditorium 8777 SW Burnham Street Tigard, Oregon 97223 6:30- 7:30 PM Please note that this will be an informational meeting on the Preliminary plans. These plans may be altered prior to submittal to the city. I look forward to discussing the proposal in more detail with you and the members of the Citizens Involvement Team and the other surrounding property owners and/or residents. Please feel free to call me if you have any questions regarding the proposal. Very truly ours f 1 -r H. Vail 4505 N.E. 24TH AVENUE • PORTLAND, OREGON 97211 • 503/281 -8245 • FAX 503/284 -5506 ' I 1 'I - I I I • .. • I • I I I I 1 ; I 1;: : . I 1 I I j 1 `,i0 • I I • ( I III - 1 el- • , . • • , if I i I I . I 1 11 j - �� 1..3 At 'is 3 / I, I I I I d I NA1 0 _ • • s I I I I... N I II 3 10 'o 30Yd$ N3d0 I I.s� •∎1i oo6r XVI loyal 'I ' � £ �'x3C' � ££ eV6 Y - I - SZ: an Xr1 I - .. : 4 I , '0° ' Br6- 1 •. 1 L Door o, iv'. L ' ( SZanXVI f �s r� Ie,� d��. z( lo, N■1101 �� Xr 1 — = L£ - — 9£ —; — l a i• unvno aa1vM b � I £ I Z£ - ( r 13Va1 111 ii , t y e£ / j i • 0£ 6Z 9Z LZ 9Z 9Z i ' I I �: 6£ - t - . ' `' Doc 101 XVI i . l . OOZ 101 X 1 i I ' 6V6 -I-SZ dVn XVI , ' i I -I -SZ 6Y6 on Xv1 • 1�� 1 6 L 03 l� ZZ' £ZI i b ` I :O) i i:S !SL I I' J f I , \ . • VIII 1 1 ; ; ! . • • 1 .. .. _ .. _ _ _ - - -.. -. - -. . I; , :, ,g; 1 % j' — ' 0I t / i ; • 4 � i >7 • O f5 /I 11 , t (V) j — z - — -6` g * I -- 1 t i t £t . bt , x --i 1 I $ 0 9 • I oor lo, Xrl • B '� . '• Z 1 l i t. ... / 1 00t 10, XYl • 13V8-1- drW Xr1 � I Z \ 6 -, -SZ a1 XVl 1,221--- - - -; -= i • • 6. I , I N P ! 9 i 6 b £ Z `': I i :I " ,.63 • • • __ .._ _ I^ NVtl1530} ,St V _ 3N dl I , • i I - 0131339018 'M'S I � - . • yy _ s . • a . r RAVENS RIDGE Gtno - -" Ig u V .O. BOX Ml0 10.N ]. 59101. OREGON 97301 i3 RR 603-051-7990 v A PRELIMINARY LAYOUT e•110t(s -raE .s CHNI3 ° INC. l� suR9nva 10.H. 12053 AP. Wil Ella KURD, OR 97]3 }97 r.LY°, �• - ��� - R °A PHONE (600) 9M- -3353 RUIN ro 1MCO G FOR WEST REN901 • L:3 \ d cJs wa s prepo&ye zf l arou n 01 2 S I 09 4t3 Zoo, / 0 0, 7000. shoe d )1C 00 alt. OGJYLt„.-s is 4-I1r1 5 f 0-P aos, r-0 b , ML_ se _ a ird4 was r re p e n 0 d 0.,,r ( ,00u ) c 0 aira/n few vrFo,r,nctZ n pro u d J e vex Pkt v h has c cr c--o1 a re.C6tiee souraz_ . I u G,A'oY1 .e_. c CU r acc IA-e- a- In o r 4 rc c y - P ¢ n°'- 0�Y a dvolook veSSeSS G„ sYv �ic 1 � jc • • Paull & David & Paulin Paull CASCADE COMMUNITIES INC DANG CHI THE & VINH VU 13277 SW Bull Mountain Rd 13535 SE 145Th Ave 12975 SW Bull Mountain Rd Tigard, OR 97224 Clackamas, OR 97015 Tigard, OR 97224 S K Rippey James & Madeline Shultz Gloria Stebbins 13271 SW Bull Mountain Rd 13268 SW Bull Mountain Rd 13273 SW Bull Mountain Rd Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Robert & Carol Deuth Shirley Rippey Betty Bolton 22340 SW Aebischer Rd 13271 SW Bull Mountain Rd 13269 SW Bull Mountain Rd Sherwood, OR 97140 Tigard, OR 97224 Tigard, OR 97224 Robert Donna Swan James Blackaby Jeffrey Beaudoin 13285 SW Bull Mountain Rd 13379 SW Bull Mountain Rd 13279 SW Bull Mountain Rd • Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Edwin Elliott Murphy Jeffery Berry David & Sonu Palmrose 13255 SW Bull Mountain Rd 13175 SW Bull Mountain Rd 13265 SW Bull Mountain Rd Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 C Elizabeth Price & Lee Goddard Squi Edward & Saundra Metzler Peter & Cindy Wingrove 13125 SW Bull Mountain Rd 13267 SW Bull Mountain Rd 12997 SW Starview Dr Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Kurt & Nancy Hemry Matthew & Julie StPeter Kevin & Brigitte Murray 12987 SW Starview Dr 14356 SW 130Th Ave 14378 SW 130Th Ave • j Tigard, OR 97224 Tigard, OR 97224 Portland, OR 97224 Terrence & Dee Ann Boyd Robert Hosman William Moren & A C Elizabeth 14390 SW 130Th Ave 14412 SW 130Th Ave 14434 SW 130Th Ave Tigard, OR 97224 Portland, OR 97224 Tigard, OR 97224 Ken Olden Lawrence & Jo Ann Altendorf Scott & Kelly Short 14450 SW 130Th Ave 14472 SW 130Th Ave 14494 SW 130Th Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Barry & Mary Rossman William & Rebecca Gray Jerry .& Shelley Vallereux 14516 SW 130Th Ave 14538 SW 130Th Ave 14550 SW 130Th Ave • Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 • • • • • • Donna Erdkamp Steven & Sheila Drimmel Timothy & Janene Larson 12941 SW Birdsview Ln 12963 SW Birdsview Ln 14583 SW 130Th Ave Tigard, OR 97224 Tigard, OR 97224 Portland, OR 97224 Robert & Sharon Alverts Gunther & Marisol Hircshmann Jr. Larry & Gail Doyle 14569 SW 130Th Ave 14547 SW 130Th Ave 14525 SW 130Th Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Roger & Sherri Bates Donald & Mary Wallenburn Jeffrey & Cathy Lunzer 14503 SW 130Th Ave 14481 SW 130Th Ave 14467 SW 130Th Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Paul & Deana Campbell Scott & Laurie White Lucian & Elaine Cook 14445 SW 130Th Ave 14423 SW 130Th Ave 12990 SW Starview Dr Tigard, OR 97224 Tigard, OR 97224 Portland, OR 97224 Patricia Foran Kevin & Alice Nahm Thomas & Diane Kerrigan 13145 SW Bull Mountain Rd 13135 SW Bull Mountain Rd 12945 SW Ridgefield Ln Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97223 Johnny & Stacey Friesen Andrew & JulieKeam Richard & Sandra Lauinger 12939 SW Ridgefield Ln 12880 SW Ridgefield Ln 12887 SW Ridgefield Ln Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Gary & Diane Long John & Elizabeth Tea Bill & Donna Eubanks 12879 SW Ridgefield Ln 12905 SW Wilmington Ln 12929 SW Wilmington Ln Tigard, OR 97223 Tigard, OR 97224 Portland, OR 97224 George Kanellis Joseph & Laura Smith Chad Nelson 12933 SW Wilmington Ln 12987 SW Wilmington Ln 12998 SW Wilmington Ln Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Michael Bernhardt & Shady Almodo Jon & Anna Gum Robert & Pauline Goble ' 12972 SW Wilmington Ln 12958 SW Wilmington Ln 12944 SW Wilmington Ln Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 Edward & Jennifer Bosze Belal AI- Khatib • TILLEY HOMES INC 12930 SW Wilmington Ln 12916 SW Wilmington Ln 14210 SW 121St Ave Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 • • TIGARD'CITY OF R Michael Done Olivia & Douglas Henry -Dorr 13125 SW Hall Blvd 13103 SW Starview Dr 13095 SW Starview Dr Tigard, OR 97223 Portland, OR 97224 Portland, OR 97224 Gregory Cole David & Penny Grau Sr. Daniel & Kelly McGetrick 13083 SW Starview Dr 13071 SW Starview Dr 13063 SW Starview Dr Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 John & Elizabeth Remley Robert Stoppa & Deborah Jolin Stopp Frederick & Yun Vandernieulen 13060 SW Starview Dr 13072 SW Starview Dr 13084 SW Starview Dr Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 • Rick Davilla & Debbie Alexa Davilla James Schloss & J Bonny Sharorre O'Mara 13098 SW Starview Dr 13102 SW Starview Dr 2 Oswego Smt Tigard, OR 97224 Tigard, OR 97224 Lake Oswego, OR 97035 Frank & Patricia Foran Spencer H. Vail Jay Harris 13145 SW Bull Mountain Rd 4505 NE 24 12555 SW Hall blvd. Tigard, OR 97224 Portland, OR 97211 Tigard, OR 97223 s Don Grim west cit west cit PO Box 5930 Ed and Fran Egan Earl and Marilyn Elias Salem, OR 97304 14635 SW Bull Mtn Rd. 13540 SW Village Glenn Dr. Tigard, OR 97224 Tigard, OR 97223 West cit west cit west cit Craig Minor Paul Owen Beverly Froude 14210 SW Windsong Court 10335 SW Highland Dr. 12200 SW Bull Mtn Rd. • Tigard, OR 97223 Tigard, OR 97224 Tigard, OR 97224 west cit west cit Kathy Palmer, west cit 'Craig Smelter Joan Best c/o John Tigard H ouse • 14900 SW 103' 10705 SW Murdock Ln #F2 14260 SW High Tor Dr. Tigard, OR 97224 Tigard, OR 97224 Tigard, OR 97224 central cit central cit Debra Seeman Mary Skelton 13372 SW Clearview Way 10355 SW Walnut • Tigard, OR 97223 Tigard, OR 97223 • 4.:s wv �ww • • :.: •• . . . . . . . . . . . . . . . .. . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . , ... • if .. . ,.: .. . . .,�............. y. Y • (s..); • • • • • i * . . • • . • • • • ; . . . .• . . ; • • . , . • . . . . " . . .... . .. * * .. " • . . , . . . . . . . . . .. . . • ' . .. . .. . . . . •• . , , . . . ........ . . . , ...... . • ••-••• . . . ..,.. . . . . ..• .. .. ... ..... . . - ..... • . . .. .. . . .. ... • •• • •• ••• . • -• • • ..... • .. .. ., .....:•• :....:, ....;: c • . . • • • •• • • . . : ,..,•;........: - :4 (.I..: , : • •• : . . . . . : . . . 4 . : . . 4 . . . . .. . . . . . • . . . • • • .1 . . : .. . : : - 4 .• ...: . . . . . : . . . . . . . .. . . : .. • . . : . . : . . . . . , i -:: • ••,, :• :.•••• i : .• : ...: •: , . . ... . . • . ., • .• . ,:: i . 4 •: , •••• ::•• : .., , •••••• :. , • • • . . . .. . .. . . . i . : . .: i • •::• • , . , . . .. . : . . ... . . .. .. . : . . • -.,:: :-.••,.. • •r , : .. •,..• . ...,-'- . • • • .. .. .. . ' • .. .. .. . • ' • ••••:••••::: • . . . •,•••:::::. •:.- •'• : . . .. . : . . . . .. . • •• . . . - . • . ..... ••-• .. . • • • • • . . . . . : . . • • .. . • . , • .. • . . . i . • . .. . • • • , • . . . ,. .. . . . .. .. . : . . . . • . . .. . , .. • . . . .. ... , . . , •• . . . . .,, , . . . . • . • . • . . • .. • . ... . . .. . . . . .. . ... • • , .. . .. . . . •• : . . .. . ... . . . . . • • , .. .. . , .. . • . . , . ,, . .. . . • . . • . . .. , • . .. . :• •... . , . • . .. ... • 'Y.-. :. . . . . . : . .. , • .... . . . • . • . . , : : . . : : : : : : : : : • : : MI > . • - 1 . . . . , -4- „4 ■- - A 6.-1 A, . , - -.-.-..----,..•,::::',..-../. :' .. .., : : . ." . :::.! . .Z..,: , .. : :::; : : : :: ., ..,:::,:: - :!, 4 ,:.:::,..::•; ; :,::7: . :-, ; :;•: ,-; :::::;::•.:.". 7 2 -: • "" _ :: ....:.::,;'-' ... , -,',:.:::',...:.; BB';; )..: :, ". Ar:r:::::':::' 4 :-.-E:::i DIVt ' ::: :: - ... -:. •- • :: - .-.. ..-- : :.::. 2 . 1 7: ':: : A:: 't..::.';:::.::,'.:-:?•.',.:•& .:'.?.:;::::::.:•:-.-;:-:....:-.;'..:;:::.;'"f!..:.,i,-.::.::.:::•-•;•••:::':' ,::::-;,":..'f'::.•-•::-:.:!...-.4.r - :: - _ , :::: * i i !;;;i:!..; . ' - ';. : :::-:"... , .'- - -- ,'::;,;,.. •::'.'::;::!'*-.:-: ' .- ' ,- : ' •••• , --:- A. • . - ;,:.::.::?;::::'',-,;:•-:':::::..:- ::::.: '......1-1::',...:-.-.::.:::: !:-:,..-...`-':.':::.::s.:::::::::::: • . .. . .. . • .• _ .:: ...• •. . AD AC .,... . .. ...,!..:: atis.:;::::::::::::i;:....::::,.:;Y.-,: IX;: . .g: . . - -::."....-- TIONO • • . • . •• ...;.:.:::-••••-•::;f:3;:::::.:::::A.•:: 1.,.;::::••=':.:,....::-..-..,----:::.:.::n0.::::•:;:::::!•:::,..-...;DA.,',.::::•::::::::: .. . e.0%,. ..:.:,../;:.- . , ok-:.," F .:::,.:. i'f: LjuriT....:.;'„ c. -:::::';-:: ... ki u -::'. .=. .: :. :: .::'::;:-..:....:. DC , f:', ? :: '...: :::: CC;:.:....c.: - : - :-..-CD).- ..7..:-... .,....- ... :. ..;....-:,• ..: ... .. - .... Cancelled Taxlots For: 2S109AD 1200, 1201, 1600, 1700, 6601, 6700, 6501, 3801, . . A.-10/4/ r 7 -Y; ":..... :•--r _ i .. "::- :- - -.. ,Z.' ° C(4 ,`' 1 .- • .--::— 7.:' .... - ".7 ''':::" - -7- ' ': ' ',,, ...,.' 7 ■-. .4. a:•:...i • • ( ' 4 a fir;--7+5-7F-7:-:iiit• Itip,ealli- `' - f -- ' ... *2•;:.CARTel . mulL- -. .. ..... 41111111 1111° .:t-7.4.... ■Ighpv, ii .sc irg .:,--,., . 011:--.• --_,. . - -4-'-. , PLOT DATE November 23, 1998 FOR ASSESSME PURPOSES • r•,,,,,, , .c)titol•Ao <,,,,, 4..!.11M. • ' . s , ONLY FOR - R OTHER T D DO NOT RELY USE ON 1 m RTENi ‘ )r .. . , 0 -, . ,.-- it, :, --;-- ,:- h , 1 •c : . .....,--•--- NOV Z 5 1998 , . .• • . • 0 WASHINGT OREGON ■ SE1 /4 �1E1/4 T2S R1W W.M. SC ALE SECTIO - lr - PiT i0 1 . .N=091 00' ►_sli. his- •��� • ii - '1 . :•' : -.` 2 0'2` _ 2 2 - z X2 3 . ., • 24. ►, ∎. • m � �► � : _.. . ► A � 3 ::�3 � ���33�:: X 34:= ' � • �: BO :::: : :;' :` �r o SEGTIU' V` - :DA ::::,:::::.'-::v:...:•:.--.Clitc:s::::.:.:•.:;:•:7::::::::;:: :;.'.,.:':,::::f:;-,:.:::-.:,'„'.:.::-4.••••••,•,:,..."--:•':;:i.,:;::...•!..:':::-.:::::::::::, .°C : .. CD DC •': ` : '`. : Cancelled Taxlots For. 2 S109AD 1200, 1201, 1600, 1700, 660 1, 6700, 6501, 3801, • . SUBDIVISION REOUEST APPLICANT: Don Grim PO Box 5930 Salem, Oregon 97304 REPRESENTATIVES: Spencer H. Vail, Planning Consultant 4505 NE 24 Portland, Oregon 97211 Harris- McMonagle Associates Engineer- Surveyor 12555 SW Hall blvd. Tigard, OR 97223 DEEDHOLDERS: James and Madeleine Schultz 13268 SW Bull Mountain Rd. Tigard, OR 97224 SITE LOCATION: 13268 SW Bull Mountain Rd. LEGAL DESCRIPTION: 2S- 1 -09 -AB tax lots 100, 200 and 7000 SITE SIZE: 7.85 acres ZONING: R -7. PROPOSAL: The applicant proposes to subdivide the property into 4Q lots as depicted on the attached site plan. An early grading permit is also requested. RECEIVED PLANNING JAN 1 1 2000 CITY OF TIGARD • • Subdivision Request Ravens Ridge SITE DESCRIPTION: The proposed subdivision is comprised of three separate parcels, tax lots 100, 200 and 7000 on map 2S- 1 -09AB. Total area of the three lots is 7.85 acres. The subject site is located between SW Walnut and Bull Mountain Road at the westerly terminus of SW Wilmington Lane and of SW Ridgefield Lane. See vicinity map on site plan for reference. There are two houses on the property. They will be removed as part of the development of the subdivision. It is the developers intent to sell the lots for development of single family detached homes. SURROUNDING AREA: To the north and west of the site are large, underdeveloped parcels. To the east of the site in the Wilmington Heights subdivision. It is developed with single family homes. To the south, and across the Tract `B" open space area are lots in the Foran subdivision fronting on SW Starview Drive. ZONING CODE: The following Code sections are deemed applicable to this proposal Chapter 18.510 Residential Zoning Districts Section 18.510.020.E states that the R -7 zone is designed to accommodate both attached and detached single family homes at a minimum lot size of 5,000 sq.ft. The applicant proposed to develop the proposed subdivision lots with single family detached housing units, a permitted use according to Table 18.510.1. Section 18.510.040.A sets forth the minimum and maximum densities. It states that the minimum density in each zoning district have been established at 80% of the maximum density. Section 18.510.040.B states that the establishment of the appropriate densities is governed by the formulas is Chapter 18.715. This chapter and the density calculations are discussed on pages 3 and 4. - page 2 - • • Subdivision Request Ravens Ridge. Section 18.510.040.0 pertains to Adjustments in the density requirements. This proposal will not require this type of Adjustment. Section 18.510.050 and Table 18.510.2 set forth the Development Standards for the R -7 zone. (1) The Code minimum lot area is 5,000 sq.ft.* * Section 18.430.020.D allows for lots less than the minimum lot size allowed in the underlying zone as long as the average lot size is not less than allowed by the underlying zoning district. In this case that is 5000 sq.ft. In addition, none of the proposed new lots is less than 80% of the minimum lot size as allowed in the R -7 zone.(Also see discussion of 18.430 on page 5) (2) The minimum lot width is 50'. All lots widths are indicated on the proposed plat. (3)(a) Minimum front yard for single family homes is 15 feet. Minimum setback for corner lots is 10 feet for each street frontage. (c) Minimum side yard is 5 feet. (d) Minimum rear yard is 15 feet. (e) All abutting property is zoned R -7 (f) Minimum distance between property line and front of garage is 20 feet. (4) Maximum height is 35 feet. (5) Maximum lot coverage is 80% (6) Minimum landscaping is 20 %. All lots meet the minimums described above and all new construction will comply with the above referenced dimensional standards. No Variances from these standards will be required to develop this site. Chapter 18.715- Density Calculations Section 815.715.020 sets forth the formula for Density Calculations. The gross site area involved is 7.85 acres or 341,789 sq.ft. From this amount, subtractions are made for the following: - page 3 - • • Subdivision Request Ravens Ridge 65,079 sq.ft dedicated for public rights-pf-way 3,443 sq.ft. dedicated for private rights -of -way 98,811 sq.ft. for slopes exceeding 25% 1.279 sq.ft. for wetland areas 177,117 sq.ft Section 815.715.030- Residential Density Transfer- states that the unit per acre represented by the subtraction of those the gross area as determined above may be transferred to the remaining buildable land subject to two specific limitations. In this particular case, 98,811 sq.ft. was subtracted for slopes exceeding 25 %. Section 18.715.030.1 states that 25% of that amount may be transferred or added back into the density calculations. Therefore, 25% Of 98,811 sq.ft. or 23,703 sq.ft. is added back to the buildable area as determined in 18.715.020 for a total of 200,880 sq.ft. This amount is then divided by the 5000 sq.ft. minimum lot size. The result, 40.2, is the maximum number of lots allowed on the site. These calculations are also noted on the cover sheet of the site plan. Chapter 18.730- Exceptions to Development Standards This Chapter presents exceptions to the height and setback standards contained in the various zoning districts. No exceptions from the requirements of this chapter is required. Chapter 18.795- Visual Clearance The proposed public streets have been design to comply with the visual clearance criteria of the City's codes. No deviation from the standards is necessary. • Chapter 18.765- Off - Street Parking Section 1&.765.080 requires one .off -street parking space per single family dwelling unit. All homes constructed in the subdivision will have one or two car garages. Chapter 18.705- Access, Egress and Circulation The proposed subdivision includes the dedication of new public streets, with sidewalks, and a private access drive. It will be noted on the site plan that the new streets, meet the Code required standard of a 46 foot width - page 4 - • • Subdivision Request Ravens Ridge for new streets. The Private Drive also meets the Code required standards . for width and number of units served. See Sheet 1 of 4. Chapter 18.790- Tree Removal A Tree Preservation Plan is shown on Sheet 2 of 4 of the site plan document. It shows the results of a survey of the trees and their caliper. The survey shows the trees that will remain (bold type) and the ones that need to be removed ( faded type) either because the condition of the tree or because of conflicts with street or'building location .See the Robert Mazany Tree Condition and Mitigation report included with this application for specific details. The total diameter of the trees with a diameter of 12" or greater to be removed is 1,325 inches. The total diameter of the trees of 12" diameter or greater to be preserved is 1,020 inches. This represents a removal percentage of 56% of the existing trees in the over 1 category. Section 18.790.030.B.2c requires mitigation plan be prepared that would provide for the replacement of 50% of the trees removed in accordance with Section 18.790.060.D. Section 18.790.060.D, Guidelines for Replacement, states, at subsection D3 that the number of replacement trees required shall be determined by dividing the estimated caliper of tree(s) being removed by the caliper of size of the largest reasonable available replacement trees. The trees being removed have a combined caliper of 1,325 inches. Dividing that amount by the 4" caliper of the replacements is 331 trees. The Code section referenced above requires that 50% of that number or 166 trees ( with a 4" caliper) be planted as mitigation for the trees removed by the development. Additionally, new street trees will be planted for each of the lots as they are developed as required by code. This tree mitigation plan, based on the Mazany Report, will be incorporated into final construction plans as will a landscape plan prepared by a certified professional detailing the location of the new trees. Chapter 18.430- Subdivision Standards This Chapter sets forth the general provisions and approval process for - page 5 - • • Subdivision Request Ravens Ridge new subdivisions with the city of Tigard. The submittal materials contain all the information required by this chapter. As noted above, the application is making use of Section 18.430.020.D- Lot Averaging. The lot sizes range from 4679.sq.ft. (Lot 8) to 10,659 sq.ft. (lot 10). The average lot size is 5,832 which is above the 5000 sq.ft. minimum required by the Code. (Also see discussion of 18.510.050(1) on page 3). The preliminary plat document, on Sheets 1 -4, contains the required .information pertaining to the street . plan and its future extension, lot orientation and dimensions, grading, tree preservation and storm drainage plan, sanitary sewer and domestic waterworks plan and a future development plan. Chapter 18.810 Street and Utility Improvements This Chapter provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers and drainage and takes into account the comments provided in the pre - application notes. The proposed streets within the subdivision conform to the right of way and improvement widths set forth in this chapter and in Table 18.810.1. In addition, a Future Street plan has been prepared as required by 18.810.030.F. It should be noted here that the future street plan does not include an extension of SW Ridgefield Lane. An on site inspection was conducted by the applicant's engineer and representatives of the City. It was determined that a westerly extension of the right -of -way impractical because of the constraints caused by steep slopes. The proposed subdivision shows a 15' wide pedestrian access across lot 6 to Ridgefield Lane. The future street plan shows one lot within a future subdivision with access onto SW Ridgefield Lane. Utilities The development will connect to the sanitary sewer line in SW Ridgefield Lane. Water is provided to the site by the Tigard Water Dept. The development will connect to the water line in SW Wilmington Lane. - page 6 - • • Subdivision Request Ravens Ridge Fire protection is provided by the Tualatin Valley Fire and Rescue The storm drain will connect to the sewer in SW Ridgefield Lane and make use of an existing storm water easement in tract A. . CONCLUSIONS: Based upon the information provided above, the 40 lot subdivision should be approved with the condition that the tree mitigation plan be submitted for approval prior to the issuance of development permits. SHV /me January 10, 2000 - page 7 - • • SENSITIVE LANDS REVIEW The applicant proposes to develop a 40 lot subdivision to be called Ravens Ridge. This application is being filed jointly with that subdivision request The applicant retained the services of Pacific Habitat Services Inc. (PHS) to prepared a Wetlands Determination & Delineation Report to evaluate the subject property. The PHS report accompanies this application. Chapter 18.775 - Sensitive Lands Section 18.775.070 Sensitive Land Permits A. Permits Required Comment: This section requires a permit for . development within a sensitive land area and establishes the approval criteria. The areas of the site with slopes in excess of 25% are classified as sensitive lands and trigger the Sensitive Land review process. Following is a listing of the appropriate criteria and the applicant's responses thereto. B. Within the 100 year flood plain Comment: Subsections 1 -7 are not applicable as the property is not within the 100 year flood plain. C. With Excessive Slopes Comment: This criteria is addressed because a portion of the site contains slopes that exceed 25 %. These areas are noted in the subdivision proposal on page 2 "Slope Analysis Plan". 1. The extent and nature of the proposed land alteration or development will not create site disturbances to an extent greater.... Comment: The homes built on these lots will utilize a "stepped foundation" technique similar to that of the homes in the adjacent subdivisions. Such methods minimize the amount of site disturbance. 2. The proposed land for alteration or development will not result in erosion, stream sedimentation Comment: The engineering plans submitted for site development will include a erosion control plan. • • Sensitive Lands Review Ravens Ridge Subdivision 3. The structures are appropriately sited and designed to ensure structural stability Comment: As mentioned in #1 above, the homes constructed on the sloping lots will utilize a "stepped foundation ". This design technique will be shown of the construction plans for each of the homes developed within the proposed subdivision. 4. Where natural vegetation has been removed due to land form alteration or development, the area not covered... Comment: Areas not covered by structures or impervious surfaces will be replanted. The detail of the replanting will be included with construction plans. 4. Within Drainageways Comment: Subsections 1 -7 are not applicable as the property is not within a Drainageway as defined in the Code E. Within Wetlands 1 The proposed land form alteration or development is neither a on a wetland in an area designated as a significant... Comment: The PHS report identifies one wetlands area. That area has been included in the Tract A— Open Space parcel identified on the proposed plat. 2. The extent and nature of the proposed land form or alteration will not create a site disturbance Comment: No development is proposed in the identified wetlands area and the erosion control plan will ensure protection of that area. 3. Any encroachment or change in on -site or off- site drainage Comment: The erosion control plan will mitigate impacts of this wetland area. As noted above, the entire wetlands area is within Tract A, an open space area. 4. Where natural vegetation has been removed due to land form alteration or development Comment: No vegetation will be removed from the wetlands area. - page 2 - • • • Sensitive Lands Review - Ravens Ridge -Subdivision 5. All other sensitive land requirements Of this chapter haye been met.... Comment: All other requirements of this chapter have been addressed above and/or are contained in the reports and drawings attached to this application. 6. The provisions of Chapter 18.790, Tree Removal, have been met. Comment: Included with the subdivision application is a copy of a report prepared by Robert Mazany entitled Tree Condition and Mitigation .The findings and conclusions of that report are incorporated into the subdivision proposal. 7. Physical Limitations and Natural Hazards, Floodplains and Wetlands, Natural Areas, and Parks Recreations and Open Space policies of the Comprehensive Plan have been satisfied.. Comment: The applicable policies of the Comprehensive Plan have been addressed in this application and/or in the subdivision application filed jointly with this request. Conclusion: The above listed approval criteria have been satisfactorily addressed. With the conditions recommended in the Pacific Habitat Report attached to the city's approval, the proposed subdivision can be developed with minimal disruption to the sensitive area. SHV /me January4, 2000 - page 3 - ___� / A • S.W. RE EELD LANE IDG _ 1 \ / IS .w WA71T 1 \ 1r SYR�•' YIOe • SOI.1 Q/IIIQ di 1 2 3 4 5 6 � 1 _1 I w 2 I _ = IW HROAD A 7 Z TAX MAP 2S-1 -9AB ` — — 1 2 TAX M OT AP 2S 1 -9AB TAX LOT 100 0 I O 8 1 F-3 0 14 13 12 11 C9 13 — J m /v'/ wi - ' 4 / / 15 16 17 18 — / / 10 3 / S.W. WILMINGTON LANE I ® 1 24 23 22 21 20 19 5 TAX MAF 2S- 1 -9A18 / TAX MAP 2S-1 -9AB TAX LOT 200 / TAX LOT 300 39 25 26 27 28 29 30 38 N TAX MAP 2S -1 -9AA 1 TAX LOT 1201 W- E 32 1 31 36 37 s - - - -4 m. x ' •: -• • 12 / / TAX TAX MAP 2S-1 -9AA • TAX N -01 35 / / TAX LOT 1100 TA • 00 1 / / STORM owwAa MAT. 33 34 ,RACT A TAX AAX 0 900 ' -sA6 I I / / / OPEN SPACE T ,-1 III-- --1 - -- 1 OF1�RO Es1 / III 3 I 4 I 5 I W� / �' 2 1 A4 I I 1 1 2 1 3 / R \ IIF0 I 1 I I 1 / 1 \ 11 1 1 I J / % i -> ' = SIN STARNE DRIVE � ; �, T T - RAVENS RIDGE / / / =r 11 I I 1 PRELIMINARY PLAN ' / ' 1 I l 9 � I I 8 1 I 11/29/99 1" =100' / S.W. RIDGEFlELD / / 4 Z' LANE ( Q } t5 VQQTlY O�DOi — _ — — —� \ !1 4O t 1 2 3 4. 5 g i-1 t ______ -j 3 - = 2 IW 1 �� . b�D A �\ 7 _ I Z \ _�.al TAX YAP 2S -1 -9A8 - - - TAX MAP ZS -1 -9AB TAX LOT 100 ` O i Z W TAX LOT 400 C $ s 1- 3 IZ 1 �` O 39 38 37 g CD I Z 0 i _ -z__- -fig J 9 � W 33 34 35 36 1 �/ / Q I 10 3 /�/ �� - - -- I ' 32 I 19 18 ( 1 _ •� 11 G I ��� 31 TAX YAP , -9AB 20 17 %' TAX MAP 25 -1 -9A8 TAX LICIT 200 TAX LOT 300 I 12 ��� 30 21 16 I i 29 13 22 15 s+r oir N S — ��T. I TAX MAP 2S -1 -9AA MOM ��� 23 14 TAX LOT 1201 28 6 1! T c -- — —� G - "i — -� I i FOftAN LOT 12 TAX MAP 2S -1 -9AA T • LOT 7i000l! / / / TAX LOT 1100 . ST ORMNA ter. TAX MAP 2S-1 -9AB 27 /� TAX LOT 900 26 / ; w To= / , -- - -1 i I ESSP / �' I I Wp00FPR� I / mac' /' 3 I I 5 I I / 4 �' ` 2. p, I 1 I 2 I 3 R 1 \ F D I I I I / \ I 1 I I • J� ' _ S1A► STARVIEYY DRIVE �— - - - - - �_ , ____ �� I I I I \ "i ' /���'( �I I I I 1 I \', I` 1 III I I I I I ' \ - -- �/� i'� 9 1 1 8 1 7 I 6 I j 33 I 32 \ i� 11 ! • • Wetland Determination & Delineation on the Proposed Raven's Ridge Development Site in Tigard, Washington County, Oregon 1 Prepared for Harris - McMonagle & Associates Tigard, Oregon 1 Prepared by Pacific Habitat Services, Inc. 1 Wilsonville, Oregon (503) 570-0800 November 11, 1999 1 1 1 1 1 1 1 1 • • 1 Wetland Determination & Delineation on the Proposed 1 1 Raven's Ridge Development Site in Tigard, Washington County, Oregon 1 1 Prepared for 1 Jay Harris Harris- McMonagle & Associates 12555 SW Hall Blvd Tigard, Oregon 97223 -3453 Prepared by Caroline Rim Dale Groff • • Pacific Habitat Services, Inc. ' 9450 SW Commerce Circle, Suite 180 Wilsonville, Oregon 97070 (503) 570 -0800 (503) 570 -0855 FAX 1 PHS Project #:9 -2001 November 11, 1999 1 1 1 1 1 1 T 1.0 INTRODUCTION Pacific Habitat Services, Inc. (PHS) conducted a wetland determination and delineation on the proposed Raven's Ridge development site in. Tigard, Washington County, Oregon (T2S, R1 W, Section 9). The site is located north of SW Starview Drive, south of SW Ridgefield ' Lane, and west of SW Willmington Lane, on Bull Mountain. The generalized location is shown in Figure 1. 1 This report presents the definitions and the methodology used to determine the location and extent of wetland on the property, followed by a discussion of site characteristics as they ' pertain to the three required wetland criteria. The wetland delineation was conducted on August 31, 1999. ' 2.0 WATERS OF THE STATE AND WETLAND DEFINITION AND CRITERIA ' 2.1 Regulatory Jurisdiction • Wetlands and water resources in Oregon are regulated by the Oregon Division of State Lands (DSL) under the Removal -Fill Law (ORS 196.800 - 196.990) and by the US Army Corps of Engineers (COE) through Section 404 of the Clean Water Act. ' The primary source document for wetland delineations within Oregon is the Corps of Engineers Wetlands Delineation Manual, Technical Report Y -87 -1 (Environmental ' Laboratory 1987) which is recognized by both DSL and COE. 2.2 Waters of the State and Wetland Definition t Waters of the state are defined as "natural waterways including all tidal and nontidal bays, intermittent streams, constantly flowing streams, lakes, wetlands and other bodies of water in I this state, navigable and nonnavigable..." "Natural waterways" is further defined as • waterways created naturally by geological and hydrological processes, waterways that would be natural but for human- caused disturbances (e.g. channelized or culverted streams, impounded waters, partially drained wetlands or ponds created in wetlands)... "(DSL, 1995). Wetlands are defined as "those areas that are inundated or saturated by surface or ground ' water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions" (DSL, 1995). ' 2.3 Wetland Criteria ' Based on the above definition, three major factors characterize a wetland: hydrology, substrate, and biota. . Pacific Habitat Services, Inc. . -I 1 • ,':/::: t; � � , - /' ' [, • ''''71'-' -rrr 17 7. '�' - -' mi. d • v r - F - -:71,-.-,, •,,,,, u v y,,.. z`° o • ` , ,., 'ice/ �' N y -, 1 I t// \t _ t n '' ' ''' \: ,1., 1 II • / / 98 / /J � ; r ta• ./ "�'._ -.. (- ''(.:.' .� ,ji t11 ;\•• ' l''''7.' t •i, I• t\ t 1--.--1 _ -/' _ • Y,/ ' '' � t' $, y t'} /• a o il !'- J 'u., _ t, . • { \ �' , ._,. per- ��: _ _ ' � --- -- 1 � t . .-. r '� , _ O -- = �t 7��� 'r :n7r e ('- J.'• j ri'' C 1 +�; �,-t _ I � • ,i / . -- H i -_ �• I ' t ..w. 3)- '• y1i b `'. ` • _ x- -' // % �� ; i •r' 'p- , 7 r•_-'n r 'r \ - ,,,,,, 'p i e `-,-•,-- �:\ -, , - . t - tr, / -1,1•-/ f, r "' - -- -_ . - [•/iD - ,:./ -. k .1 / ; =P ♦ 0 . t I fi "._ \; .4:_ ` j , /� r r /' ,..,- // / r%%" y r'fif '�` - �_� -; '- 1 T • i!/ , vo 1` � '4 " t. // /i , ., \:._ , -'L'' a ' ;t .-' � ''''/IT / / {` •- -�: ' ..: ✓,.- ,,, /r' O "a . ;) ' t , /'`, . %A =\ ' , , " tq f `. % � • , r E i , ` `� ,, y.;:1 -• • • -- , . . 'rlti ; ; F, ' / r , '\C; ~ i r ,4 , %;' • .fir`., . /"` �. Ji •.. •. • / t � > �' r `t 1 . / ; -ki° !, l \� -, ;, �� j • 0 .5; // ..•' _1 . .. j J J ~ -- r ,, ,ri/ m--?„_,,,,_ \ ; ' ? i/ 0 J .: y r• : 'j f' e w , h : �"2 ;t _ _ •',,� J -'SG_� :�'� 3_ �' //r f,,� _`\ . dfi /l. /; . ,• � , >i � % .! I ' _ ;A • ; :" r .. ^ -- ` = _ = , %''% _ , /r; SITE Y .:, / • t - J/ r Jr/ •:,\•, r(�;.- ,� ,.4 / r _ ` . ' „ :o• ' 1 '� � rr ; i l{; ir ` � ,y ,- ii ,,;:, •qr �\/ J/ , :'� , '4 } � * , r � ,,;.,; � ) ;'„', � . __ -;; /:.' ,��'` //..,''t' - � 't . '- ,:'�y'. _ /4P`' - =�. 'r' ./:::::. � I ' ` _ J %. - -, \ .t.. t , , / ' ; l;n ', . , p ,` / _ .. t }j t eT r " ," �i ; }.1.., • is :;, � '''.' , /' ' '', t ( ,, J � `., ' \ s �� I i / ) I' r , l't; tll't N / ` A f rl j : l; � / ( f�� - '., I' (,'j �d' i1 f: ,�}" i / �� \�, /= �""'" -•. '',10 F;1 �1 \ �,, f /.,. • -� ,• • II .` i. ,\ } r, ' - ,„ •1 1 ; t i - :l r , � . }J _ , - 'Gp_ I. !' , 1 ! 1 • l ` •iti ' ! ! . 1 SV6. _ `,..• •? i " Z r, y Ir `_ 11f1 . ` ' - i_ �•• , 'M ( l y• ' _. f , )/ ;' : • l tl y p b . 4; " /. r, 7 .- - • fl • • �, "r,'. 0, � - f ��`- ;•�':i� \ , f i/i r �'� l c i� .- . � "`i € - )) .)'il , �8�: .,i =•,.: +it.i._•f::�, . .,/,':''''---A'''',-. l'' = ( ��: % _ // � _ ' = '^''� Ili t`.=- � o'' J. Vii, f : �f ' �• ; % = '}' ■ _ ' " . �',' , F 11114; .:. , ;.� • .�, /j'," . ,.� f� �, � �y ( .r .... —�/; r� -_• p � ^ —__ i:: yir t t.: irk' �'i�� �t .r +. C. .' . • c - �`.:� + ' 0 ". + .5 ` �j / • ,' t r' l' t ; ' t ; t' { r /:i = ' r' - 1,' / �( - - -- • � , , �— 1 , f - •( \ \\�\ ' :`��'"�•' -• - 'i t / f� -/ �}• •�R'+'l • I % ' : � r ` 'r,, \ .,,' j . l ; ( 1 ' / „Th. 1 � , ': i r - . 1 '�.. ' -. o „('',4,;77 /r r ,�: � i F ,.i - _ J `t \'t ��ia '� -• � : - ; ' i / r i - _ / �_ c_ ' � '� /�y - - t . : - - jell - �_ ✓' \ '- • ' �` ' , ' -_• & ._Y ,' if J �• / } • , t ' 1 .I ,1' : <'_ = ::\ - ':: ht TA /l ` , ♦(t�y._. - /l %j : ^•' J ,fr °' i "- ♦ � \. �• : .: � 4(,'., ' '0 ." /� iru 4 1z �. D y ('��' \\ 1�C �, j t'•o r. U( i:. # � � 11j{� '; 4 ' 1 �.- _ � s ; ,`A = .� \- <,�'j4--,r,_ I , = ' i \ M1 • - .1 ` . a 1,r= "- . // ^` ✓. mo t,•. W . / ) ;de' t 1 "-n - t o ' . - i !" ) > a t 4 t --;',,-\:,,,....\,-„\:?.. i - \ :a \ \ '' 4 ` ,' \ _ /' . 1, . , -.•;tj \ / l ' _ it. ; ,,) , t . '.{- 1 -__ -' ' I', lf �, / . an { - • \ \ ,'' _ ��.•i�,�:,;. /' � \ I :. _- t: i ��^: --�_ �3 . -:, ,; // , � 0 /. � _ Q•. t }{ \ t , .f J � /'' .;.: J /,f ••r � /j 1! • u- a ° -� 11. , 1,1,,,;,_,..:`) } ''''''s-1-‘ t. d al �' •- ' •#;t/ C 1 r / / ' ; \,,,'!‘ ; 1' t ,,if , p r . _. / // , /, ; ,.% , ,Ii, ,% r ' = " t / a i` - _ / ` , \ / / ' ti p - ./'•.. 4i /.. . J� l ti. � _._ %�' / .' % `r1 � z- .,/r •,.__ �-r ffs� � ;;• 7 • .• .,,,,/,,/ ; f r � V y - -_ �'} Ik ,,,,, cs: >. � /; iii • / ,:,,,,„,,,,,,,:„.__-_,/ t / �(� /: t• ti -- f „r• :�R, ,\''--,:,,'8,;.=:...,i1.,-,-„---0------: . ;/r t "-'� ' %`` r %- �r� /;/' :' - '.a l t k'. # r`� [��` -s5G s 'l; 7 ` -:.. ` ._ „G.� _: ♦•_ �" l o',.- t� ---1 -,If t %. ,' C ,';,r.,r ., '.=/- r '. ,. ' � J .b ' � _ •,%' , � 1 „ %�` ; ; -,- \. - a 1'' .l;i !),_.;, �' • o tic__ , i / 4 ,6 /`: -- ; ; :,t i.'_ \''. -�j ` /Jf /i -.•' i /`` �� r\i Z ' -° • / 7 / /' -" � / tip:; _ _ /• • y ; yf, ��;t •'' ! / Q, s � l',7 1, t .. / f � j ` J i ' ,r`;^__ / it " : r+ . ``..� -.•� • :i'i i C �j \ •' •. ` . /` : r 1 , J /,11*---,:' ` /7 , t '��T` % C:: • ,V '' I' - - - � ....__ ... ';r � .` � . •..- -, t �: !1C .:. / , r / t /' r:r:'c J . k{i\ - / �" 1 \ ••• 1- _ t , ir. •i+ • " `� ? -- ,./. i '' j r p iit (t.t`_ "..- -'` //'�}:�', ;..,- tt;;. :� -•tip �.i,�` _J \ f i ` 35 p, J ' y . ° : j 1 ,:. aJ r4 11 86V• "`'r. -,V l \ \ � �" /', 1 �, \ /(1 /.v , _ .4.J ,`t w f . `_-.:...,�& " r � _••r "�J•.• /,,,': , i j$�y - -. ' ''� J.-' J/� • \ . j,- .\ t i t =i56 =7 e \ o f � /- "' i '3 1 .. L r t ''1 ",� . -, �_ . , r: 1 1 \ :, _ ` / •,..,. ♦ � a �� , ° ice ` l : : `- , - J } / ' r : � ' ✓ + j f f 'i � i Si ( � i 2 ¢ I • ' \ '' � , - - ,7 \ .-•∎ , — F •'•% : / - i' • I i.` -',- r � ' • ' ''/ / � t � 1 J ( } • •'` : t;,A L } .f. /j - fa .. f f ,` i 1, - . __ CN t'L £ ! ( i l. '�� t �' .._,_..i -'° \ J : % ;i V 4; J : t'� ij - ,� ' , ,;-/./ til . :f.: ^ �, t�� '� % •_• 11 \ • ��_ .! ••' k f "� � ' ' .: J ; - ::'7 k ,J. �(� 1-- , a1, = - )- 1- ,i ,.ti. ',- �. � i . . j /!J 1 � / r / "7 i :: t "_ r_"� �_'_ •,•, 11' i- a;::•: - ,�t__ - r`:> • $ . \• ` , 1 _ , 1 , - . •- ___..f.---' _ I' r : 1 �1 1:' " :. =.9' 1- _x- _ i, ,' 1.._, ,!i ;y ' i -. Wi • -' _� _ . Z• -} -' --.'_ t / - a y of /'/ �� 1 `c `,1� : ..iii . a �,�73 • t�Iti!% / fY i • •• A / \ ( '. tl � '. +,— t y i ps •':L 1 I 10/5/99 9 -2001 Figure 1. Location and general topography for the proposed Raven's Ridge development site in Tigard 1 Washington County, Oregon (USGS, Beaverton, OR, 7.5 minute quadrangle, 196.1 photorevised 1984). 1 Pacific Habitat Services, Inc. a It _____ • ' 2.3.1 Wetland Hydrology ' Wetland hydrology is related to duration of saturation, frequency of saturation, and critical depth of saturation. The 1987 manual defines wetland hydrology as inundation or saturation within a major portion of the root zone (usually above 12 inches), typically for at least 12.5% ' of the growing season. The wetland hydrology criterion can be met, however, if saturation within the major portion of the root zone is present for only 5% of the growing season, ' depending on other evidence. The growing season is defined as the portion of the year when soil temperatures at 19.7 inches below the soil surface are higher than biological zero (41 degrees Fahrenheit, 5 degrees ' Celsius), but also allows approximation from frost free days, based on air temperature. The growing season for any given site or location is determined from United States Department of ' Agriculture (USDA), Natural Resources Conservation Service (NRCS) (formerly USDA, Soil Conservation Service (SCS)) data and information. ' Wetland hydrologic indicators include the following: visual observation of inundation or saturation, watermarks, drift lines, sediment deposits, drainage pattern, and/or oxidized rhizospheres with living roots. Oxidized rhizospheres are defined as yellowish -red zones ' around the roots and rhizomes of some plants which grow in frequently saturated soils. 2.3.2 Wetland Substrate (Soils) ' Most wetlands are characterized by hydric soils. Hydric soils are those that are ponded, flooded, or saturated for long enough during the growing season to develop anaerobic ' conditions. Periodic saturation of soils causes alternation of reduced and oxidized conditions which leads to the formation of redoximorphic features (gleying and mottling). Mineral hydric soils will be either gleyed or will have bright mottles and/or low matrix chroma. The ' , redoximorphic feature known as gley is a result of greatly reduced soil conditions which result in a characteristic grayish, bluish or greenish soil color. The term mottling is used to describe areas of contrasting color within a soil matrix. The soil matrix is the portion of the soil layer I that has the predominant color. Soils which have brightly colored mottles and a low matrix chroma are indicative of a fluctuating water table. ' Hydric soil indicators include: organic content of greater than 50% by volume, sulfidic material or "rotten egg" odor, and/or presence of redoximorphic features and dark soil matrix, as dete a Mrt. establishes the , t value and hue rmined of by soils the based use of on comparison unsell Soil Color with color Cha chips. This Mineral chart hydric soils usually have a matrix chroma of 2 or less in mottled soils, or a matrix chroma of 1 or less in unmottled soils. ' 2.3.3 Wetland Biota (Vegetation) 1 Wetland biota is defined as hydrophytic vegetation. A hydrophyte is a plant species that is capable of growing in substrates that are periodically deficient in oxygen as a result of saturated soil conditions. The US Fish and Wildlife Service, in the National List of Plant Pacific Habitat Services, Inc. -2 • • Species that Occur in Wetlands, has established five basic groups of vegetation based on their frequency of occurrence in wetlands. These categories, referred to as the "wetland indicator 1 status," are as follows: obligate wetland plants (OBL), facultative wetland (FACW), facultative (FAC), facultative upland (FACU), and obligate upland (UPL). 1 - Indicator Code Status I OBL Obligate wetland. Estimated to occur almost exclusively in wetlands ( >99 %) FACW Facultative wetland. Estimated to occur 67 -99% of the time in wetlands. ' FAC Facultative. Occur equally in wetlands and non - wetlands (34 -66 %). 1 FACU Facultative upland. Usually occur in non - wetlands (67 -99 %). UPL Obligate upland. Estimated to occur almost exclusively in non - wetlands ' ( >99 %). If a species is not assigned to one of the four groups described above it is assumed to be obligate upland. ' NI Has not yet received a wetland indicator status, but is probably not obligate upland. 1 3.0 PROJECT METHODOLOGY • 3.1 Off -Site Research Prior to beginning field work, available information was reviewed in order to ascertain where • potential wetland/waters of the state may exist on -site, and to facilitate the gathering of data. This review included the USGS topographic quadrangle, the Soil Conservation Service soil series maps, the list of Oregon hydric soils by County, the US Fish and Wildlife Service I (USFWS) National Wetlands Inventory (NWI) map, and the Local Wetlands Inventory (LWI) map for the site. 3.2 Wetland Delineation Field Methodology Observations of hydrology, soils, and vegetation, were made using the "Routine On- site" ' delineation method as defined in the 1987 manual. One -foot diameter soil pits were excavated up to a depth of 18 inches in selected locations. The soil profiles were examined for hydric soil and wetland hydrology field indicators. ' In addition, a visual percent -cover estimate of the dominant species of the plant community was performed using soil pit locations as a center of reference. Dominant plant species are 1 based on estimates of percent cover for herbaceous, woody vine, and shrub species within a 5 foot radius of the sample point, and basal area cover for tree species within a 30 foot radius of the sample point. Plant species in each vegetative layer which are estimated at less than 20% Pacific Habitat Services, Inc. 1 - 3 - • • 1 are not considered to be dominant. The wetland indicator status is then used to determine if there is an overall dominance (greater than 50 %) of wetland or upland plant species. ' • Data documentin g representative three criteria for the re resentative sample locations are recorded in the field. This information is subsequently transferred to standard wetland delineation data sheets, ' which are included in Appendix A. In addition to the sample points, numerous other soil pits were excavated between the data points to verify changes in the three criteria. 1 4.0 WETLAND CRITERIA DISCUSSION • ' 4.1 Topography The site is located on gently rolling terrain on Bull Mountain, and is surrounded by a mix of 1 residential development and undeveloped land. The property generally slopes downward towards the east. With the exceptions of forested areas in the northern and southern portions of the site, most of the property consists of open fields. An narrow, boulder -lined ditch 1 parallels the southern property boundary, extending from the southwestern corner of the site to midway along the property line, where it joins an incised stream. With the exception of a house, barn, and an outbuilding in the central portion of the site, the property is undeveloped. 1 Site elevations range from approximately 480 feet National Geodetic Vertical Datum (NGVD) along the eastern property boundary to approximately 540 feet NGVD along the western reaches of the site. 4.2 Hydrology 1 Site hydrology is most evident in the southeastern comer of the property, where an incised stream flows to the northeast into a tributary of Fanno Creek. The stream channel is generally ' 3 to 4 feet wide (6 to 8 feet in areas of bank erosion), 2 to 4 feet deep, and is primarily composed of rock and cobble substrate, with a scoured, unvegetated bottom. During the time of our site visit, water was observed flowing in the stream, however, no water was present within the boulder -lined ditch further upstream. The hydrology source of the stream consists of several factors, including groundwater; seeps . along the north side of the stream bank; stormwater runoff from a development to the south which discharges directly into the upper end of the stream; and surface runoff. Other hydrologic influences on the site include direct precipitation and surface runoff from 1 surrounding areas. The hydrology criteria for jurisdictional wetland was satisfied within the stream channel in the southeastern portion of the site, by the presence of inundation, seeps, wetland drainage patterns, sediment deposits, saturated soils, shallow water tables, and active oxidized rhizospheres. 1 1 Pacific Habitat Services, Inc. -4- 1 • 1 4.3 Soils The US Department of Agriculture, Natural Resources Conservation Service (NRCS) (formerly, Soil Conservation Service (SCS)) has mapped the site as having Cornelius and Kinton silt loams, 7 to 12 %, 12 to 20 %, and 20 to 30% slopes (map units 11C, 11D, and 11E). ' These soils are not considered to be hydric by the NRCS (USDA, SCS, 1989), however, they may contain hydric soil inclusions (Figure 2). 1 The Cornelius series, as described by the SCS, consists of moderately well drained soils that formed in loesslike material over fine- silty, old alluvium of mixed origin on uplands. In a ' typical profile the surface layer is dark -brown silt loam about 6 inches thick. The upper part of the subsoil is brown silt loam about 32 inches thick, and the lower part is a brown, mottled silt loam fragipan about 20 inches thick. Permeability is slow. The soil is classified as afine-silty, mixed, mesic Ultic Haploxeralf. The Kinton series consists of moderately well drained soils that formed in silty material over ' fine- silty, old alluvium of mixed origin on uplands. In a typical profile the surface layer is very dark -brown and dark yellowish -brown silt loam about 10 inches thick. The upper part of the subsoil is brown silt loam about 20 inches thick, and the lower part is a brown, mottled silt ' loam fragipan about 19 inches thick. The substratum is a brown, mottled silt loam fragipan about 11 inches thick. Permeability is slow. The soil is classified as afine-silty, mixed, mesic Typic Fragiochrept. ' Most of the soils observed on the site ranged in color from brown (7.5YR 4/3), dark brown (7.5YR 3/3, 10YR 3/3), and very dark grayish brown (10YR 3/2) silt loams without mottles. ' Those observed within the stream channel in the southeastern portion of the property included very dark grayish brown and very dark gray (10YR 3/1) silt loams, both with and without mottles. • The hydric soils criterion was satisfied within the stream channel in the southeastern portion of the site by the presence of soils with low matrix chromas, both with and without mottles. ' 4.4 Vegetation 1 With the exception of a lawn and landscaped yard associated with a house in the western portion of the property, three distinct vegetation communities are present on the site, including ' forested upland to the north and south; open fields through the central portion of the site; and a blackberry- dominated, scrub -shrub community along the riparian area in the southeastern portion of the site. 1 The canopy of the forested areas include Douglas fir (Pseudotsuga menziesii, FACU), big -leaf maple (Acer macrophyllum, FACU), and red alder (Alnus rubra, FAC). The shrub and woody ' vine understory are composed of red elderberry (Sambucus racemosa, FACU), Indian plum (Oemleria cerasiformis, FACU), beaked hazelnut (Corylus cornuta, FACU), red huckleberry (Vaccinium parvifolium, UPL), Oregon grape (Berberis aquifolium, UPL), salal (Gaultheria shallon, FACU), servicebeny (Amelanchier alnifolia, FACU), and Pacific dewberry (Rubus Pacific Habitat Services, Inc. - 5 - • 1 • 0 ■ 11B: - .- _ .. - IID e .; , uc. J 'tie : SOIL MAP UNITS r ' i ' ` c t / ,,"'„. * ,' 7 C 11C = Cornelius & Kinton silt loams 7 -12% sloes 116 �J� 1t B — 11D = Cornelius & Kinton silt loams, 12 -20% slopes ., . ' t't ,. r,' } / 11 C • ; , 11E = Cornelius & Kinton silt loams, 20 -30% slopes ' 'o - �. .. 'k 118 - - Z: = _ 11C .1. (11111 -it , 4" ' 78 11C tf V'/ i 11c t j=76 7 B 7B c .) 11 � !!j ._, -, <- , ;_. ' 1•� ; C ▪ J c7 d V fi r76 .1 ,;f . 1 • _ r t� ° � � t. -16. . f.i i `, 1 ff i ?!s; y , l Li , ; t 5 : r .. 1' u, ti • 40 , %, a L v € , `^ r : • J , . '° � : i : - ° `r ," -, ' , Jt " 16C (I �4. ar:f. ' S .W 't ,.r< ▪ + � " "r • 1 • ~ if � , � r � '�. 9 i 1 { � , t' ' . a t t. ` H ®® r � • , -.-.'i S, k � , : , I , » ; g jQ l , r , F t i �' '�C/ j : { ' t x, $ J ' s . * 7- '"• /�, rl , P/ • 1111 i z" r 1 ' -•i {2 z t • ,;;,' 4 M • J 3're Al Y .. l � '4 � ^c r: a' x 7 - ., 118 II { rl _ { 1a 41'l, 4 , " ... 'A 11C { J 1.."4 ) a , • •M i ' ' r " $.', -.4., . m , �, r 4,4-, rt ` • M 1 D - . :' " x .- . - v y 1, 1 7C ! i � . ;,: � a ,"c ' . " ' ,,S k n " ✓,.r e * ! , 9 � � I �` 1 t lz'i ' . v , } 1 - --Inc .. °;, ' .� -110 „i N, /;;,,, `' ri 1 . . d � lti C e 4 s .c�', -.. _- ., , •. ;'' ,, 1ist. '- llB F ..�;cr "§ ' r1. D> „..,.I °" t. '" ` `" . �: 1 ; it w -vP, 11 t> ° • C`a r &u ntain 1 A '' pF _ 1 1C `A „ _, • r r '. 'A,7 11 -.. ; t ' !;n' 1, 4i + f. °"',1F:''• , t: ' 1" •fr 711 � 1 1 C._ � ; . rF t - i , : '''''t 7B 70 - s ' : r ` ` A . 11C 9 r ' ^ F .;e. a� Y I � kK e Y > x .. _x -.. _ 8_�, �. , LID _ •J 1=1L�:. - � , (1t i::, .1 .sir . 1 e i , z. : 1111,/ , 1_, «. :i ' 1t l � V - yr'�"'. .7 .i } r ,l I C ' , : 1 � _11C � C , �`� .. } �O« f ; a s . .,'. . L 1dr ...• '. 'to a 1 t " .. - J o „ - , j . " CS ♦ •' fi � • 4: 11 ° c t. ;.; ^t , Y t 7Cr , : 1 ti n r i '� $ 41- 11 4` ^ ?Ti, • 1 ':f1� l, °r '1•1.1t,-. i { r' .14 % %'' - 1 B _: , q. ?... 1 , -.--- « � � i 7B a �+7r��+ ���} . , /}t ' 7[t SITE +. "' , ' '; i- 1 1t: # 4 . . .. 1 i 't t 451- ° � ' i "t�: ° 1 y • J "'" �Y,' J• 4 1113 O s .... ^ - d , : : l: * { 7 '; if 1 r, l q r 1111, 1� r 3 1 ...` 1';''!'% : ; , 71.3%; ;V .: • - 4 Y,. I1C . w r ! " L yf s, 11C ' , " k iD x >+ � • } i•� . Y : . t r . � 44 �� 11C d t, i i l r" „" r” 1 , . ' : T1D ?�. ' r.' • • n 1 r ! #' 16 <: ' yi 1 11 � ;' " fie " . r r' 7 Fi a �• 11 1 . 1 ,...,', ! ( 1 3 ., s., 99t,' 1 • " B, i � � ' I ,7' , t, ' . ;r: , ,Ay at =7 11 s ° . M A t °:: try' yY /,: `.1'. ta. ® P A l ' 1, " S - a t . ' r fit , I. A.. ;;., 1 t • ' t ▪ w , , e .' � ''. • . ` , f ,. ' -> ' ° ,S. �: / ' f I 1. :t~ YrC 110 ' �i �a f ` + :s I.:, f ' y 1911 i�1 9E • r t ',19E � . r r {.c ti? 1 . rI 1 11r,,' _ ( • I 1 7' ,h .. 711 . r' b /'• - , ' 22 i -i , 'a" %. • "�rr• "" ` , ' r « r,:a. tt._ .n 3 a '+ .'r= t_ �' 1 1 J � % A t ' / ,2 2 , i t.. , li ' 7 .�,� .r I ,,. --G, h' } 378 1 • ;e re 46F' 1 - 37C ::.7' i. 4C' n ta' a.42 ' ; r .. „� ✓ ! ' ••• 1876 ` , .46F . ° , _ r: ' ', c ; _= . r %ta a . f 1 !` 1 7 . °,.1' • :21� 8 - A 21B t ar r' _ • ' :•# t �' '.i....'C:.,. - ,--' 1 10/5/99 9 -2001 - Figure 2. Soil series for the proposed Raven's Ridge development site in Tigard, Washington County, I Oregon (USDA, SCS, Washington County, OR. 1982). ' Pacific Habitat Services, Inc. , 1 • • ursinus, FACU). The herbaceous understory includes such species as sword fern (Polystichum � rY P munitum, FACU), bracken fern (Pteridium aquilinum, FACU), inside -out flower (Vancouveria 1 hexandra, UPL), Pacific water -leaf (Hydrophyllum tenuipes, UPL), wild ginger (Asarum caudatum, FACU), and western trilium (Trillium ovatum, FACU). 1 The pastureland primarily consists of tall fescue (Festuca arundinacea, FAC -), spotted cat's ear (Hypochaeris radicata, FACU), white clover (Trifolim repens, FAC), red clover (Trifolium pratense, FACU), sweet vernal grass (Anthoxanthum odoratum, FACU), St. John's wort (Hypericum perforatum, UPL), Queen Anne's lace (Daucus carota, UPL), and colonial bentgrass (Agrostis tenuis, FAC). 1 The scrub -shrub ripaian community in the southeastern portion of the property is dominated by Himalayan blackberry (Rubus discolor, FACU) and climbing nightshade (Solanum ' dulcumara, FAC +), also present are red alder, vine maple (Acer circinatum, FAC -), beaked hazelnut, lady fern (Athyrium filix femina, FAC), reed canarygrass (Phalaris arundinacea, FACW), and sword fern. Vegetation along the boulder -lined ditch west of the stream channel ' primarily consists of blackberry thickets, and herbaceous species such as common velvet grass (Holcus lanatus, FAC), tall fescue, St. John's wort, Italian ryegrass (Lolium multi forum, UPL), Watson's willow -herb (Epilobium watsonii, FACW -), and red clover. 1 The hydrophytic vegetation criterion was satisfied within the stream channel in the southeastern portion of the site, by the presence of a dominance of wetland plant species (plants with a wetland indicator status of FAC, FAC +, FACW -, FACW, FACW +, or OBL). 5.0 WATERS OF THE STATE AND WETLAND DISCUSSION & CONCLUSIONS • I 5.1 National and Local Wetlands Inventory Neither the US Fish and Wildlife Service, as part of the National Wetlands Inventory (NWI) program, nor the City of Tigard Local Wetlands Inventory (LWI) have mapped wetland • I within the site (Figure 3 and Figure 4). PHS however, has mapped palustrine emergent (PEM) wetland associated with'the stream in the southeastern portion of the site. ' The NWI maps are generated primarily on the basis of interpretation of color infrared aerial photographs (scale of 1:58,000), with limited "ground truthing" to confirm the interpretations. Therefore, areas that are densely vegetated may not be apparent from the aerial photographs. ' LWI mapping is sometimes done off -site using aerial photographs and NWI information. These may, in part, explain the reason for the inconsistency between our mapping and that of the NWI and LWI. 5.2 Waters of the State and Wetland Conclusions 1 Based on an investigation of the three required wetland criteria (wetland hydrology, hydric soils, and a dominance of hydrophytic vegetation), PHS has identified approximately 0.03 acre of potentially jurisdictional wetland and waters of the state associated with a stream in Pacific Habitat Services, Inc. ' • • . " , •`-- _' ; 1.', _ • ► i'': - . ' I r G M , i W ,-! . • ?so � � \ ', _ . ' y\-,fr . M , / „ ` 1 „ ;; . •.PFaI.1r -:r - .PE >/ ...__ ,i� , . , :) ' FOtY o °i, _ 1 j - ,.' ; - � ; V _ - �' t 1' '' ' - " rii ' -.-p F0, ' �' % ,,_. �. / u, ,.. , >__ ,tom 's 'l i'.: r • , r/ ^ _� 'le : ` ! rr ' • ` ' J" a � ' ' :,i / - cam i ' { • e • l i! f� / ' ` -,•) I Ji ( %(.. _ - :j ,'.• ' • ! • ri.•' , f�,i.'rJ' a ' '4i;a . _ 1 rte: i•, f % ' . r,, r r. , SITE ' '„p . . ► Y ' • :il / a' ) r , ' ', :�; • :,.,, � 4 / •� J' J t . 1 4 ti.• - 't /� ';., • :J. . �' 1' t � � , i -� `; ,. '' ;r "`'- l '',,�`a t G_ } � ' qs L / Y if • . . ,j 0 f g. -/_-_---_- iiii.,„:„. ..:•t„=„,..071 •:• ., c-,•?..n.,,,„,...-,:i. „.,.• ,,,. ..„• .., • ,_...• ,,„,• - ... .,•„,,.; . _,,. _. . ....., u...;,,,, • • - {{ � ,, aye ,.l .,.1,,,,i!` - r''. ` t ' °- ✓", J r :,., • 1 �. ' 0 f �' hitl S it' 61) •� r ,, r i . — II • ,l • - ', 7 •' f% I in +� ,.\ ; / '\ , ;ea - � : � :',7, ' 1„ _ - - >':!, ; % ,-- � '-;:.:::,:::,:ff.,:., :..' i '� � " s'. : _'i` " ( .:,i .o -- — •`'' _ . '/ � -.�\; -' /, fi 5�� i}� � r rr » _- ..=-.. • ' Y • `� 'cs1 /% "T' {.; '.��. �,` =`' " f a0 !':' h1 ' .: ¢t ' ' ` _a x` --:.'lL—W.,,, ' /r - ''.,`: _, /. + - - - r.:5- 4 `' ' - i'- : ` .t - 6 - +;.,~ r 1 ' is -t� `S - :• , _ 0 ' , q, .C.. % — ; : : ;.. '• •' - :�N. ; . » - ` , r� r : :: f� ~jy �' _ PEON ; • 1.,pF.0 , 12 --- r: „.--- •,.,:, , , A ...., :. ..., ,,..-: --:,;_:., .15 .,." ...--------- s—, -:-.---' ', s-:::e.,e'.(___/i /__,,,.... PPM .r y ` � #• Z 3=t / ; . , \tit• - - •. _ { /�: r I PE MI. EMIy p .r... .,_ or : r 212j • I 10/5/99 9 -2001 Figure 3. National Wetlands Inventory information for the proposed Raven's Ridge development site in I Tigard, Washington County, Oregon (USFWS, 1981). • 1 Pacific Habitat Services, Inc. nialr.------. 1 0 • ,., T .... _ .._. ,: - ----,_:,..4_,_i_,,,,-,.„..-.,, •• , i _i, 1 r ,--- , -,.. , -7-4 i---,--1, - I- '' 1 - - LH' -I --L i------ ,--___. .rp,• . : •..... 1 , - 4c . •-. 4 . .4 - 11--- i • - . , 1 , i . s:. , I Zt I i : . i s.,./ I 9 J:i.-•ts-- • --A --, - ,---.. -I ,*. / ,;''-4 7 7 -. I- AN ,' ! ry r ,-, „:,--- '1 • 1 1 - . / ,,./.., , - , ,-._:-it,,,'., • :- X_ - P7 - ,y ,, - -( -- 1:% . /,. •.,. - -y": -, %., :... ,, ._..,.■, .....1 ,--, — ,...--- --„, -_- _ 1 1 - I'. 1 /j • .s„,,...,_ --- ' . A '■,t-f-, '' \ /9/;'. ' 'fc * ----.'...:-....")(67-'4 > ‘NA '"4' ■ t_.,_, --- k -I t ' . '-',,,' , ..., ' 1 ,:f:',;. 1 %\''' - \ •-•.-- \ \",,.>''' \ .4 V - 1 -..--) - -13,71 ___N i .,,:› \l , <, ,,, c,,- \.. , ‘i — --,-, h ‘•,, 1,----it • ; , ,,.../.://::-.,://,‘ . .' - ..-\:\,/-.. 44 6 -A >,--);:,-...,;>-( \ - ,-:',,r -1:1.,- 7 - II -- ..7-.. !-7.-- i• .);(-- -- , 'u % ' ,. \ ‘ ' .19= . ..-,q - I ''- . ' . \ ./v, ■ ,., ." \ V ''. ; LI 2 .:.,,..<____.,,,,, ,',, SITE zr .....,, , , , - -1/4...- - • , . , T [.. 1 . ,- , L I " • . • 7 \-•-•---1.:1_, _ .._ __ , ' ,' f _, 7 • --r-^, —, ./ ,..) t '-• • s.: . • - •• '• . \' -----k k 1 'I i ' i i ' ? 1 .-- . ..:( ,,--4,-', . '1' •- 'A ,.-- -j__-_ __IN_ -1-1117-- T_Ifri sf fir,,(. --1 : • 1 : 7 " . SI :.' \ 1.14 — 1_, , .. ...._, t 1 t _ 7 t>. < 1 r.--,,,. \ t 'f- ..i. - ., - , '''')`' • .' `e, --1 =----- r-= .4 .,- 1 -,7'!!"t - •)' < ''' t\- Th- . '"" '' '" 1 •. t \ K in - 1 ,--\'' - (i.n.] ,__J . _ ,• • 41-- ..._i_ _1 _J.....,_ • •<,,,Ak••••\" - • i3 1 ! ! n ----- f- u - - -.-):T--- ' ' ' 'rl:Piliat.-.., , - ± \ IR /..... < . . '. • I i 1 7 ` I - - ': ' i " - f; I 1--- ,1 1 I 1 H Ptt r . ,H . , .\1 .r.a. ' I ----4 -- -- i 1 ,_. I. ' r1 • • s - 7 ' 1 7 " f-1 L 1 —1.--- , 1 t 1s `' • , ' , J r 1 1-1 . 149 I _j• ,..-_, [ . --Z ‘ . - .;.q .--- 1; -- ,,, • ..1 i ' ! '-:- --=', - .- ;-,-t-_, / - 1 I A ' •='.. . --- t : i t i • '''' . ' 4 - ' ' r 4 l • i‘.,a. .1.1 1 14 1 J.0 1 : "- _1 ' . ; ,_,. ; 1 . 1 -_,,--- , ' 17 , J ;•---1 • t -7 . -,---k7te IL--iPj I • I I- ,', 1 1 'LL-t _ 77 --,.. ___ 1 1 1 , • , i . ,., _ _____—j . ' ! r--- ---'--- -------) ' --' r ;7: ,— $ 1 ' N J '4 '' 1 1 i ! 7 ;- '--- --- 7' : v I 1 ----....„.........! . 1---- ,___,...___ _,___ _ , .,,,__.• I, , 4 , '•-- -- I 1 I 1j----.---1 t-- ,-.-.7- (___.` •.' / P7-4.,>- . , , -....1 ''' ;' , t• . -- -- '1- , _ I • t...._ L :, _ r- • . , ., (I t / r. I f 1 _ .____.! „ :1•___ Hr _ ---- ,-- ...;‘,,,,,.., _ • , -,,,,... ----.... :....,...--, -.---•• ____..-, - . - • ri i 1 1 — 1 -4 I ., 4.-- ,i,,,- - /,, , A, \ ____! I 1-5-,tvry tr,E , , , 1 ' \ \A•V\„,. __: -- ,4_________1_1 j t_____ I 1 I i 4 ,. )., - ---v , -_i,v___, ...< 1 ,. 4:L ---"' — — - 1t;_ — ____.1_ PI i 1 -- — r t - . ,-- .__} -_-■ ' , , 1-.-L._i___L-- ; , - - - -- , R_ 1 h- i , 1-----; • .,, j ., ,-,1,-F i 1.--1 - 1 , • r\,..' . --- ____ _1 ; I , 1 1 --L---- -- , , ;___ . ___;__ I I ; _r --, g!---1,.. __ I f' - ---,....1 — ; , I— — :.___ - ; , / /--------; , 7 --„_ _ 2, ,._._ _........__ 4 i I ■ I A/ W e t I a n d s . -1 ., , - ---- ,F----3,,— -, 1 . _ 1 / ‘ / 1 FloodPlains - ---(N.L , __ . , . — — - t--- -T---: , . City of Tigard _L . 0 ; ssi King City —...... 800 1600 Feet --- 7 - \\ N , , • . : \ - - .4 . 1 10/5/99 linch = 800feet . 9-2001 I . Figure 4. Local Wetlands Inventory information for the proposed Raven's Ridge development site in Tigard, Washington County, Oregon (City of Tigard, OR, 1995). 1 • • Pacific Habitat Services, Inc. PHS 1 1 • • the southeastern portion of the site. Figure 5 shows the locations of potentially jurisdictional wetland, waters of the state, and sample sites on the property. ' It should be noted that because the central ortion of the site is actively grazed, and thereby P Y1�' considered to be agricultural land, PHS has applied the "Interim Operating Procedures for ' Completing Wetland Delineations/Determinations on Agricultural Lands" to this portion of the property. As a result of applying the Interim Operating Procedures, PHS has determined ' that the wetland hydrology, hydric soils, and hydrophytic vegetation criteria for potentially jurisdictional wetland were not satisfied in this area, and therefore, we concluded that no wetlands are present in the central portion of the property. 1 This delineation does not become jurisdictional until DSL and COE review and approve our assessment. 1 1 1 1 1 • 1 , 1 1 1 1 1 1 1 Pacific Habitat Services, Inc. • 1 • NE MN MS MI MN • MI NM MN I MO MI NM • EN I •' I `;� \ \\., \ ` • ` ..- 4 41- 1t \` 1 .,.` 4 60 - ` ' `. X 4 9 0 = • , , , \\ 4 y \ \ ,\.\ ' \ N ,,,, , ` , ...., „....„...:::: .* ,,,,,N,.N,, '- ' , ,, ,,,,,,,, ', , ,,,,,,, \. ,,. ,.. \ \'\\ \ \! 1 1. 1 ' 1 Ic ' 1 t!. 1 1 I ' 'I I ,- ! • . :.... .. .. ... ! I 1 I , i 1 I j i \\, I I i I i /0 i ., . 1 I ; r / / I i ! . , \ / , / / , i . ■ r , , i 1/ 7 1 1 j r h l % ///y/1 1 f r , l , / / / 1 II ):' 2 ) ; II I r ll� 1 i. i fI /l f ;,,�:. r 8 • .1- . .f // .// 1, ■ / / ,, - ' 1 , • 1 ^ % l .' / /,',/ , t. -'i ,/'� ' . " -','; 46C :f it , /�� 6 -- -- ,i /— ta> . – 1, - ,,..�,�. /t / i! .' � , ,,,f //- - -- -- 1 .,./2.,, . ` / / ///3 f,�!' - - - 1 , . ,L1-',7,;.,,::..:.-''..j.:.:::_7...::,... - _ /I/ij ' )); I i . cam._. -- _-.... p i i i i i iii11/ 1 — �.: ,_., +1 �` I:II_ 1trI S I �_ ? III i - . Y _ _ � i - _ ,_..�..- ,r__.,__... : . -_- 1 /r f ""' , .,. -'- �.�.�_ _ SW sta,n.. o►nl. L � \,\ \\ 21: LEGEND y Potentially Jurisdictional Wetland/ . /i Waters of the State (approximately 0.03 acre) • 1 Sample Point .1_, - Study Area Boundary • o so 100 eoo SCALE IN FEET 9-2001 Locations of potentially jurisdictional wetland, waters of the state, and sample FIGURE 11 /9/99 points on the proposed Raven's Ridge development site in Tigard, Washington County, Oregon (base map provided by Harris— McMonagle Associates, Inc., 1999). 5 PHS I� ^ jj Pacific Habitat Services, Inc. • • 6.0 REFERENCES ' Munsell Color, 1988. Munsell Soil Color Charts. Kollmorgen Corporation, Baltimore, Maryland. 1 Oregon Division of State Lands. September 1995. Removal -Fill Law (ORS 196.800- 196.990) and Removal and Filling in Scenic Waterways (ORS 390.805 - 390.925). 1 Reed, Porter B., Jr., 1988. National List of Plant Species That Occur in Wetlands: Northwest (Region 9). Prepared by the U.S. Fish and Wildlife Service, St. Petersburg, FL. NERC- 1 88/18.37. Scientific Resources, Inc., and Fishman Environmental Services, 1995. City of Tigard Local 1 Wetlands Inventory. U.S. Army Corps of Engineers, Environmental Laboratory, 1987. Corps of Engineers Wetland 1 Delineation Manual. Technical Report Y -87 -1. U.S.D.A., Soil Conservation Service, 1982. Soil Survey of Washington County, Oregon. ' U.S.D.A., Soil Conservation Service, 1989. Oregon Hydric Soils by Counties. ' USFWS. National Wetlands Inventory map, Beaverton, Oregon quadrangle. Aerial photography in August, 1981; 1:58,000; color infrared. 1 USGS. 7.5 Minute topographic map. 1961 photorevised 1984. Beaverton, Oregon quadrangle. 1 , 1 1 1 1 • 1 Pacific Habitat Services, Inc. 1 - 8 - • • 1 � Appendix A 1 Wetland Determination Data Sheets 1 1 1 1 1 1 1 1 1 1 1 • • /W 1 Wetland Determination• Data Form Routine Onsite Method Pacific Habitat Services, Inc. I Project: Raven's Ridge _ 'Number: 9 -2001 Sample Site: 1 1 Applicant: Grim Logging Co. County: Washington Date: August 31, 1999 Investigators: DG /CR Township: 2S Range: 1W Section: 9 Primary Indicators Secondary Indicators 1 HYDROLOGY Inundated (Yes/No): No Water marks: Depth of inundation: Inches Drift lines: I Depth to free water: >14 Inches Drainage patterns: Depth to saturation: >14 Inches Oxidized rhizospheres: Other: Sediment deposits: i ari era , et '' = z -' ;t SOILS Mapped Series: Cornelius and Kinton silt loam Hydric Soil ?: No . 1 Classification: Ultic Haploxeralf Drainage Class: moderately well drained Typic Fragiochrept _ 1 Depth Matrix Soil Redox Concentrations Other Hydric Soil (Inches) Color Texture* Color abundance /size /contrast Field Indicators Comments 0 -8 10YR 3/2 SL fine subangular 1 8 -14 10YR 3/3 SL medium subangular I *SD Sand, SDL =Sandy Loam, L =Loam, SDCL =Sandy Clay Loam, S =Silt, SL =Silt Loam, SCL =Silty Clay Loam, CL =Clay Loam, C =Clay I VEGETATION Tree Stratum (20 %) Status % Cover Herbaceous Stratum (35 %) Status % Cover Acer macrophyllum * FACU 35 Asarum caudatum FACU 5 1 Alnus rubra* FAC 30 Erodium cicutarium* UPL 25 Pseudotsuga menziesii * FACU 35 Hydrophyllum tenuipes UPL 5 I Polystichum munitum * FACU 25 Pteridium aquilinum FACU 15 . Trillium ovatum FACU 5 I Shrub Stratum (35 %) Status % Cover Vancouveria hexandra* UPL 20 Acer macrophyllum * FACU 20 Corylus cornuta* FACU 40 Woody Vine Stratum (10 %) Status % Cover 1 Gaultheria shallon* FACU 20 Rubus parviflorus * FAC- 20 Sambucus racemosa* FACU 20 Rubus ursinus* FACU 80 1 - Percent of dominant species FAC, FACW, or OBL *: 8% Criteria_;M_ et: - :.a..'i':__,'.:;No ; 1 Comments: y I Defef nitration " . ° tjp1and!'_ 1 . • Wetland Determination Data Form )� I Routine Onsite Method Pacific Habitat Services, Inc. I Project: Raven's Ridge 'Number: 9 -2001 Sample Site: 2 • Applicant: Grim Logging Co. County: Washington Date: August 31, 1999 II Investigators: DG /CR Township: 2S Range: 1W Section: 9 Primary Indicators Secondary Indicators 1 HYDROLOGY Inundated (Yes/No): No Water marks: Depth of inundation: Inches Drift lines: I Depth to free water: >14 Inches Drainage patterns: Depth to saturation: >14 Inches Oxidized rhizospheres: Other: Sediment deposits: I I @r I _,, et: ;f >! SOILS Mapped Series: Cornelius and Kinton silt loam Hydric Soil ?: No Classification: Ultic Haploxeralf Drainage Class: moderately well drained Typic Fragiochrept I Depth Matrix Soil Redox Concentrations Other Hydric Soil (Inches) Color Texture* Color abundance /size /contrast Field Indicators Comments 0 -4 10YR 3/3 SL medium granular with I medium round shot 4 -14 10YR 3/3 SL medium subangular I SD=Sand, SDL =Sandy Loam, L =Loam, SDCL =Sandy Clay Loam, S =Silt, SL =Silt Loam, SCL =Silty Clay Loam, CL =Clay Loam, C Clay 1 OliffifiVet : 11. . ' ',..1-7..i4;$9.- I VEGETATION Tree Stratum (0 %) Status % Cover Herbaceous Stratum ( 100 %) Status % Cover ' Agrostis alba* ' FAC 20 1 Anthoxanthum odoratum * FACU 20 Festuca arundinacea * FAC- 40 I Hypochaeris radicata * FACU 20 Plantago lanceolata FAC tr Taraxacum officinale FACU tr I Shrub Stratum (0 %) Status % Cover . Woody Vine Stratum (0 %) Status % Cover 1 Percent of dominant species FAC, FACW, or OBL *: 25% Icriteria'Met y x ; :; W, . Comments: Determination ,�:l ; p. hi !Al 1 • • 1 Wetland Determination Data Form � Routine Onsite Method Pacific Habitat Services, Inc. I Project: Raven's Ridge !Number: 9 -2001 Sample Site: 3 Applicant: Grim Logging Co. County: Washington Date: August 31, 1999 • Investigators: DG /CR Township: 2S Range: • 1W Section: 9 Primary Indicators Secondary Indicators 1 HYDROLOGY Inundated (Yes/No): No Water marks: Depth of inundation: Inches Drift lines: I Depth to free water: >14 Inches Drainage patterns: Depth to saturation: >14 Inches Oxidized rhizospheres: Other: Sediment deposits: SOILS Mapped Series: Cornelius and Kinton silt loam Hydric Soil ?: No 1 Classification: Ultic Haploxeralf Drainage Class: moderately well drained • Typic Fragiochrept I Depth Matrix Soil Redox Concentrations Other Hydric Soil (Inches) Color Texture* Color abundance /size /contrast Field Indicators Comments 0 -6 7.5YR 3/3 SL medium platy 6 -12 7.5YR 3/3 SL coarse subangular *SD =Sand, SDL =Sandy Loam, L =Loam, SDCL =Sandy Clay Loam, S =Silt, SL =Silt Loam, SCL =Silty Clay Loam, CL =Clay Loam, C =Clay I Refusal at 12 inches on rock. — 1;C " eria Akrli - ;;n_$ w No VEGETATION Tree Stratum (20 %) Status % Cover Herbaceous Stratum (20 %) Status % Cover Corylus cornuta* FACU 100 Epilobium watsonii FACW- 10 1 Erodium cicutarium * UPL 30 Festuca arundinacea * FAC- 40 I • Holcus lanatus FAC 10 Tellima grandiflora. UPL 10 I Shrub Stratum (0 %) Status % Cover Woody Vine Stratum (60 %) Status % Cover 1 Rubus discolor* FACU 100 1 Percent of dominant species FAC, FACW, or OBL *: 0% lereef ' Comments: ID r�minatioi -: _ 4Jp1464 1 1 • • 1 Wetland Determination Data Form � Routine Onsite Method Pacific Habitat Services, Inc. I Project: Raven's Ridge (Number: 9 -2001 Sample Site: 4 Applicant: Grim Logging Co. County: Washington Date: August 31, 1999 I Investigators: DG /CR Township: 2S Range: 1W Section: 9 Primary Indicators Secondary Indicators 1 HYDROLOGY Inundated (Yes/No): No Water marks: Yes Depth of inundation: Inches Drift lines: Depth to free water: Inches Drainage patterns: 1 Depth to saturation: Inches Oxidized rhizospheres: Yes Other: evidence of ponding and Sediment deposits: 1 overbank flooding I(r erla et w „? * .Os SOILS Mapped Series: Cornelius and Kinton silt loam Hydric Soil ?: No 1 Classification: Ultic Haploxeralf Drainage Class: moderately well drained Typic Fragiochrept Depth Matrix Soil Redox Concentrations Other Hydric Soil I (Inches) Color Texture* Color abundance /size /contrast Field Indicators Comments 0 -12 10YR 3/2 SL 10YR 4/6 common, medium, distinct refusal at 12 inches 1 on rock *SD =Sand, SDL =Sandy Loam, L =Loam, SDCL =Sandy Clay Loam, S =Silt, SL =Silt Loam, SCL =Silty Clay Loam, CL =Clay Loam C Clay Criter*tgegr , .' " ;;Yes` I VEGETATION Tree Stratum (0 %) Status % Cover Herbaceous Stratum (80 %) Status % Cover Epilobium watsonii* FACW- 20 Juncus effusus* FACW 20 Phalaris arundinacea* FACW 60 1 I Shrub Stratum (0 %) Status % Cover Woody Vine Stratum (20 %) Status % Cover 1 Rubus discolor* FACU 100 1 Percent of dominant species FAC, FACW, or OBL *: 75% Criteria Met: � ,i°. _ ' ' .; =4Xes°,: I Comments: ID = I 1 • • 1 Wetland Determination Data Form 1 1M - Routine Onsite Method Pacific Habitat Services, Inc. I Project: • Raven's Ridge 'Number: 9 -2001 Sample Site: 5 . Applicant: Grim Logging Co. County: Washington Date: August 31, 1999 I Investigators: DG /CR _Township: 2S Range: 1W Section: 9 Primary Indicators Secondary Indicators I HYDROLOGY Inundated (Yes/No): No Water marks: Depth of inundation: Inches Drift lines: I Depth to free water: >14 Inches Drainage patterns: • Depth to saturation: , >14 Inches ' Oxidized rhizospheres: ts: Other: Sediment deposits: er,.ia `et. F, No . SOILS Mapped Series: Cornelius and Kinton silt loam Hydric Soil ?: No 1 Classification: Ultic Hapioxeralf Drainage Class: moderately well drained • Typic Fragiochrept I Depth Matrix Soil Redox Concentrations Other Hydric Soil (Inches) Color Texture* Color abundance /size /contrast Field Indicators Comments 0 -14 7.5YR 4/3 SL coarse blocky 1 I *SD =Sand, SDL =Sandy Loam, L =Loam, SDCL =Sandy Clay Loam, S =Silt, SL =Silt Loam, SCL =Silty Clay Loam, CL =Clay Loam, C =Clay Critera,lVTet:; ' ._No I VEGETATION Tree Stratum (0 %) Status % Cover Herbaceous Stratum (0 %) Status % Cover • 1. • 1 I Shrub Stratum (0 %) Status % Cover Woody Vine Stratum ( 100 %) Status % Cover 1 Rubus discolor* FACU 100 1 Percent of dominant species FAC, FACW, or OBL *: 0% (riteria - ., • ' - :1-'1XO's.ii I Comments: • ID_ nation . Uplan`d I 1 • • 1 Wetland Determination Data Form N I Routine Onsite Method Pacific Habitat Services, Inc. I Project: Raven's Ridge 'Number: 9 -2001 Sample Site: 6 1 Applicant: Grim Logging Co. County: Washington Date: August 31, 1999 Investigators: DG /CR Township: 2S Range: 1W Section: 9 Primary Indicators Secondary Indicators I HYDROLOGY Inundated (Yes/No): Yes Water marks: Depth of inundation: 1 Inches Drift lines: Depth to free water: 0 Inches Drainage patterns: Yes 1 Depth to saturation: 0 Inches Oxidized rhizospheres: Other: Sediment deposits: SOILS Mapped Series: Cornelius and Kinton silt loam Hydric Soil ?: No 1 Classification: Ultic Haploxeralf Drainage Class: moderately well drained Typic Fragiochrept Depth Matrix Soil Redox Concentrations Other Hydric Soil I (Inches) Color Texture* Color abundance /size /contrast Field Indicators Comments 0 -3 10YR 3/2 SL 10YR 4/6 common, medium, distinct gravelly ' 3 -14 10YR 3/1 SL 10YR 4/6 common, medium, prominent gravelly I I •SD =Sand, SDL =Sandy Loam, L =Loam, SDCL =Sandy Clay Loam, S =Silt, SL =Silt Loam, SCL =Silty Clay Loam, CL =Clay Loam, C =Clay 105,0 ' 6 aes VEGETATION Tree Stratum (0 %) Status % Cover Herbaceous Stratum (20 %) Status % Cover Phalaris arundinacea* FACW 100% 1 1 1 Shrub Stratum (0 %) Status % Cover Woody Vine Stratum (80 %) Status % Cover 1 Rubus discolor* FACU 60 Solanum dulcamara * FAC+ 40 Percent of dominant species FAC, FACW, or OBL *: 67% I Criteria:lVlet:= "Y,ea I Comments: IDeterminanon: W • o � � • • Tree Condition/Mitigation Review Ravens Ridge - Tigard, Oregon Prepared for: Grim Logging Co. PO Box 5930 Salem, Oregon 97304 (503) 581 -7890 Harris - McMonagle Associates Inc. Engineers - Surveyors 12555 Southwest Hall Boulevard Tigard, Oregon 97224 -6287 (503) 639 -3453 Prepared By: Robert Mazany, ASCA #133, ACFE Consulting Arborist Robert Mazany and Associates Post Office Box 1305 Beaverton, Oregon 97075 Phone & FAX (503) 646 -0897 t� `; 1 1 213N . JAN itj • cRogEtt ��- uuJJ// lEs c 5,soci uz and Lands a , &rad i:n.9 cSEZVi( MEMORANDUM TO: .Jay Harris, Senior Project Engineer Harris - McMonagle Associates Inc. 24/11/4 FROM: Robert Mazany, ASCA# 133, ACFE Consulting Arborist DATE: January 3, 2000 RE: Ravens Ridge — Tigard I have completed my preliminary site and Plan review -of the proposed Ravens Ridge development in Tigard as requested. I have measured and documented all trees over twelve inches in diameter as required in Chapter 18.790 — Tree Removal — for the City of Tigard. I submit the following to address the mitigation requirements of this chapter. 1. There are 110 trees with diameters over twelve inches. The total diameter inches for these trees is 2345.4. 2. Based on the plan information available, 1020.2 inches will be retained and 1325.2 inches are to be removed. 3. It is my professional opinion there are 14 trees whose condition dictates immediate removal regardless if the property is developed or not. The risk and/or failure potential is unacceptable. The total diameter inches of these trees is 299.8. Of the 14 there are four designated to be retained having a high risk potential and must not be retained. The diameter total for these is 62.6 inches. I have included in this report a tree inventory with diameter measurements, site specific information and a tree numbered plan with tree protection fence locations approximated. Tree and Plant Preservation/Protection specifications are also included. Please contact me if additional information is required or if I may be of further assistance on this project. • Jn- . D. Box 1305, EEavE Eton., n CDzz o o 9 97 75 (503) 646 -oS97 • . Site Specific Field Notes and Requirements General Observations: 1. All of the native Willow are in serious decline with decay throughout. Many have • failed portions with a high potential for further failure. Any proposed construction or other activity in close proximity would dictate removal due to the high hazard potential 2. With the exceptions to be noted, the remaining trees within the site area are in fair condition. 3. All viable trees to be retained will require pruning to ANSI A -300 Crown Cleaning standards for deadwood removal one inch in diameter and larger. Conifers to be retained will also require interior thinning not to exceed fifteen percent live tissue (branch) removal for windsail reduction. 4. Tree protection fence must be installed as required in the attached Tree and Plant Preservation Protection specifications. I have marked, on the plan provided, the approximate location for the fence. 5. The following trees have a high risk potential and must be removed: 38 Douglas Fir — Has a high crown with several weak conk areas in the trunk. 43 Douglas Fir — There is serious conk on the trunk indicating interior structural weakness. It also has a high crown which increases the potential for failure from wind thrust. 56 Cherry — This tree has a broken top with serious decay evident. It leans toward the adjacent property and street. 76 Douglas Fir — It has a pronounced lean to the north with a weak deformity at 30' above the ground. The existing barn covers almost half of the root zone on the west. An adjacent tree within three feet on the south has recently failed leading me to believe this will happen to this tree. 77 — Maple — This tree is also covered on the north and west by the barn with decline from compaction and other factors evident. It leans and is heavily weight - loaded to the west over the barn. 86 — Maple — This is a weak co- dominant stem tree at the ground with decay cavity in both stems from the ground up to 15'. It has an unacceptable risk potential and should be removed. • • Site Specific Field Notes and Requirements Page Two 6. A review of the grading plan would indicate that relatively few trees can be retained. Any clearing will increase the potential for failure of the remaining trees, most notable on the east portion of the site. There has been some serious root zone intrusion from the development to the east leaving the edge trees with a serious potential for failure. There are three Fir on a neighboring property with a high risk potential Two with dead tops and one with a seriously weak stem union. These appear to be in Lot 3 in the Wilmington Heights addition. 7. Additional requirements will be submitted following a review of grade and site improvement staking. • • Ravens Ridge - Diameter Measurement Field Verification There are 110 trees within the proposed project with diameters of over 12 inches. All have been measured to the nearest one -tenth of an inch at 4' above the ground as required by the City of Tigard. Tree numbers are noted on the tree survey plan provided by Harris - McMonagle Associates Inc. 1 Douglas Fir - 40.8" 25 Douglas Fir - 16.1" 2 Douglas Fir - 28.6" 26 Douglas Fir - 17.4" 3 Douglas Fir - 14.3" 27 Douglas Fir - 24.3" 4 Willow - 12.8" 28 Douglas Fir - 12.4" 5 Douglas Fir - 37.0" 29 Douglas Fir - 12.6" 6 Douglas Fir - 13.4" 30 Douglas Fir - 28.6" 7 Douglas Fir - 13.5" 31 Douglas Fir - 14.5" 8 Douglas Fir - 13.4" 32 Douglas Fir - 16.4" 9 Douglas Fir - 12.2" 33 Douglas Fir - 16.4" 10 Douglas Fir - 43.3" 34 Douglas Fir - 22.6" 11 Willow - 11.3" - 9.0" 35 Douglas Fir - 20.8" 12 Douglas Fir - 22.4" 36 Douglas Fir - 19.2" 13 Douglas Fir - 22.6" 37 Douglas Fir - 14.4" 14 Douglas Fir - 13.5" 38 Douglas Fir - 26.1" 15 Maple - 10.7 "- 7.5 "- 8.2 " -7.3" 39 Willow - 12.1" 16 Willow - 21.4" 40 Douglas Fir - 36.7" 17 Willow - 10.2" -17.2" 41 Douglas Fir - 14.3" 18 Willow - 12.7" 42 Willow - 10.8 "- 9.9 " -7.7" 19 Maple - 13.8" 43 Douglas Fir - 15.7" 20 Douglas Fir - 23.9" 44 Douglas Fir - 24.2" 21 Douglas Fir - 24.3" 45 Douglas Fir - 18.0" 22 Maple - 12.8" 46 Douglas Fir - 16.5" 23 Douglas Fir -17.6" 47 Douglas Fir - 16.3" 24 Douglas Fir - 27.4" 48 Douglas Fir - 15.7" • • 49 Douglas Fir - 27.1" 80 Douglas Fir - 21.7" 50 Douglas Fir - 29.3" 81 Maple-21.7" 51 Douglas Fir - 13.6" 82 Douglas Fir - 18.0" 52* Maple - 11.8" 83 Douglas Fir - 16.5" 53 Douglas Fir - 14.8" 84 Douglas Fir - 14.6" 54* Douglas Fir -11.3" 85 Douglas Fir - 21.5" 55 Willow- 10.8 " - 10.6" 86 Maple - 23.8" 56 Cherry. - 16.8" 87 Maple - 14.4" 57 Maple - 21.2" 88 Maple - 16.4 " -15.1" 58 Maple - 16.7" 89 Douglas Fir -22.9" 59 Maple - 27.5" 90 Douglas Fir - 23.1" 60 Maple - 27.0" 91 Douglas Fir - 27.7" 61 Maple - 19.4" 92 Douglas Fir - 16.5" 62 Douglas Fir - 26.8" 93 Douglas Fir - 24.8" 63 Douglas Fir - 22.7" 94 Douglas Fir - 19.2" 64 Douglas Fir - 17.1" 95 Douglas Fir - 17.0" 65 Douglas Fir - 31.2" 96 Douglas Fir - 24.7" 66 Douglas Fir - 29.5" 97 Douglas Fir - 17.3" 67 Douglas Fir - 23.6" 98 Douglas Fir - 23.9 " - 26.3" 68 Douglas Fir - 18.2" 99 Douglas Fir - .31.9" 69 Douglas Fir - 25.6" 100 Douglas Fir - 27.2" 70 Maple -17.4" 101 Douglas Fir - 21.1" 71 Douglas Fir - 22.7" 102 Douglas Fir - 32.2" 72 Douglas Fir - 28.7" 103 Douglas Fir - 17.9" 73 Douglas Fir - 17.0" 104 Grand Fir - 15.0" 74 Douglas Fir - 23.4" . 105 Grand Fir - 12.7" 75 Douglas Fir - 21.8" 106 Grand Fir - 12.3" 76 Douglas Fir - 363" 107* Pine - 11.7" 77 Maple - 24.6" 108 Pine - 12.3" 78 Doug)a s Fir - 18.2" 109 Pine - 14A" 79 Douglas Fir -12.8" 110 Pine - 15.3" • • 111 Maple — 122 " - 12.1" 112 Maple —14.0" 113 Douglas Fir — 28.8" * These three trees have diameters less than twelve inches. A condition assessment and additional site information is documented in the Site Specific Requirements attached as part of this report. • • TREE & PLANT PRESERVATION/PROTECTION PART 1 - GENERAL 1.01 DESCRIPTION: A. General requirements: Preservation, protection, and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions: 1. Consulting Arborist: A Consulting Arborist registered with the American Society of Consulting Arborists (ASCA). 2. Certified Arborist: Certified by The International Society of Arboriculture (ISA). 1.02 PROJECT CONDITIONS: A. Make every effort to protect all trees, shrubs, ground cover and other vegetation existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction requirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants, which are to remain, from all damage. Erect prior to commencement of clearing and demolition work and remove only after all work potentially injurious to trees and other plants is complete. Fence shall be placed as far from trees as is practical, but in no instance closer than one foot behind required construction limits. Fence shall be 4' visibility plastic on steel posts placed no further than 6' apart extending no less than 4-1/2' above the ground, kept taut at all times. D. Protect all trees from stockpiling, material storage, vehicle parking and driving within the tree drip line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from: 1. Dumping of refuse. 2. Chemically injurious materials and liquids. • • 3. Noxious materials in solution caused by nut -off and spillage during mixing and placement of construction materials, and drainage from stored materials. 4. Continual puddling of running water. F. Restrict vehicular and foot traffic to prevent compaction of soil over root systems. PART 2 - PRODUCTS 2.01 MATERIALS A. As indicated and required elsewhere in this Specification Section, and as may be recommended by Consulting Arborist. PART 3 - EXECUTION 3.01 GENERAL: A. Protect root systems of existing trees, shrubs and ground covers from damage due to noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. B. Protect root systems from flooding, erosion, excessive wetting and drying resulting from de- watering and other operations. C. Protect all exiting plan material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or bruising of bark. D. Do not allow fires under and adjacent to trees or other plants which are to remain. E. Engage a Consulting Arborist to direct removal of branches from trees and large shrubs, which are to remain, if required to clear new construction and where indicated; and to direct tree root pruning and relocation work. F. Where directed by Consulting Arborist, extend pruning operations to restore natural shape of entire tree. G. Cut branches and roots with sharp pruning instruments. Do not break, chop or muti late. H. Water trees and other vegetation which are to remain as necessary to maintain their health during the course of the work. Maintain a water schedule and document. • • 3.02 EXCAVATION AROUND TREES: A. Excavate within root zone of trees only where indicated and acceptable to the Consulting Arborist. B. Excavate around tree roots within tree root zone only under the direction of a Consulting Arborist retained by the Contractor. C. Where trenching for utilities is required within root zones, tunnel under and around roots by hand digging. Do not cut main lateral support roots. Cut smaller roots which interfere with installation of new work; use sharp pruning tools. D. Where excavating for new construction is required within root zones of trees, hand excavate to minimize damage to root systems. Use narrow tine spading forks and comb soil to expose roots. Relocate roots in backfill areas whenever possible. If large, main lateral roots are encountered, expose beyond excavation limits as required to bend and relocate without breaking. E. If'encountered immediately adjacent to location of new construction and relocation is not practical, cut roots approximately 6 inches back from new construction. F. Do not allow exposed roots to dry out before permanent backfill is placed; provide temporary earth cover, pack with wet peat moss or 4 layers of wet untreated burlap and temporarily support and protect from damage until permanently relocated and covered with backfill. Water puddle backfill to eliminate voids and air pockets. G. All pruning shall be performed to ANSI A -300 Pruning standards by Oregon state registered tree care firms employing Certified Arborists. Other therapeutic care work shall be performed to National Arborist Association standards. 3.03 GRADING AND FILLING AROUND TREES: A. Maintain existing grade within root zones of trees unless otherwise indicated or acceptable to the Consulting Arborist. B. Lowering Grades: Where existing grade is above new finish grade shown around trees, under direction of Consulting Arborist, carefully hand excavate within root zones to new grade. Cut roots exposed by excavation to approximately 3 inches below elevation of new finish grade. C. Raising Grades: Permitted only as acceptable to the Consulting Arborist. • . 3 0 REPAIR AND REMOVAL OF TREES: A. Retain a Consulting Arborist to direct tree repair work. Engage a Certified Arborist, acceptable to the Consulting Arborist, to perform tree repair work Repair trees damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged trees. B. Remove dead and damaged trees which are determined by the Consulting Arborist to be incapable of restoration to normal growth pattern. 3.05 REPAIR AND REPLACEMENT OF SHRUBS: A. Repair shrubs, and other vegetation damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged plants. B. Remove and replace dead and damaged plants which are determined by the Consulting Arborist incapable of restoration to normal growth pattern. 1. Provide new shrubs of same size and species as those replaced or as otherwise acceptable to the Consulting Arborist. 2. Plant and maintain as acceptable to the Consulting Arborist. 3.06 HARDSCAPE INSTALLATION WITHIN TREE PROTECTION ZONES: A. Electrical conduit and irrigation main lines should be run under walkways, within stone or concrete subbase, and should not cut into native soil within the Tree Protection Zone (within the drip line). Drip irrigation shall be installed within the Tree Protection Zone. lateral electrical lines to individual Iights, should be installed as close to the soil surface as possible with short runs from the main conduit. B. Electrical fixtures, housing, and irrigation valves must be installed with care to avoid cutting roots. Digging must be minimal with excess dirt removed from the tree preservation area. Do not cut roots greater than 1" in diameter without the approval of the Consulting Arborist. Roots greater than 1" in diameter exposed during excavation must be cut squarely at the edge of the excavation with a sharp saw or appropriate pruning tool. • • C. Install walkways as close to grade as possible to minimize excavation into the soil where large roots and areas of high root density exist Backfill with loose dirt to the minimum depth necessary to achieve a natural look. Mulch if appropriate, as directed by the Consulting Arborist. 3.07 COMPENSATION TO OWNER FOR TREES: A. Contractor shall pay the Owner the value of existing trees to remain that died or were damaged and required removal because of the Contractor's failure to provide adequate protection and maintenance. B. Value of existing trees will be determined by the Consulting Arborist in accordance with the evaluation formula set forth in The Council of Tree and Landscape Evaluation Guide for Plant Appraisers," Eighth edition, 1992. C. Any wound or damage to a preserved tree constitutes partial injury. These include. but are not limited to: Any cambian tissue damage. Unauthorized cutting, breaking or removing tree branches. Unauthorized cutting or damaging protected root zones. Soil compaction. Toxic run -off into tree preservation areas. D. Partial injury will be calculated by percentage of the total value of the damage tree. E. The loss value penalty will include cost to the Owner for loss appraisal by the Consulting Arborist plus the cost for necessary damage repair. PART 4 - PRE - CONSTRUCTION TREE CARE 4.01 PRUNING AND STRUCTURAL SUPPORT: A. All trees designated to be retained within the project limits shall be pruned to ANSI A-300 Pruning standards with selective low limb removal, as directed and approved by the Consulting Arborist, where required for construction clearance. B. Structural support (cabling) may be required on specific trees as identified by the Consulting Arborist, to National Arborist Association Standards. C. All therapeutic care recommended will be directed, inspected and approved by the Consulting Arborist. • • PART 5 - POST - CONSTRUCTION TREE CARE 5 01 FERTILIZATION!AERATION A. Aeration as determined by the Consulting Arborist may be required in areas where construction compaction has occurred. B. Deep root liquid injection fertilizing of all trees retained within the project limits will be required following the completion of construction to National Arborist Association Standards. The timing of this fertilizing will be determined by the Consulting Arborist. Prepared by: Bob Mazany ASCA #133 Consulting Arborist Robert Mazany and Associates P.O. Box 1305 Beaverton, OR 97075 (503) 646-0897 • • • Resume ROBERT MAZANY American Society of Consulting Arborists Registered Member #133 American College of Forensic Examiners - Diplomate Status The resume of education, training and practical field experience listed as follows is in support of Robert Mazany's qualifications as a Consulting Arborist. ROBERT MAZANY & ASSOCIATES Beaverton, Oregon Principal, 1988 to Present: Tree and landscape consulting services. TREE & LANDSCAPE CONSULTING SERVICES, LTD. Portland, Oregon PrincipaL 1984 to 198 &: Arboricultural and Landscape Consultation and Contract Administration. TEKTRONIX, INC. Beaverton, Oregon Landscape and Grounds Maintenance Manager, 1977 to 1985: All aspects of construction and maintenance of 600+ acres of industrial campus. ARBORICULTURE & LANDSCAPE CONSULTATION SERVICE Beaverton, Oregon Self- Employed, Consultant_ 1975 to 1977: Consulting projects in landscape construction and tree surgery. CITY OF EUGENE, DEPARTMENT OF PARKS & RECREATION Eugene, Oregon Horticulture & Forestry Qivision Manager. 1960 to 1975. TREE SURGERY & LANDSCAPE CONTRACTOR (Texas). 1956 to 1960: All aspects of tree work and landscape design including installation. DAVEY TREE EXPERT COMPANY, 1948 to 1956: Ohio/Texas Line clearing, chemical brush control, tree surgery, and large tree moving. MAJOR CONSULTING PROJECTS COMPLETED/IN PROGRESS O City of Portland, Bureau of Parks - Pier Park - Plaza Blocks - City Hall. O Nike World Headquarters Campus - North Campus Expansion, Beaverton, Oregon. O Westside Corridor Light Rail - Portland to Hillsboro. ® LDS Temple - Lake Oswego, Oregon. O Mentor Graphics World Headquarters Campus - Wilsonville, Oregon. O Oregon Department of Transportation/Washington County - Road Improvement projects. O Neabeck Hill Development - Philomath, Oregon. O Metropolitan Service District - Washington Park Zoo Renovation/Expansion. O State of Oregon - State Capitol Grounds - Oregon State University - PERS Building. O Clackamas County/City of Wilsonville/Tualatin }fills Park and Recreation District - Park Improvement Projects. O City of Beaverton - Road Improvements - Library. 0 Miscellaneous Construction Projects - Oregon and Washington. • • ROBERT MAZANY Page Two PRIMARY QUALIFIED EXPERIENCE AREAS O Tree Preservation/Protection Specification Preparation - Supervision - Monitoring. O Site and Plan Review Related to Arboricultural Concerns. O Therapeutic Tree Care Specification Preparation and Inspection. O Tree Casualty Loss Evaluation. O Tree Risk Assessment - Hazard Tree Evaluation. O Expert Witness Court Testimony. TECHNICAL EDUCATION O Texas A & M University - Horticulture O Oregon State University - Horticulture and Forestry O University of Oregon - Horticulture and Landscape Architecture O National Arborist Association Educational Programs O American Society of Consutling Arborists technical meetings since 1974 O International Society of Arboriculture technical meetings since 1961 O Western Chapter of the International Society of Arboriculture - Regional and annual technical meetings since 1961 O Pacific Northwest Chapter technical meetings since 1980 O People to People International - Member of Landscape Horticulture Delegation to Mainland China - October 1985 PROFESSIONAL MEMBERSHIPS 1978 - Present Professional Grounds Management Society 1974 - Present American Society of Consulting Arborists 1970 - Present American Forestry Association 1961 - Present International Society of Arboriculture 1980 - 1989 Chapter Representative to International Society 1982 - 1983 Pacific Northwest Chapter President (two terms, Founding Member 1980) 1998 Member by Invitation - Diplomate of the American College of Forensic Examiners GUEST SPEAKER AND /OR INSTRUCTOR O Pacific Northwest Chapter - Certification Review Board Member O International Society of Arboriculture - Western, PNW, Ohio, Atlantic and Texas Chapters O Portland Civil Service Commission Arboriculture Interview Panel Member O Portland Department of Parks & Recreation - High Climber Training O Oregon State University - Horticulture Classes and Short Courses O Clackamas Community College - Apprenticeship Training O Lane Community College - Horticulture and Forestry Classes O University of Oregon Landscape Architect Department O PCC (Rock Creek) - Horticulture/Arboriculture O Oregon State Extension Service Short Courses Additional project or reference information furnished; if required or requested • G-Eo Ec1J- 0 0 ADaPT Engineering, Inc. 17700 SW Upper Boones Ferry Road, Suite 100 Portland, Oregon 97224 • "0"- Tel (503) 598 -8445 • Fax (503) 598 -8705 t v, ,►. January 5, 2000 'ADaPT • Job No. OR99 -3290 Grim Logging Company P.O. Box 5930 Salem, Oregon 97304 Fax (503) 581 -7926 Attention: Don Grim RE: GEOTECHNICAL INVESTIGATION RAVENS RIDGE SUBDIVISION WASHINGTON COUNTY, OREGON This report presents the results of our geotechnical investigation of the proposed Ravens Ridge residential Subdivision in Washington County, Oregon. The purpose of our investigation is to evaluate subsurface conditions at the site and to provide geotechnical recommendations for site grading and construction of foundations, utilities, drainage, and new streets. Additional input is necessary for retaining walls and will be given in an addendum to this report. Our work was performed in accordance with ADaPT Engineering, Inc. proposal letter No. 99- P1081, dated December 23, 1999. BACKGROUND INFORMATION Project Information Location: The site is north of S.W. Bull Mountain Road between S.W. Starview Drive and S.W. Ridgefield Lane. It is accessed by a private drive between 132 and 133 Avenues in Washington County, Oregon (see Figure 1). Owner: The Grim Logging Company (see address above) Civil Engineer: Harris - McMonagle Associates, Inc., 12555 S.W. Hall Boulevard, Tigard, Oregon 97223 -6287. I Jurisdictional Washington County, Oregon Agency: I! SITE DESCRIPTION AND PROPOSED DEVELOPMENT The site, which contains about 7.85 acres, lies across a broad topographic nose on the eastern slope I of Bull Mountain. In years past, the site use was agricultural (potatoes, grazing, Christmas trees). Currently, the site is primarily a grassy pasture with a mix of Douglas fir and deciduous trees at the northern and southern extremities. The topography is gentle to moderate over most of the site with grades of between 10 and 16 percent. The wooded northern and southern portions of the property are somewhat steeper with grades of between about 25 and 33 percent. Drainage is generally to the east. There are no permanent bodies of water on the site (streams or ponds); however, an intermittent stream and wetland corridor is present at the south end of the site during the wet winter season. Existing structures on the property include a residence and detached garage, a storage shed, and a barn (see Figure 2). The site is proposed for development of 40 lots for single - family residences, and includes about 1,400 lineal feet of new streets, with 275 feet of private drive. The existing wood -frame structures on the site 1 Page 1 1 • • ADaPT Engineering, Inc. Job No. OR99 -3290 Ravens Ridge Subdivision ' will be removed. Proposed construction also includes 1,250 lineal feet of retaining walls and a 173 - foot long water quality swale. 1 REGIONAL GEOLOGIC AND SEISMIC SETTING The subject site is located on the eastern flank of Bull Mountain, one of several anticlinal structures within the Tualatin Basin. This basin is a broad northwest - trending syncline with faulting along its eastern margin where it meets the Tualatin Mountains (Portland Hills). Intrabasin faulting occurs along the north and east edges of Bull and Cooper Mountains. The Portland Hills are a northwest - trending zone of folded and faulted basement rocks that are cut by parallel and transverse high -angle faults and by southwest dipping thrust faults. Although numerous northwest- and northeast - trending faults have been mapped in the area, none have yet been shown to cut Holocene deposits. Some faults do cut Pleistocene rocks (Madin, 1990). 1 At least three major structural features capable of generating earthquakes that could impact the site are known to exist in the region. These include the Gales Creek - Newberg -Mt. Angel Structural Zone, the Portland Hills Fault Zone, and the Cascadia Subduction Zone. Gales Creek - Newberg -Mt. Angel Structural Zone The Gales Creek - Newberg -Mt. Angel Structural Zone is a 50- mile -long zone of discontinuous, NW- trending faults that lies about 12 miles southwest of the subject site. These faults are recognized in the subsurface by vertical separation of the Columbia River Basalt and offset seismic reflectors in the overlying basin sediment (Yeats et al, 1991; Werner et al, 1992). A recent geologic reconnaissance ' and photogeologic analysis study conducted for the Scoggins Dam site in the Tualatin Basin revealed no evidence of deformed geomorphic surfaces along the structural zone (Unruh, 1994). No seismicity has been recorded on the Gales Creek or Newberg Faults; however, these faults are considered to be potentially active because they may connect with the seismically active Mount Angel Fault and the 1 rupture plane of the 1993 M5.6 Scotts Mills earthquake (Werner et al. 1992; Geomatrix Consultants, 1995). Portland Hills Fault Zone 1 The Portland Hills Fault Zone is a series of NW- trending faults that vertically displace the Columbia River Basalt by 1,130 feet and appear to control thickness changes in late Pleistocene (approx. 1 780,000 years) sediment (Madin, 1990). The fault zone extends along the eastern margin of the Portland Hills for a distance of 25 miles, and lies about 6 to 7 miles northeast of the subject site. Geomorphic lineaments suggestive of Pleistocene deformation have been identified within the fault zone, but none of the fault segments have been shown to cut Holocene (last 10,000 years) deposits 1 (Balsillie and Benson, 1971: Conforth and Geomatrix Consultants, 1992). No historical seismicity is correlated with the mapped. portion of the Portland Hills Fault Zone, but in 1991 a M3.5.earthquake • occurred on a NW- trending shear plane located 1.3 miles east of the fault (Yelin, 1992). Although there is no definitive evidence of recent activity, the Portland Hills Fault Zone is judged to be potentially active (Geomatrix Consultants, 1995). - . Cascadia Subduction Zone 1 The Cascadia .Subduction Zone is a 680 - mile -long zone of active tectonic convergence where oceanic crust of the Juan de Fuca Plate-is subducting beneath the North American continent at a rate of 4.5 cm 1 per year (DeMets et al., 1990). Very little seismicity has occurred on the plate interface in historic time, and as a result, the seismic potential of the Cascadia Subduction Zone is a subject of scientific controversy. The lack of seismicity may be interpreted as a period of quiescent stress buildup between large magnitude earthquakes or as being characteristic of the long -term behavior of the subduction zone. A growing body of geologic evidence, however; strongly suggests that prehistoric 1 Page 2 1 • • ADaPT Engineering, Inc. Job No. OR99 -3290 Ravens Ridge Subdivision 1 subduction zone earthquakes have occurred (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). This evidence includes: (1) buried tidal marshes recording episodic, sudden subsidence along the coast of northern California, Oregon, and Washington, (2) burial of subsided tidal marshes by tsunami wave deposits, (3) paleoliquefaction features, and (4) geodetic ' uplift patterns on the Oregon coast. Radiocarbon dates on buried tidal marshes indicate a recurrence interval for major subduction zone earthquakes of 250 to 650 years with the last event occurring 300 years ago (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). The 1 inferred seismogenic portion of the plate interface lies roughly 50 miles west of the subject site. SITE GEOLOGY The site is underlain by Columbia River Basalt of Miocene age. Residual soil representing completely weathered basalt rock underlies the ground surface at general depths of between about 40 and 46 inches. No indication of hard rock was found in the tests pits to a depth of 10 feet. It appears likely ' that the depth of weathering throughout the site is well in excess of planned cuts and utility trenching. Near - surface soil units below the topsoil horizon consist of loess that appears to have been subjected to some transport and redeposition, an underlying mixture of completely weathered basalt rock fragments in a matrix of silt with some clay (colluvium), and residual soil from in -situ weathering of 1 Columbia River Basalt. SUBSURFACE CONDITIONS 1 Our description of subsurface conditions at the site is based on observations in 6 exploratory test pits located on Figure 2. The logs of test pits are presented in Appendix A. The site soils are discussed below. 1 Soils 1 On -site native soils consist of topsoil, loess, colluvium, and residual soil as described below. Topsoil — The topsoil horizon was observed in the test pits to range in thickness between about 9 and 14 inches. However, 9 inches appears to be an average thickness of most of the site. This soil unit generally consisted of dark brown to grey -brown silt with some organic debris and a trace of clay. It was moist and soft at the time of our investigation due to the wet, winter weather. 1 Loess - Available geologic mapping for the region indicates that a surficial blanket of loess with a thickness of greater than 5 feet should be present at elevations generally above 300 to 400 feet. Our test pit observations did encounter loess that may have been subjected to ' some erosion and transport; however, the maximum loess thickness recorded in out test pit logs ranges between about 16 and 18 inches. This soil unit is moisture sensitive, subject to seasonal changes in apparent strength, and subject to slumping on steep slopes when saturated. Colluvium — A soil unit below the loess consisting of mottled brown, light grey, and rust clayey silt was found throughout the site with a thickness ranging between 11 and 26 inches. ' This soil zone appears to be a colluvial mixture of the overlying loess and the underlying basalt rock debris. The rock fragments, which increase in percentage and size with depth, are completely weathered to brown clayey silt. This soil unit is stronger than the overlying 1 loess, and has a lower potential for slumping on steep slopes. Residual Soil - Residual soil is produced by in -situ weathering of the underlying parent basalt rock without lateral movement. At this site, the residual soil /weathered rock is 1 typically dark brown clayey silt with numerous residual fractures with black mineral staining. 1 Page 3 I • ADaPT Engineering, Inc. I Job No. OR99 -3290 Ravens Ridge Subdivision 1 In addition, the residual soil contains numerous fine veinlets that were formed by gas in the initial molten rock. The top of residual soil was found in the test pits to be between 40 and 46 inches below the ground surface. It is typically very stiff, and stable on steep slopes. I Fill Minor quantities of fill are present on the site. These primarily include driveway rock/gravel and landscape soils. 1 Groundwater None of the six exploratory test pits encountered any seepage of groundwater. The loess soil unit I appeared to have a higher soil moisture than the underlying colluvial or residual soils, and it appears likely that a shallow perched groundwater condition could develop temporarily at the base of the loess during seasonal periods of intense or prolonged precipitation. 1 SLOPE STABILITY For the purpose of evaluating slope stability, we observed the topographic features during a I reconnaissance of the property (Figure 2). The slope morphology over almost all of the site is generally smooth and uniform, consistent with stable slope conditions. No geomorphic evidence of deep- seated landsliding was observed, and none are anticipated to occur. In extreme cases on steep I slopes, the loess soil unit under very wet or saturated conditions may have a high potential for generating shallow slumping; however, it appears unlikely that these potential failures would be deeper than the observed depth of the loess (about 2.5 feet). The underlying colluvial and residual soils have moderate to high shear strengths, and corresponding lower potentials for slope failure. I The steeper areas along the wooded drainages at the northern and southern ends of the property were more thoroughly inspected for evidence of unstable slopes. The head of an incised drainage I trends east - northeast across the northern site boundary; however, this feature is not reflected by the topographic mapping in the area. A shallow slump feature is present on the south flank of this drainage in the approximate position sketched on Figure 2. An inspection of the wooded slope along the southern portion of the site found no evidence of unstable slopes. 1 CONCLUSIONS AND RECOMMENDATIONS I Our investigation indicates that the proposed residential development is geotechnically feasible, provided that the recommendations in this report are incorporated into the design and construction phases of the project. Cuts in excess of 3.5 to 4.0 feet are likely to encounter stiff residual soil; however, based on our observations at the site and experience at nearby sites, rock is not anticipated I to be encountered within normal utility depths of 10 to 15 feet. Benching and keying are recommended for engineered fill placed on native slopes inclined steeper than 20% grade. Appendix B . contains an checklist of soil testing and inspection procedures that are recommended to help I • guide the project to completion. We recommend that the drainage area along the northern site boundary be mapped in more detail. The map contours .do not appear to well represent actual site contours in this area. The slump feature - - --- I - on Figure 2 will require remediation. It may also have an impact on construction of the north retaining wall, subsequent fill placement, and development on Lot 5 and possibly Lot 6. I Ultra block or cast -in -place concrete retaining walls with maximum heights of about 10 to 16 feet are proposed along the bottom of fill slopes on Lots 4, and 36 through 38. These extreme heights with slopes above and below are briefly discussed in the Retaining Wall Section of this report. An addendum letter can be provided once a wall type is selected and preliminary designs are laid out. I 1 Page 4 • • ADaPT Engineering, Inc. Job No. OR99 -3290 Ravens Ridge Subdivision ' Slope Stability ' In our opinion, the potential for deep- seated failures on natural slopes with grades of Tess than 30 percent is relatively low. The thin layer of loess between topsoil and colluvium is moisture sensitive and relatively weak, with a potential for slumping. Because it could serve as a failure plane for any fill place over it, we recommend that it be entirely removed in areas of Engineered Fill. In addition, long shallow cuts through the loess parallel to topographic contours on grades in excess of 20 percent should be avoided. Site Preparation All areas to be graded should first be cleared of debris, trees, stumps, vegetation, etc., and all debris from clearing should be removed from the site. Organic -rich topsoil should then be stripped in construction areas or where fill is to be placed. We anticipate that an average stripping depth of 9 inches will be necessary to remove organic -rich topsoil. Deeper stripping, or tilling and root - picking, to depths of 1 to 2 feet may be necessary to remove large tree roots; an average stripping depth of 12 inches should be planned in forested areas. Stripped topsoil should be stockpiled only in designated areas and stripping operations should be observed and documented by the geotechnical engineer or his representative. The final depth of stripping will be determined on the basis of a site inspection after the initial stripping has been performed. Where stripped surfaces are to receive fill, the area should be ripped or tilled to a depth of 10 inches, moisture conditioned, root - picked, and compacted in -place prior to fill placement. Cut and Fill Design ' Engineered fill placed on native slopes inclined steeper than 20% grade and should be constructed on keyways and benches in accordance with the typical design shown in Figure 3. Keyways should be ' cut entirely in residual soil. Benches should be cut entirely below loess, be parallel to slope contours, and should be near horizontal. Because proper compaction of slope faces is difficult to achieve, we recommend that fill slopes be overbuilt horizontally by 3 feet and then trimmed back to finished grade. ' The lowermost bench or keyway (of each fill mass) should be excavated in residual soil, and include a subdrain consisting of a minimum 3 -inch diameter Schedule 40 or ADS Highway Grade, perforated, plastic pipe enveloped in a minimum of 4 ft per lineal foot of 2 " - % ", open, graded gravel (drain rock) wrapped with geofabric filter (Amoco 4545, Trevia 1120, or equivalent). A minimum one -half percent fall should be maintained throughout the drain and non - perforated pipe outlet. We recommend that ADaPT's geologists inspect benches and subdrains to verify proper field construction. For maximization of long -term stability, we recommend that constructed slopes have a maximum inclination of 2H:1V (50% grade).. Cuts less than 4 feet deep may be constructed to 1H:1V. (100% grade). ' Drainage • Surface water drainage should be directed away from future structures and slopes. Roof drain water should be carried to the street.. Recommendations for footing drains are presented in the Foundation section of this report. In storm water disposal systems are not recommended due to low permeability of the clayey silt soils. , 1 Retaining Walls The site grading plan (Figure 2) indicates a total of about 1,250 lineal feet of retaining walls with 1 maximum heights of 10 to 16 feet are to be constructed around the site (see Figure 2). Walls in ' Page 5 ' • • ADaPT Engineering, Inc. ' Job No. OR99 -3290 Ravens Ridge Subdivision ' excess of six feet in height located over slopes steeper than 30 percent grade and walls in excess of 4 feet in height located on slopes steeper than 40 percent on this site should be planned to be excavated to four feet below existing grade at their toe so that they totally bear on the residual soils. ' This is recommended for global slope stability beneath the retaining walls. Additional recommendations for bearing, friction, and lateral forces can be provided in an addendum once a wall type is selected and preliminary wall layout is complete. Rough Grading All grading for the proposed development should be performed as engineered grading in accordance with Appendix Chapter 33 of the 1997 Uniform Building Code (UBC) with the exceptions and additions noted herein. Proper test frequency and earthwork documentation usually requires daily observation and testing during stripping, rough grading, and placement of engineered fill. Imported fill material must be approved by the geotechnical engineer prior to its arrival on site. Oversize material greater than 6 inches in size should not be used within 3 feet of foundation footings, and material greater than 12 inches in diameter should not be used in engineered fill. Engineered fill should be compacted in horizontal lifts not exceeding 8 inches using standard compaction equipment. We recommend that engineered fill be compacted to at least 95% of the maximum dry density determined by AASHTO T -99 or equivalent (Appendix A). Field density testing should conform to ASTM D2922 and D3017, or D1556. All engineered fill should be observed and tested by the project geotechnical engineer or his representative. Typically, one density test is performed for at least every 2 vertical feet of fill placed or every 500 Kr, whichever requires more testing. Because testing is performed on an on -call basis, we recommend that the earthwork contractor be held contractually responsible for test scheduling and frequency. Earthwork is usually performed in the Summer months, generally mid -June to mid - October, when ' warm dry weather is available for proper moisture conditioning of soils. • Earthwork performed during the wet - weather season will probably require expensive measures such as cement treatment or imported granular material to compact fill to the recommended engineering specifications. Erosion Control The potential for adverse erosion during construction is low to moderate during the dry- weather season, and moderate to high during the wet - weather season. The erosion control plan formulated for the project by Harris - McMonagle Associated, Inc. should be followed precisely. We recommend that cut and fill slopes be seeded or planted as soon as possible after construction, so that vegetation has time to establish itself before the onset of the next wet - weather season. Excavating Conditions and Utility Trenches ' Based on the degree of rock weathering observed in our test pits at depths up to 9 feet, we anticipate , utility excavations to.;a depth of 15 feet below the ground surface will most likely be .feasible with standard excavating equipment. All deep excavations and shoring should conform to U.S. Occupational Safety -and Heath Administration (OSHA) regulations (29 CFR Part 1926). The majority of on -site soils appear to be ' OSHA "Type A" soils and the walls of temporary construction trenches are expected to stand vertical with only minor sloughing. PVC pipe should be installed in accordance with the procedures specified in ASTM D2321. The city of Tigard requires that structural trench backfill be compacted to at least 90% of the maximum dry density ' Page 6 1 • ADaPT Engineering, Inc. ' Job No. OR99 -3290 Ravens Ridge Subdivision ' obtained by AASHTO T -180 or equivalent. Initial backfill lift thickness for a % " -0 crushed aggregate base may need to be as great as 4 feet to reduce the risk of flattening underlying flexible pipe. Subsequent lift thickness should not exceed 1 foot. Typically, one density test is taken for every 4 vertical feet of backfill on each 200 - lineal -foot section of trench. If manufactured granular fill material is used, then the lifts for large vibrating plate- compaction equipment (e.g. hoe compactor attachments) may be up to 2 feet, provided that proper compaction is being achieved and each lift is tested. Use of large vibrating compaction equipment should be carefully monitored near existing structures and improvements due to the potential for vibration - induced damage. Anticipated Foundations The subject site is suitable for shallow foundations bearing on stiff, native residual soil and engineered fill. Foundation design, construction, and setback requirements should conform to Chapter 4 of the Council of American Building Officials (CABO) One and Two Family Dwelling Code. For maximization ' of bearing strength and protection against frost heave, spread footings should be embedded at a minimum depth of 12 inches below exterior grade. The recommended minimum widths for continuous wall footings are presented in Table 1. 1 Table 1 - Recommended Minimum Width of Continuous Spread Footings 1 Number of Stories 1 -Story Minimum Width of Continuous Spread Footings 12 inches 2 -Story 15 inches 3 -Story 18 inches The recommended allowable soil bearing pressure is 2,000 Ibs /ft for footings on stiff, native soil and ' engineered fill. A maximum chimney and column Toad of 40 kips is recommended for the site. For heavier Toads, a geotechnical engineer should be consulted. The coefficient of friction between on -site soil and poured -in -place concrete may be taken as 0.4 with no factor -of- safety added. The maximum anticipated total and differential footing movements (generally from soil expansion and /or settlement) are 1 inch and ' inch over a span of 20 feet, respectively. Excavations near foundation footings should not extend within a 1 H:1 V plane projected downward from the bottom edge of footings. Footing drains are recommended along the upslope sides of house foundations, but are not necessary around the entire foundation perimeter. Perimeter drains should consist of a minimum 3 -inch diameter Schedule 40 or ADS Highway Grade, perforated, plastic pipe enveloped in a minimum of 1 ft per lineal foot of 2 "- '/2", open, graded gravel (drain rock) wrapped with geofabric filter (Amoco 4545, Trevia 1120, or equivalent). A minimum one -half percent fall should be maintained throughout the drain and non - perforated pipe outlet. Surface water drainage should be directed away from structures. If possible, roof -drain water should be carried to the street. Y Pavement Design Table 2 presents our recommended minimum pavement section for dry- weather construction, based 1 on our experience with similar soils in the region. This design was formulated using the Crushed Base Equivalent method, a traffic index of 4.0, and is in general accordance with flexible pavement design methods prescribed by AASHTO for light -duty streets with a design life of 20 years. Generally, one 1 subgrade, one base°course, and one asphalt compaction test is performed for every 100 to 200 linear feet of paving. • 1 1 Page 7 1 ADaPT Engineering, Inc. ' Job No. OR99 -3290 Ravens Ridge Subdivision Table 2 - Recommended Minimum Dry- Weather Pavement Section ' Material Layer Minimum Thickness Compaction Standard (inches) 91% of Rice Density Asphaltic Concrete (AC) 3 AASHTO T -209 Crushed Aggregate Base 95% of Modified Proctor (%"-0 over 1'/�" 0) 2 over 8 ASTM D1557 or equivalent 95% of Standard Proctor Recompacted Subgrade Soil 10 ASTM D698 or equivalent Areas of native soil subgrade should be proofrolled. Any areas of deflection should be tilled to a depth of 12 inches, aerated, and recompacted in -place to 90% of the maximum dry density obtained by AASHTO T -180 or equivalent. ADaPT recommends that subgrade strength be verified visually by proof - rolling directly on soil subgrade with a loaded dump truck during dry weather and on top of base course in wet weather. During wet weather construction, soft areas that rut, pump, or weave by more than 1 /4 inch should be stabilized by excavation and rock replacement prior to paving. 1 If pavement areas are to be constructed during wet - weather conditions, the subgrade conditions should be reviewed by the project geotechnical engineer. Wet - weather pavement construction is likely 1 to require cement/lime treatment or a base rock section of 6 additional inches over geotextile fabric for adequate construction support and minimization of creation of soft spots. Seismic Design ' Probabilistic assessments of the seismic shaking hazard in Oregon predict that in the next 50 years bedrock underlying the subject site has a 10% probability of experiencing a peak ground acceleration (PGA) of 0.20 g, a 5% probability of experiencing a PGA of 0.27 g, and a 2% probability of experiencing a PGA of 0.38 g. We recommend that structures at the subject site be designed for a peak bedrock acceleration of 0.3 g in accordance with the minimum design requirements of the 1997 UBC. In our opinion, the UBC soil profile type that best models the site is "S Amplification seismic coefficients of Ca= 0.33 and Cv= 0.45 may be used in accordance with Sections 1630 and 1631 of the 1997 UBC for determining elastic design response spectra and base shear. Higher ground accelerations could occur at the site due to the occurrence of an earthquake larger than the design events chosen in the probabilistic analysis or due to localized amplification of seismic energy beyond the recommended coefficients. Nevertheless, the predicted values represent the average .experience at .sites in settings similar to the subject site; and are therefore, considered sufficient for seismic resistant design. - - In our opinion, the potential for liquefaction or liquefaction - related ground failure at the subject site .is - very low, and no special mitigating measures are recommended against liquefaction. 0 Page 8 1 r ADaPT Engineering, Inc. ' Job No. OR99 -3290 Ravens Ridge Subdivision INVESTIGATION LIMITATIONS AND GENERAL NOTES The opinions and recommendations contained within this report are not intended to be, nor should ' they be construed as, a warranty of subsurface conditions but are forwarded to assist in the planning and design process. If subsurface conditions vary from those encountered in our site exploration, ADaPT should be informed so that we may provide additional geotechnical recommendations, if necessary. The owner /developer is responsible for insuring that our recommendations are implemented by the project designers and contractors. Monitoring and testing by experienced geotechnical personnel should be considered an integral part of the construction process. We encourage review of this report by bidders as it relates to factual data only (i.e. test pit, boring, and laboratory data). Sincerely, 1 ADaPT Engineering, Inc. ,g PR OFe P e okGINfe j e N 7 JAMES a • a. c loll 01051 OREGON GeoLooisl v 44, 23. AgS F. James E. Pyne, R.G. James D. Imbrie P.E. C.E.G. Y P.E., Geologist Geotechnical Engineer Attachments: Figures 1 -3 ' Cc: Harris McMonagle Associates • 1 1 1 • 1 Page 9 1 r ADaPT Engineering, Inc. ' Job No. OR99 -3290 Ravens Ridge Subdivision 111 REFERENCES CITED Atwater, B.F., 1992, Geologic evidence for earthquakes during the past 2,000 years along the Copalis River, southern coastal Washington: Journal of Geophysical Research, v. 97, p. 1901 -1919. Balsillie, J.J. and Benson, G.T., 1971, Evidence for the Portland Hills fault: The Ore Bin, Oregon Dept. of Geology and Mineral Industries, v. 33, p. 109 -118. Carver, G.A., 1992, Late Cenozoic tectonics of coastal northern California: American Association of Petroleum Geologists -SEPM Field Trip Guidebook, May, 1992. DeMets, C., Gordon, R.G., Argus, D.F., Stein, S., 1990, Current plate motions: Geophysical Journal International, v. 101, p. 425 -478. Geomatrix Consultants, 1995, Seismic Design Mapping, State of Oregon: unpublished report prepared for Oregon Department of Transportation, Personal Services Contract 11688, January 1995. ' Madin, I.P., 1990, Earthquake hazard geology maps of the Portland metropolitan area, Oregon: Oregon Department of Geology and Mineral Industries Open -File Report 0 -90 -2, scale 1:24,000, 22 p. Peterson, C.D., Darioenzo, M.E., Burns, S.F., and Burris, W.K., 1993, Field trip guide to Cascadia paleoseismic evidence along the northern California coast: evidence of subduction zone seismicity in the central Cascadia margin: Oregon Geology, v. 55, p. 99 -144. Unruh, J.R., Wong, I.G., Bott, J.D., Silva, W.J., and Lettis, W.R., 1994, Seismotectonic evaluation: Scoggins Dam, Tualatin Project, Northwest Oregon: unpublished report by William Lettis and Associates and Woodward Clyde Federal Services, Oakland, CA, for U. S. Bureau of Reclamation, ' Denver CO (in Geomatrix Consultants, 1995). Werner, K.S., Nabelek, J., Yeats, R.S., Malone, S., 1992, The Mount Angel fault: implications of seismic - reflection data and the Woodburn, Oregon, earthquake sequence of August, 1990: Oregon Geology, v. 54, p. 112 -117. Yeats, R.S., Graven, E.P., Werner, K.S., Goldfinger, C., and Popowski, T., 1996, Tectonics of the Willamette Valley, Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 183 -222, 5 plates, scale 1:100,000. Yelin, T.S., 1992, An earthquake swarm in the north Portland Hills (Oregon): More speculations on the seismotectonics of the Portland Basin: Geological Society of America, Programs with Abstracts, v. 24, no. 5, p. 92. 1 1 • 1 1 Page 10 1 • • ` v ( / //,_, ° I I I_ /0 � �� II' j� % c. ,- , 1•:, 1 / 1- _a 1 i • g i J' I t1�.. �� /• �i9 '" T----___ � i t '3 X11 '� ,. � , .+Pry»+ , ■ I — -- — 1� 11111 ;ri s / r 1 - - - - - l V NORT - � ; , � � " r , i 1 „ , fi , f 4./:;.:--.....7...- � � � — -�`//::��'''I;j / ,, 0 11 • � a� 1 artivosw 1 47i , 1 , - �- -.- -.31 ,,`' :I/ -- // , ,��� = . Iv 1 ; v rN 7, — 1 1 , ii � � �I • AO � � ..�����'� � � / ,.. � - � � ifr , It s �lV \� �;;��' � ) � /�— � 2� cif' . rr---.. , ..v n om , . ' :---' -- Lilik.t.:V-'± - t Li:- -- 1-- :1(=---. /C`'' ifet ler- -_,;: ;._ ; , f .-_-" cs -- , ,k ... i �- - - ® —� fir -- ! �_� 1 riliViN � � � �1 17 i / Ir II ;^'°.�� v:�i'� I t 7 , r,, ---- Imo - _ - j > 111 i i r� � ��� % l . _,, •Il• ^ \ 600 Al ,, 1 1L -".\—- ,&,1( , ,o / NI-1 .. 24N1 - --- •=" -- : - _ -/t oilk- , -7-- I� �� \f 400 /'; �' / er i '\''-' 7,Si bs../ \4■,. N N." 1 4 .-r \-- ---, 1 \ 11.: Ire # _ oo ,�� / < < , V • , _ � i� ■ \�L� � .� � �rf rpo � � ' -- - -- j� f ti I TA .1 6‘ N....... _A,: 1 -- I I I / r I C I P N 1_ 11• 0104! . s , . A, ; 7 . . di Rrer 1 ''''',' ---"Ill_4,--------","" 4 : - _,t4 i. „...f,... 1, 1.. _ • .:.....,;.: _},111 i _f_ .,,AP."\I t„..4 Portion of USGS Beaverton, Oregon 7.5 Minute Quadrangle (Topographic) ° I 1961, Revised 1984 " I GRIM LOGGING COMPANY RAVENS RIDGE SUBDIVISION 1 SITE LOCATION MAP SCALE 1" = 2,000' 1 C1 =10' ADaPT JAN. 2000 FIGURE 1 N Z— M N a> 0 O m Z coo O z Q II o 0 y J : N O d N Z W W II I \ • 1. � , o '� c.) U NORTH � :•` I\ �,\ \ \. \ N N.\ • - -_� _ : ... ..._: uJ , : 1 > a y 1 ,.. ` \ \. • \ ,�w V . ..S � 5 "Sf{a_ -- -- c9 I 1 I .: 1' �'\ \\ \ IR 1�Fl R - : . *.?•-• v J ' v�a � EP i � ' ` a � 'f_ u D•.1 0AatlY ., { ! • i � 1 '\ \ \r . \ \ 26 \ \ T1r �t p ,- ` :e __ � ' .....LE • {e' .,.. �1 s 1 1 '� I �' 1 \` �'�- f mo w• ` \•\ \ \ .: • • c — TN- SA. ST' ,�, w1i . ___. SAP \ 1,1: 0 u • \ \ \ \ �.../ - __.... err + .� 1 .i. - N i .. • \.\ \`\ ,, .• • \ ;•:`.`,- I I 1. . . ";\:: � 1 a' • \..\--- \ • N . , ...1■511 1 141\ ‘,.., :\-- . ‹ . . \•.\ \ \ I \' \ ' \ Iii \ c 1 , ; • V � ' rfi • — \ \ \ ' ' c \ \ I , • IZ M i ��a �s "�[ t • . imam uhaVa- "1 14 To '11 - •''''' ...la s .s, \ -_-- • \: w , i'''.- ic:z; 41§ .1 • : \` , 7 \ I 1 ' U . I I I I SIR ' i1R - i W L. S � I 11111 ■ ) • • 1 I C3 I I I I ' 1 I i I 1 M /'I f • _ j 8 Avte. i • W 1 9 flR' /; I/, •II 12• ' 2 ∎; - J) $,i II a:r I'l ill , • i ' , I / i -.14: ' It ' /, pot = E. _a._ � `• w ��' "'F I / !• '7 ..� Ii n: '1'i� • • & ,6,. ' • d.!!i'• .. x� f'. a)► 7 r'7w i �IeEleirri n 8�� ®i ev ,� I ' _ �1. J ,. � ... „.p.'' .,P0 .1.7'; 4 '.''..•-., i' • • c',‘. „, ., :-;,-- r i i . 4,„,,. .. :../ • ,..4....:„.._ -.=....,. • • .: - t o . it ; - : , - i*4.v. 1 11$ . rV.p .../ _, __,.. --.. . ? 3 , . !' �/.•, • / : . 'W 702:e yJ w` u 4s /. ' , Si / /' ' /..7• A //� � — ..' . , _ ”— - -_ 1 : - - •••••• 'I • •/ ' i•• i , pig; . - 1,f5q , - '•1 ;:.. ;,.; " q'g / 4,- -.-- - -7.- 7 ,- , -;:.gq:_:- - :-; --- ■- --- ::: _ __ --_--. . . / / / � / ; ,R . .:� t c . SYOfiM DRA AGE E5M T.._� - .. /.: ! _ / // / �--"-? T -A' " -- . _ .. 1111 /' / / , : % -. - •' _ _: •t- ,. • ... . i•fi 11 I I I . �' i R T / EnsEuEwi ' . •— [• .- _ •-I -- --- - 510 • EK " ROCK LINED: A1 '3 5.,_ 4•-1- ; I ;• 1 11 I : ._ r ; \ ;� - --;rte . 10 \ 'F•- _ C>• %3 ' °• SW ST\ARVIEW DRIVE - I - . ' • • I I • \\ �r + I I 11 • .‘,'...1...':::, lv. .•P te r( I d . • I i c . I / I r. I • { • • • MI NM OM w Mil r i OM r 011l 1111111 MI 111111 MI IMO • MN MI r 1 . _ ADaPT Engineering, Inc. I 17700 SW Upper Boones Ferry Road, Suite 100 FILL SLOPE DETAIL Portland, Oregon 97224 Tel: (503) 598 -8445 Fax: (503) 598 -8705 Project: Ravens Ridge Subdivision 1 I Job No. OR99 3290 FIGURE 3 Tigard, Oregon 1 TYPICAL KEYWAY, BENCHING & FILL SLOPE DESIGN 1 1 Original Ground 3 -Foot Horizontal Overbuild I Final Fill Slope Face (2H:1V max.) - 1 . / , __ ___ Engin F Residual Soils / i s.-- - ....... H 1 Native Benching - _ ` Benching Keyway `\ g Native Yw Y 1 1 ► I H/2 (10 ft min.) 1 Keyway Subdrain 1 1 H /10 (1 ft min.) 1 Date: 12/8/99 Drawn by: PAC 1 . • ADaPT Engineering, Inc. Job No. OR99 -3290 Ravens Ridge Subdivision APPENDIX A FIELD EXPLORATIONS, SAMPLING, AND LABORATORY TESTING On December 30, 1999, six exploratory test pits were excavated on the subject property to depths of 6.0 to 10.0 feet at the locations shown on Figure 2. An ADaPT Geologist evaluated and logged the test pits with regard to soil type, moisture content, relative strength, groundwater content, etc. and collected representative samples for laboratory analysis. Logs of the test pits are presented in this Appendix. The test pits were excavated with a 4 -ton Takeuchi trackhoe operated by Earth Explorations, Inc. of Beaverton, Oregon using a 22- inch -wide bucket. All excavations were backfilled immediately after completion of logging and sampling. Minimal compactive effort was applied to the test pit backfill. 1 Classification, Moisture Content, and Unit Weights Soil conditions were evaluated, described, and classified in accordance with the Unified Soil 1 Classification System and the Oregon Department of Transportation Soil and Rock Classification Manual. No natural moisture samples were collected. Maximum Dry Density /Optimum Moisture Content One compaction test was performed on a bulk sample to determine the moisture - density relationship of the native earth materials on the subject site. The test was performed in accordance with AASHTO T -180. The results obtained may be compared to field dry densities for evaluating relative compaction of fill and in -place native material. The test results are summarized in Table Al. TABLE Al - Compaction Test Results Material Description /Location Maximum Dry Density (Ibs /ft') Optimum Moisture Content Clayey SILT (ML) / TP -6 @ 2.0 to 102.9 19.5% 2.5 feet 1 1 1 1 1 1 ' Page 11 1 • • _ ADaPTS Eng, Inc. 17700 SW Upper Boones ineering Ferry Portland, Oregon 97224 Road, Suite 100 TEST PIT LOG Tel: (503) 598 -8445 Fax: (503) 598 -8705 I Project: Ravens Ridge Washington County, OR. Job No. OR99 3290 Test Pit No. TP -1 zii . E. - �N^ N rx -''2 °= a �, o .N • s Material Description o a E Via," 20 � a CO 0 m I • — Dark brown silt with a trace of clay, moist, soft, some fine organic debris - - - - and grass - roots -(9 "Topsoil)- 1- 1.0 — 1.5 Light brown silt with some clay, finely micaceous, moist, soft (Loess) •2 _ 0.75 Mottled light grey, brown, and rust clayey silt with numerous inclusions 1 3- 3 . 0 of basalt fragments that are weathered to dark brown silt with some clay; fragments increase in size with depth; moist, stiff to very stiff >4 _5 _ _ _ _ (Coltuvium)_ 4— . • 1 — Brown silt with a trace of fine sand and some clay, black mineral stains 5— on residual fractures, numerous fine veinlet, moist, very stiff (Residual Soil). 1 6— >4.5 • 7 . 8— Residual soil similar to above, very stiff. 1 — >4.5 9 — Test pit completed at 9.0 feet, I 10- No groundwater encountered, Test pit walls appear stable, 11— No evidence of color change or rock. 1 — 12— r 13 14— • ' • : — 15 . 16— 1 17— _ 1 LEGEND o Date Excavated: 12/30/99 s cal. d de Logged By: Ed Pyne Bucke e 700 to °0° • _ ,- Surface Elevation: 499' I Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 1 0 0 ADaPT Engineering, Inc. ' 17700 SW Upper Boones Fe rry Portland, Oregon 97224 Road, Suite 100 TEST PIT LOG Tel: (503) 598 -8445 Fax: (503) 598 -8705 I Project: Ravens Ridge Washington County, OR. Job No. OR99 -3290 Test Pit No. TP -2 ;, - , a) Y c I � N� T y N o O �E� �c 2 « NN D a c ° E 2� �g � 3 Material Description d t o 0 U m I Dark grey -brown silt, trace of clay, some fine organic debris and grass roots, moist, soft (9" Topsoil) . - 1 — 1.25 I — 0.5 Light brown micaceous silt with some clay, moist, soft (Loess) 2— _1_Q _ 2.5 I —_ 3.5 Mottled brown, Tight grey, and rust clayey silt with numerous completely 3 >4.5 weathered fragments of basalt, moist, med. stiff to very stiff (Colluvium) 4- - >4.5 Brown silt with a trace of very fine sand and some clay, moist, very stiff, 5— numerous fine veinlets (Residual Soil) 1 6— II 7- - >4.5 Residual soil similar to above 8— ' 9 Test pit completed at 8.5 feet, — No groundwater encountered, I 10- Test pit walls appear stable, No rock found. 11— ' 12- 1 13 1 14— _ 15 . • 16 I 17 1 LEGEND o Date Excavated: 12/30/99 � Gal e de ® Logged By: Ed Pyne 1.000. e Surface Elevation: 485' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 1 • - > _ ADaPT Engineering, Inc. I 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG IP Portland, Oregon 97224 ` • Tel: (503) 598 -8445 Fax: (503) 598 -8705 I Project: Ravens Ridge Washington County, OR. Job No. OR99 -3290 Test Pit No. TP -3 .- a T c C I z E H 0) �N a o E c o. .0a y f0 o a- o E a,---- o, Material Description CD CL Cr) 0 m 1 - Dark grey -brown silt with some clay, some fine organic debris and grass 1— roots, moist, soft (14 Topsoil) - - - - - -- - - - - - - - - - - - - - - - 2.0 _ _ Light tan silt, moist, soft (Loess) _ 2— 3.5 _ Mottled brown, Tight grey, and rust clayey silt with numerous inclusions >4.5 of completely weathered basalt, moist, stiff to very stiff (Colluvium) 1 3 - - -- - -- - - - -- -- - - - - - - 4— — >4.5 Brown silt with a trace of fine sand and some clay, moist, very stiff, 5 _ numerous fine veinlets (Residual Soil) 1 6- 7— Residual soil similar to above, very stiff. 1 >4.5 8— ' 9— Test pit completed at 8.5 feet, No groundwater encountered, I 10- Test pit walls appear stable, No rock found. 11— 12— I 13 14 15 1 16— . LEGEND o Date Excavated: 12/30/99 loo to Bucket ae Logged By: Ed Pyne 1.000 c d Surface Elevation: 501' 1 Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 1 • • A Portland, Oregon 97224 DaPT Engineering, Inc 1 17700 SW Upper Boones F erry Road, Suite 100 TEST PIT LOG Tel: (503) 598 -8445 Fax: (503) 598 -8705 I Project: Ravens Ridge Washington County, OR. Job No. OR99 -3290 Test Pit No. TP-4 iii a y C a ' - _ a w I.?:-. ` ^ m� N n o_ o r n0 � .N `° o a-''E E z 2 0 Material Description a v m I — Brown silt with a trace of clay, some fine organic debris and grass roots, moist, soft (11" Topsoil) 1 -- -- • - - I -- 0.5 2— 2.25 Light brown micaceous silt with some clay, moist, soft (Loess) ' 3— 3.0 Mottled brown, grey, and rust clayey silt with inclusions of completely weathered basalt,. rooist >4.5 4 — Brown silt with a trace of fine sand and some clay, moist, very stiff, — numerous fine veinlets (Residual Soil) 5— II 6— 1 7 _ >4.5 Residual soil similar to above. 8— ' 9— Test pit completed at 8.5 feet, No groundwater encountered, I 10- Test pit walls appear stable, No rock found. 11— 12— 13 . 1 14_ --;--;.• 15— . ' 16— I 17— y LEGEND . • 1 Date Excavated: 12/30/99 y` ucke �ee ® ' Logged By: Ed Pyne loo to Bucke 1.000 • d ,. II — Surface Elevation: 494' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment I • • - > _ ADaPT Engineering, Inc. 1 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland, Oregon 97224 Tel: (503) 598 -8445 Fax: (503) 598 -8705 I Project: Ravens Ridge Washington County, OR. Job No. OR99 -3290 Test Pit No. TP -5 _, _ N T o C I N „, T r -'&-) N� O t 0 m N ( n N E y kIii o a 2 o a E C Material Description a`" 0 �U m g a I _ Brown silt with a trace of clay, some organic debris and grass roots, 1 _ moist, soft (12" Topsoil) I — 1.25 2— Light brown micaceous silt with some clay, moist, soft (Loess) 1.25 _ 3 _ 4.0 1 _ >4.5 Mottled brown, light grey, and rust clayey silt with abundant completely weathered basalt fragments, moist, stiff to very stiff (Colluvium) 4 Brown silt with a trace of very fine sand and some clay, black mineral stains on residual fractures, numerous fine veinlets, moist, very stiff 5 ^ (Residual Soil) 1 6- 1 8— 1 9— Residual soil similar to above but change to reddish -brown below — >4.5 9.5 feet, moist, very stiff 1 10 Test pit completed at 10.0 feet, 11— No groundwater encountered, 1 — Test pit walls appear stable, 12— No rock found. 1 13 14- 1 15 • k 1 16— . • 1 17— • • . . LEGEND o 1 Date Excavated: 12/30/99 o e u�et fe ® Logged By: Ed Pyne _ . 1,000 . _ Surface Elevation: 533' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 1 • • ADngiin, n I 17700 aPT SW E Upper neer Boones gI Ferry Portland, Oregon 97224 Road, Suite 100 TEST PIT LOG Tel: (503) 598 -8445 Fax: (503) 598 -8705 I Project: Ravens Ridge Washington County, OR. Job No. OR99 -3290 Test Pit No. TP -6 _ N _T o c U o 2 N N in N E N C CO C = a o Material Description o a ' ° E `a• 2 0 EL u) U m I — Dark grey -brown silt with some clay and fine organic debris, moist, soft ( Topsoil) - 1 — Light brown micaceous silt with some clay, moist, soft (Loess) I -- 0.5 2— - - -- - -- - - - - - - -- - -- - 2.0 Mottled brown, grey, and rust clayey silt with numerous inclusions of 1 3 completely weathered basalt fragments, moist, stiff to very stiff 4.5 (Colluvium) 4 — >4.5 Brown silt with a trace of very fine sand and some clay, black mineral — stains on residual fractures, fine veinlets throughout, moist, very stiff 5— (Residual Soil) 161 — > 4.5 T pit completed at 6.0 feet, 1 7-- No groundwater encountered, Test pit walls appear stable, 8— No rock found. 9— ' 10= 11— ' 12— f 13 14— • 15 " --" 16— .. • . . . • 6 . 1 17 1 LEGEND — Date Excavated: 12/30/99 o �' 5 oat. de d ® Logged By: Ed Pyne ' t00 to Bucket e _ 1 1.000 • — Surface Elevation: 522 Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 1 • • ADaPT Engineering, Inc. I Job No. OR99 -3290 Ravens Ridge Subdivision 1 APPENDIX B II CHECKLIST OF RECOMMENDED SOIL TESTIING & INSPECTIONS I Item Procedure Timing By Whom Done N o. 1 Preconstruction meeting Prior to beginning site Contractor, Developer, Civil I work and Geotechnical Engineers 2 Stripping, aeration, and root- During stripping picking operations Soil Technician I 3 Benching and subdrain Prior to filling Engineer, Geologist, installation or Senior Technician I 4 Compaction testing of engineered During filling, tested every fill (90% of Modified) 2 vertical feet per lot Soil Technician 5 Compaction testing of trench During backfilling, tested I backfill (90% of Modified) every 4 vertical feet for Soil Technician every 200 lineal feet 6 Street subgrade compaction Prior to base course every 1 (90% of Modified) 200 lineal feet Soil Technician 7 Base course compaction Prior to paving, tested (95% of Modified) every 200 lineal feet Soil Technician I 8 AC Compaction During paving, tested (91% of Rice) every 200 lineal feet Soil Technician. I 9 Final Geotechnical En Completion of project Geotechnical Engineer ineer's certification 1 1 1 . 1 1 • 1 1 Page 12 • • ./(8/qqq--,a00). PROJECT: RAVEN RIDGE 1/5/00 J.O.H. SUBJECT: WATER QUALITY SWALE DESIGN raven.xls CRITERIA: a. Storm event of 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours this results in a rainfall intensity of 0.09 inches/hour. b. Maximum design depth = 0.5 foot c. Velocity = 0.90 fps (max) ! 5 J c (� d. Slope = 0.015 ft/ft (min) - e. Mannings "n" = 0.25 L ► i 1_ 70CC f Side slopes in treatment area = 4:1 g. Hydraulic residence time = 9 minutes — — IMPERVIOUS AREA Street impervious area 44;802: sq. ft. Private Dr. Tract impervious area :: sq. ft. Lot impervious area= 39 lots x 2,640 sf/lot 102;960 sq. ft. (40 new lots - 1 ex. Homesite) Total impervious area 3.45 acres DESIGN FLOW - O Q = CiA Where: Qd = flow rate in cubic feet/second (cfs) C = runoff coefficient = 0.95 i = rainfall intensity in inches /hour = 0.09 A = area in acres = 3.45 = 0.30 cfs SWALE SIZING Slope Bottom Width Mannings Side Slopes Flow Depth (ft/ft) (ft) "n" h:v (ft) 0:015:. 4 00 0.25 4.00 0.24 : SWALE HYDRAULICS Q Velocity Flow Area Wp R (cis) (fps) (s9• ft-) (ft) (ft) 0.30 0.25 1.19 5.98 0.20 SWALE LENGTH Length of swale for 9 minute residence time = 134 1.f. 1 • • - C ITYOFTIIIARD. r x tilEiiPPLICATIONCONFERENCENOTES' Cr vfror.�ta .ORVIOn µ� :. - i nmuiutyOe = ,(Pre = Application Meeting Notes are Valid for Six [61 Months) -; RESIDENTIAL PRE -APP. MTG. DATE: 97 rf STAFF AT PRE -APP.: j 6 APPLICANT: /2,-v7 6 r(A. AGENT: Phone: (so31 �/ 2 O Phone: ( l PROPERTY LOCATION: ADDRESS /GEN. LOCATION: TAX MAP(Sl /LOT #ESl: e 2 51:0gA6 /0'2, / Wok NECESSARY APPLICATION'S]: PROPOSAL DESCRIPTION: yd �" �e� COMPREHENSIVE PLAN MAP DESIGNATION: ZONING MAP DESIGNATION: C.I.T. AREA FACILITATOR: PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE;fe sq. ft. Average lot width: 60 ft. Maximum building height: Setbacks: Front /-' c Side ,.S ft. Rear frft. Corner fe ft. from street. MAXIMUM SITE COVERAGE: 2?) % Minimum landscaped or natural vegetation area: 2 (Refer to Code Section 18.57e 7 1 • ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 -foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% times the average width, unless the parcel is less than 1% times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.810.060) CITY OF TIGARD Pre - Application Conference Notes Page 1 0110 Residential APO Ilatlea/Piaaniag Division Sealao • • SPEC PECIAL SETBACKS > Streets: feet from the centerline of ➢ Flag lot: A ten (10) -foot side yard setback applies to all primary structures. > Zero lot line Tots: A minimum of a ten (10) -foot separation shall be maintained between each dwelling unit or garage. • > Multi- family residential building separation standards apply within multiple - family residential developments. (Refer to Code Section 18.730) • ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on Tots less than 2.5 acres in size. Five (5) -foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures' setback requirements] y SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are REQUIRED to complete- and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval /reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Surveyor's Office: 503 - 648 -88841 FLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 1% STORIES or 25 feet, whichever is less in most zones; 2% stories, or 35 feet in R -7, R -12, R -25 or R-40 zones provided that the standards of Code Section 18.730.010.C.2. are satisfied. RESIDENTIAL DENSITY CALCULATION (See example below] The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: > Land within the 100 year floodplain; ➢ Slopes exceeding 25 %; ➢ Drainageways; and ➢ Wetlands for the R -1, R -2, R -3.5, R-4.5 and R -7 zoning districts. Public right -of -way dedication: ➢ Single- family allocate 20% of gross acres for public facilities; or ➢ Multi- family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. (Refer to Code Chapter 18.7151 (EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R -12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single -Family Multi- Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq. ft. (20 %) for public right -of -way 6.534 sq: ft. (15 %) for public right -of -way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) - 3.050 (minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre * The Development Code requires that the net site area exist for the =whole dwelling unit NO ROUNDING UP IS PERMITTED. * Minimum Project Density M 80% of the maximum allowed density. TO DETERMINE THIS STANDARD. MULTIPLY THE MAXIMUM NUMBER Of UNITS BY.8. CITY Of TIGARD Pre - Application Conference Notes Page 2 of 10 fesideotlal Applkadoo/Niaalog 0 Mslaa Section • • BLOCKS The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right -of -way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre - existing development. When block lengths greater than 600 feet are permitted, pedestrian /bikeways shall be provided through the block. [Refer to Code Section 18.810.090] FUTURE STREET PLAN AND EXTENSION OF STREETS A FUTURE STREET PLAN shall: ➢ 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 boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. Meier to Code Section 18.810.030.FJ ,PARKING AND ACCESS ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single- family Requires: One (1) off - street parking space per dwelling unit; and One (1) space per unit Tess than 500 square feet. ➢ Multiple - family Requires: 1.25 spaces per unit for 1 bedroom; • 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi- family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND /OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. [Refer to Code Section 18.705 a 18.7651 BICYCLE RACKS BICYCLE RACKS are required FOR MULTI - FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. [Refer to Code Section 18.7651 CITY OF TIGARO Pre - Application Conference Notes Page 3 of 10 Issideatlal lgpllcatloa/Plaaala0 DlNaloa Scala • • ACCESS WAYS Minimum number of accesses: Minimum access width: Maximum access width: Minimum pavement width: REQUIRED WALKWAY LOCATION • Within all ATTACHED HOUSING (except two- family dwellings) and multi - family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN. SPACE AND RECREATION FACILITIES. [Refer to Code Section 18.7051 *CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT AT ROAD /DRIVEWAY, ROAD /RAILROAD, AND ROAD /ROAD INTERSECTIONS. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. [Refer to Code Chapter 18.7951 BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS ALONG CERTAIN SITE PERIMETERS. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. [Refer to Code Chapter 18.7451 The REQUIRED BUFFER AND SCREENING STANDARDS that are applicable to your proposal area are as follows: along the north boundary. along the east boundary. along the south boundary. along the west boundary. STREET TREES STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than '100 feet in length. Street trees must be placed either within the public right -of -way or on private property within six (6) feet of the right -of- way boundary. Street trees must have a minimum caliper of at least two(2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.705, 18.745 818.7651 CITY OF fl6ARN Pre - Application Conference Notes Page 4 of 10 fasldeatlal aoolintlaa/Plaaalop Division Section • 0 ' TREE REMOVAL PLAN REQUIREMENTS . A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the city; D Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: * Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; . b Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; b Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; b Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; D Identification of all trees which are proposed to be removed; and D A' protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. [Refer to Code Section 18.790.030.CJ MITIGATION REPLACEMENT OF A TREE shall take place according to the following guidelines: D A replacement tree shall be a substantially similar species considering site characteristics. D If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance • with the following formula: b The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property; and ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. . IN -LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. [Refer to Code Section 18.790.060. CITY Of TICARD Pre- Aonlicatioa Conference Notes • Page 5 of 10 fesidegUal Appltcatloo/Piaaoing Division Section . • • SIGNS SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Altematively, a Sign Code Adjustment application may be filed for Director's review. (Refer to Code Chapter 18.1801 XSENS LANDS MVE The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100 -YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 %, OR ON UNSTABLE GROUND. Staff will attempt to preliminarily identify sensitive lands areas at the pre - application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas. and their boundaries. is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Chapter 18.1151 4 STEEPSL0rES � When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Sections 18.775.080.C.2. and 18.775.080.0.3. UNIFIED SEWERAGE AGENCY (USA] BUFFER STANDARDS, RESOLUTION AND ORDINANCE (R & Of 96-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: THE VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 FEET WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25% of the length of the vegetated corridor within the development or project site can be Tess than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated comdor, EXCEPT AS ALLOWED AS FOLLOWS: CITY OF TIGARO Pre - Application Conference Notes Page 6 of 10 Residential aoolication/Plannlug Rhdsloa Section • • ➢ A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than ten (10) feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and ➢ WATER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R a 0 96-44 /USA Regulations - Chapter 3, Design for SWIM ATER RESOURCES OVERLAY DISTRICT THE WATER R'tSOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows . reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; presie native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats,; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: THE WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin, River, which is also a "fish- bearing stream," has an average annual flow of more than 1,000 cfs. , Major Streams: \ Streams which are mapped as "FISH - BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than \1,000 cubic feet per second (cfs). ➢ MAJOR STREAMS IN TIGARD INC UDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTA Y CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH- BEARING STREA S" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer 6 ek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the alatin River. Riparian Setback Area: THIS AREA IS MEASURED HORIZONTALLY FROM A PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP -OF- BANKS, OR THE EDGE OF A ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparia corridor boundary". in OAR 660-23 - 090(1)(d). ➢ The standard Tualatin River riparian setback is 75 feet, uritess modified in accordance with this chapter. CITY OF TIGARD Pre - Application Conference Notes Page 1 of 10 Residential Appuca loa/Plaanlaa Melon Section • • • • D The major streams riparian setback is 50 feet, unless modified in accordance with this chapter. D Isolated wetlands and minor streams (including adjacent wetlands) have no riparian setback; however, a 25 -foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. (Refer to Code Section 18.191.0301 Riparian Setdack Reductions The DIRECTOR MAY APPROVE A SITE - SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and /or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. To be ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.050.0 that . demonstrates all of the following: D Native plant species currently cover less than 80% of the on -site riparian corridor area; D The tree canopy currently covers less than 50% of the on -site riparian corridor and healthy trees have not been removed from the on -site riparian setback area for the last five (5) years; D That vegetation was not removed contrary to the provisions of Section 18.797.050 regulating removal of native plant species; D That there will be no infringement into the 100 -year floodplain; and D The average slope of the riparian area is not greater than 20 %. (Refer to Code Section 18397.1001 cHARRATIVE VVNN The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CODE CHAPTERS /18.795 18.330 ! 18.390 18.520 18.715 18.765 18.350 _ 18.420 _ 18.530 _ 18.730 _ 18.775 _ 18.797 18.360 _ 18.430 _ 18.620 18.745 18.780 _ 18.800 _ 18.370 V 18.510 _ 18.705 18.755 V 18.790 IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include impact study with their 'submittal package. • The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Sections 18.390.040 and 18.390.050) CITY OF TIGARD Pre - Application Conference Notes Page 8 of 10 Iasideatlal Aopliatloa/Plaaalap Olulsloa Sactloa • • NEIGHBORHOOD MEETING The APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout conceming site posting and the meeting notice. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. (Refer to the Neighborhood Meeting Handout) BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre - application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash /recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625 -6177. (Refer to Code Chapter 18.155) ADDITIONAL CONCERNS OR COMMENTS: G / A / Fire �'.- Ic I tom, M �, ,1)..u1. // r ./t 'I'll ...A �e- l ✓a i. 41;),:e j ' to 3 3 • ( -) - Px /PPt(J �� 1�7J G JNJ V /NP f,IONK Q( / •tr LI F < 902.2., 0) t •v*D(g6t4 i( _e Aa ile 1'0 D. rvved e poid t D.P. c✓r•� »,1 r ?tip e a J- CP t /y +». v PUJ P.J. / } .y -DL.. / v D - ice U!+ - "O eVVI d / 14 I L IDO, fr/ f /"caur 1./ CITY OF TIGARD Pre Aiiplicatioa Conference Notes Page 9 of 10 les deutial Mpllcatioo/Plaaalap ONION Section • PROCEDURE Administrative Staff Review. - — Public hearing before the Land Use Hearings Officer. • Public hearing before the Planning Commission. _ Public hearing before the Planning Commission with the Commission making a ' recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted b mail or dro • • ed off at the counter without Plannin • Division acce stance ma be returned. A • • Iications will NOT be acce • ted after 3:00 P.M. on Frida s or 4:30 on other week days. a • s submitted with an a • • lication shall be folded IN ADVANCE to 8.5 b 11 inches. One 1 8'A" x 11" reduced scale site plan of the proposed project should be submitted for attachment to the staff report or Administrative Decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A ten (10) business day, public appeal period follows ,all land use decisions. An appeal on this matter would be heard by the Tigard ;�'. -,a-e/e 2� - -' . A basic flow chart which illustrates the review process is available fromGthe Planning Division upon request. This pre - application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. ADDITIONAL PRE - APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE - APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF . MORE THAN SIX (6) MONTHS FOLLOWING THIS PRE - APPLICATION CONFERENCE, (unless • deemed unnecessary by the Planning Division). / _/ PREPARED BY: _ti' CRY OF TIt t ' ,t ' RSON 'G PRE -APP. MEETING PHONE: (503) 639 -4111 FAX: (503) 684 -7291 E-MAIL: (staffs first name) @ti.tigard.or.us TITLE 18 (CI1Y OF TIGARD'S COMMUNITY DEVELOPMENT CODEI INTERNET ADDRESS: ci.6gard.or.us i:\curpin masters\revised\preapp -.mst (Engineering section: preapp.eng)\ Updated: Jun. 7. 99 CITY OF TIGARD Pre - Application Conference Notes Page 10 0110 Residential Application/Planing ONIsloa Section • • • PRE- APPLICATION -CONFERENCE NOTES Ale ➢ ENGINEERING SECTION Q c Oregon Development Shaping .11 Better Community • 2-C cl Ab PUBLIC FACILITIES «O 200 < 1000 The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right -of -way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights -of -way to the ultimate functional street classification right -of -way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right -of -way dedication for: (`) ro kA.) k ,tws t to 4 • feet f 7fGt`" (✓r -ttc F! 1. to feet fferreen ertme. ) to feet from centerline. ( ) to feet from centerline. ARP C M-rs( At-N el6CA 4 ' I t..J lifigN AIJ AtS( eAQCC1. "CP '1H6 (■0 lu sP _ "t f•uk' -f? T s Street improvements: ( ►� (=vim street improvements will be necessary along 5 V 11 t LA to include: [' Z feet of pavement c.443 - [concrete curb [astorm sewers and other underground utilities 5 -foot concrete sidewalk [r street trees street signs, traffic control devices, streetlights and a two -year streetlight fee. CITY OF T16ARD Pre- Applleatlon Conference Notes Page 1 of 6 Fn glueertng Department Section ( 2 11 - Fu..- strellknprovements will be necessary alo *SVJ ncde, flest) to include: Er 24 feet of pavement 6%44. r. � ��{- s ■dt [co ncrete -curb [storm sewers and other underground utilities c -foot concrete sidewalk street trees E}street signs, traffic control devices, streetlights and a two -year streetlight fee. ( ) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two -year streetlight fee. ( ) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground_ utilities ❑ -foot concrete sidewalk El street trees ❑ street signs, traffic control devices, streetlights and a two -year streetlight fee. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non - remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) ( ( ) Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in -lieu of undergrounding can be paid. This requirement is valid even if the utility lines CITY of TIGARD Pre - Application conference Motes Page 2 of 6 Engineering Department Section are on the opposit.le of the street from the site. If thile in -lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW . Prior to , the applicant shall either place these utilities underground, or pay the fee in -lieu described above. Sanitary Sewers: CD " LA The nearest sanitary sewer line to this property is a(n) €3 uN►s inch line which is located (C) VJww►�. € L... C� 'Dc4SF.4 -..0. ha . . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to 6 t-JP *-wc. 1 ►Jro A - i(2- '( gm 172 czyro6 bit -co AOJAceki 1' eve Water Supply: 6A% The CI-LA - Phone:(503) 1.9Vt 411 I provides public water service in thg area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526 -2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water . runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub -basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. %N T4.I 6 RG64)1 . • Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R &O 91 -75) which requires the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from CITY OF TIGARD Pre- ApplcatIon Conference Notes Page 3 of 6 Engineering Department Section • • newly created impervious afaces. The resolution contains a p sion that would allow an applicant • - - to pay a fee in -lieu of consTructing an on -site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in -lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: (-I( Construction of an on -site water quality facility. ( ) Payment of the fee in -lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. • ?laaSeitt-r) tvn,rrr zENTX1.) . OP-- Pia A Der" Lep. s J 4c j it Mfg..04; wt T a[4464_, ` CSC sC. S Pt2O JIM> 13 Scwieita - t a m SIP G t < - 1 1 c , - 1 A - c e L l 1Arrozur g r A e r e.4> . ILLS - - s R 1.c, usV PA - m4.1 PR- Au— slT<eS - AND 4otiS1 --CDPDG.1Z+4PFa./ S e.. - TRAFFIC IMPACT FEES In 1990, Washington County adopted a county -wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit: Deferral of the - payment until occupancy is permissible only when the TIF is greater than $5,000.00. PAy • PERMITS Engineering Department Permits: Any work within a public right -of -way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right -of -way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. CITY Of TIGARD Pre- AOpNcatlon Conference Notes Page 4 of 6 Engineering Department Section In addition, the peilltee will be required to post a borlir similar financial security for the .. work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility Tine extensions, street improvements, etc. In subdivisions, this type of permit also covers all 0 grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer /Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503 -639 -4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi - family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on -site preparation, grading and utility work. Horne builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi - family buildings. It covers all work necessary for building construction, including sub - trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been retumed by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and retum a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing • that may also be required. Contact the Development Services Counter for more information. CITY OFTIGARD Pre - Application Conference Notes Page 5 016 Engineering Oeputment Seetton • GRADING PLAN REQUIREMENTS FSUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate .which Tots have natural slopes between 10% and 20 %, as well as lots that have natural slopes in excess of 20 %. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall • include topographical contours and indicate .the elevations of the comers of the lot. The builder shall also indicate the proposed elevations at the four comers of the building. PREPARED BY: —�-�— ' e I' 9 ENGINEERING DEPARTMENT STAFF Phone: 15031 639 -4111 Fax: 15031684 -1291 h:\pattyvnasters\preapp.eng (Master section: preapp - r.mst) 04- March -1999 • CITY OFTIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Settle' • . • • CITY OF TIGARD LAND USE APPLICATION CHECKLIST • Please read this form carefully in conjunction with the notes provided to you at the • re- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6 -8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639 -4171. • Staff: 1i a 42 4,K Date: ../727.7 ° I 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre - Application Conference•notes) Two (2) sets of stamped, addressed envelopes and a notarized list of all owners of property within 500 feet of the subject property. Mailing envelopes shall be legal -size, addressed with 1° x 4° labels Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre - Application Conference notes Fling Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): El Vicinity Map el Grading /Erosion Control Plan J- Existing Conditions Map AI Preliminary Utilities Plan tra Subdivision Preliminary Plat Map 41 Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan 4 Tree Preservation /Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings C2. Landscape Plan ❑ Sign Drawings Al Public Improvements /Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES 2. V COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 • • • • 4. - SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: • ❑ Traffic Study ❑ Local Streets Traffic Study Fr Wetlands/Stream Corridor Delineation and Report ❑ • • Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and /or Detention Facility ❑ Geotechnical Report ❑ Other • 5. PREPARING PLANS AND MAPS Plans and maps should be . prepared at an engineering scale (1 = 10/20/50/100%200') and indude a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo -ready 8 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not indude all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-1O% slopes or 5' for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24* of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • • Unstable ground ❑ • • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ Locations of resource areas including:. • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with Z 6" caliper measured 4' from ground level ❑ Location and type of noise sources. ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 • • Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer (as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of unsubdivided and ❑ Contour lines related to a City- established benchmark at 2' intervals for 0 -10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to • the proposed subdivision): • Public and private right -of -ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting • ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition /Lot Line Adjustment Plan a� The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5' for slopes >10 %) ❑ Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25' of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6" or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections. ❑ • City of Tigard Land Use Application Checklist Page 3 of 5 • . • Site Development Plan The proposed site and surrounding properties - ❑ Contour line intervals . ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Altemative routes of dead -end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site — ❑ • • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation • ❑ • Outdoor common areas ❑ - • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are Ibcated on the site and on adjacent property within 25' of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s) of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements /Streets Plan Proposed right-of-way locations and widths ❑ • A scaled cross- section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 1 • • Grading /Erosion. Control Plan • The locations and extent to which grading will take place Existing and proposed contour lines 0 Slope ratios 0 Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans fl Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants 0 Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow •• fl Location, width and direction of flow of all water courses and drainageways 0 Location and estimated size of proposed storm drainage lines 0 Where applicable, location and estimated size and dimensions of proposed water quality/detention facility 0 Tree Preservation /Mitigation Plan Identification of the location, size and species of all existing trees - 0 Program to save existing trees or mitigate tree removal (Section 18.790.030) - 0 A protection program defining standards and methods to be used during and after construction Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use 0 Elevation drawings for each elevation of the structure 0 Sign Drawings Specify proposed location, size and height L • • is; curpinlmastersVevised \chklist.doc 26- Nov -98 City of Tigard Land Use Application Checklist Page 5 of 5 Pre -Apps (CD Meetings) September 1999 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Thursday, September 02, 1999 8:00 8:30 9:00 Jay Harris- 639 -3453 SUB 2S1 9AB -100, 200, 7000 9:30 10:00 10:30 11:00 11:30 12:00 12:30 1:00 1:30 2:00 2:30 .3:00 3:30 4:00 4:30 5:00 5:30 6:00 2:05PM Friday, August 13, 1999 n6g4 — / gr co5 SQ LL 6(' tp_r QooL not 'n9/ 5 7 / 1 P4 /b — f — 5 L I4 /- / Mo_Z Lin/ s/(7,r r n/7 .,vim 1(/ 4 4 7 cu /J9 / /2 v 02 • _ 5/Az 94 q - 0000(0 organi May 12, 2006. RE Catherine Kuznitz 14258 SW 132 Pl. _ - MAY 321 ?006 Tigard, OR 97224 • . - . P CITY T•G ARD • Re: Arborist report for Douglas -fir • . tiViiyEERliyC Dear Mrs. Kuznitz, • On Wednesday, April 26.I stopped by your home to inspect the large Douglas -fir tree in - . your back yard to assess its stability and health. I found the tree to be.unstable in the ground and in decline •health- wise..It should be removed: Following are my observations - and reasons for reaching this conclusion. The tree is a Douglas -fir (Pseudotsuga meniiesii) approximately 120 feet tall with a diameter at.breast height of 36 inches.: The canopy spread is about 50 feet. It is located in the center of the back of the house 5 feet 9 inches from the deck. The canopy of the tree shows an approximate30% decline in vigor measured by foliage density and new growth. Until recently the roots of the tree were covered: with approximately 18 inches of soil, the old soil line still being visible on the trunk. The tree also has very little root flare and • there is a fissure between the tree and the soil: . . The tree is suffering from construction damage, your home being less than 3 years old. The roots were damaged from•the soil being over them as well as the changes in the overall environment from the construction of the neighborhood. The competition from the lawn is also causing .stress. . • Of more concern is the lack of root flare and the crack between the tree and soil. Genetically Douglas -fir trees have three to seven large roots that flare out from the trunk, just above the ground. This tree shows no root flare. The possibility exists that the flare is still buried under soil, but the fissure between the tree arid surrounding soil shows that - the tree has moved close to the ground. All trees sway in the wind, the trunk flexes along the length but a well- rooted tree will stay solid in the ground. I can only conclude that this tree has moved in the ground and is unstable.. It is like a pole -that has wobbled in a - hole. Considering its large size, nearness to your and surrounding homes the tree should be removed. I also•feel that it will die within the next year or two because of the construction damage. Again, thank you for contacting Organicare Davey tree service: Please call if you have questions about this report or any other needs. • . • • .•Sincerely, Clay E rw G Y I.S.A. Certified Arborist PN1170A :. . PO Box 56030 • Portland, Oregon 97238 -6030 - j Portland: (503) 287 -2282 •: Vancouver: (360) 694 - 5335 www.organicareinc.com . . - . • I 1 I II 1 iJ c*, * At. At. _ye M Ma2t;f/ , ar&h r/p/1-6 `7* 0),(J _VCW/- kOOkid pleaA-e- ai 0 Uak OA Jj i 41 I /, - 6 /Le_XIC)/ /DC- 4. I rOrYl-We-CI 14 I m ku-7 msn, een4 phaie -174 • - Thafuccsio_- _t-pa- - 9 1L ea.0772.s The Ic.uznitz ramilti 14258 W 152nd Place Tioard, OR 97224 I I % is IIIP . hdighilio, A lai, CITY OF TIGARD July 29, 2002 OREGON Grim Logging Attn: Mike Hoffman PO Box 5930 Salem, OR 97304 RE: Raven Ridge Subdivision (SUB1999- 00006) - Tree Mitigation Bond Release Dear Mr. Hoffman: This letter serves as written acknowledgement that the City of Tigard has no further interest in Bond Number 844901S in the amount of seven - thousand dollars ($7,000.00) between the INSCO /DICO Group, Grim Logging, and the City of Tigard, Oregon. All work assured is thereby satisfactorily complete. If you have any questions regarding this matter, please contact me at (503) 639 -4171, extension 2437. Sincerely, w Mathew Scheidegger Assistant Planner i:\curpin\mathew\trees1sub1999-00006.bondrelease.doc c: SUB1999 -00006 Land use file Joanne Bengtson, City of Tigard Records Specialist The INSCO /DICO Group One Centerpointe, Suite 420 Lake Oswego, OR 97035 The INSCO /DICO Group 17780 Fitch Irvine, CA 92614 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 ila • InSC %icD � (o)Mp 17780 Fitch, Irvine, CA 92614 (949) 263 -3300 FAX (949) 252 -1955 SURETY COMPANY SUBDIVISION STATUS INQUIRY 07 -01 -2002 DATE CITY OF TIGARD 13125 SW HALL BLVD 844901S TIGARD OR 97223 BOND NUMBER DEVELOPERS SURETY AND INDEMNITY COMPANY COMPANY SUBDIVIDER RAVEN RIDGE DEVELOPMENT L L C Tract: RAVEN RIDGE DESCRIPTION Type of Work: OF Tree Mitigation - Raven Ridge WORK , Work to be Completed: Bond Amount: Effective Date: $ 7,000.00 $ 7,000.00 9 -29 -2000 Without prejudicing your rights or affecting our liability under our bond described above, we would appreciate such of the following information as is now available. Very TrulyYours, 1 0300 BW 36574 The INSCO /DICO Group By: Service Department. Home Office 1. IF THE BONDED IMPROVEMENTS HAVE BEEN COMPLETFp, PLEASE STATE: Approximate date of acceptance of work 0 24 cP ATTACH copy of minutes, if possible. 2. IF THE BONDED IMPROVEMENTS ARE NOT COMPLETED, PLEASE STATE: Approximate uncompleted portion of work: $ and or %. Anticipated date of completion 3. Are you aware of any unpaid bills for labor or material, stop notices, or mechanics liens? (check) YES ❑ NO K If yes, please give details. 4. Remarks / Comments: - e-orkii4 . Signature - ?/��ccJ f� °-�`� g Title /Dept. �S—S / Si � c am AMP Date � I Print Name r 1l ' f//�ebv- ( L »f - 7-----�--' Telephone No. 4 — .1? x ''2,3 Bradley Kilby Raven Ridge 5 _ & k _ _______LL___ _. _ _. _____._._.,_____ _ ____ __ _ _ Page 1 From: Debbie Adamski To: Barbara Butler; Dianna Wayt; Gary Lampella; Jeanne Temple Date: 10/29/01 10:38AM Subject: Raven Ridge, Lots 5 & 7 On 10/19/01 the builder of Lot 7 was in to check his setbacks and placement before he submitted. Both Brad and Brian reviewed it and Lot 5 as it looked like they could possibly be considered corner lots due to Tract H. After much discussion it was decided that neither Lot 5 nor Lot 7 were corner lots, so they can have 5' side yard setbacks on the Tract H sides. Per Brian, they will NOT be required to maintain the 30' visual clearance from the center of Tract H. Sorry, this took so long to get this information out. If you have any questions regarding this matter please let me know. Debbie Adamski Building Permit Technician City of Tigard (503)639 -4171 Debbie @ci.tigard.or.us CC: Bradley Kilby; Brian Rager RAVE A1 R i DCE • • • J � 04/18/2001 08:17 15036945770 BREWSTER LIMITF PAGE 01 • Date Ogfr/ To: &e' sr- w o4/S7 - roi 7� .• v. eeel Fax: bco.e - - 4407 Tel. /LI -6 — 77,41.-01/k,r 4i-4- 74 ,Z-4 J/01/& 4-Ace /4721 e r e 1-4(2-, 1.0.4-7pg-A, 4, 4- e 7✓ �' Mike & Suzy Hoffman 6849 Westridge Ct. N. Keizer, OR. 97303 Fax: (503)304 -9208 Tel: (503)390 -7447 04/18/2001 08:17 15036945770 BREWSTER LIMITF PAGE 02 Sent Sy: Harold Miller Nursery 503 364 7552; 4or re a/a , • .-_, - . - • . - • .. - . ., HAROLD M. MILLER • LANDSCAPE NURSERY P.O. ft; Seil (503) 399-11199 Jefferson, OR 97352-0989 UNPIN St MOS . Fax(503)384-7552 • . • Invoice 15222 CASH SALE 04/17/01 ' r (e. 5 -5bi - ell / . Ship Date phone .,cri 4. e. ga 1 1 '. t:VeL 04/10/01 Job Name MIKE HOFFMAN • ==nzzatmzmzmuzciss*z z 4A=;;Asx=z Oty Size 0 escriottell Price TyVai 6 5°-.7" Alger eirciseton . 73!06 450;40 Vine Maple 305 56AL Civil* 04.40ionifera &.0O .. 2,440.00 Redtkau Dos000d 6 50131 Fortiiazor 15-4o-to 24.00 144.00 40 1GAL Mahortia aquifoliuo . 2.45 98.00 Oregun grape 12 . 5GAL RhysQcarEs capitatus 9.00 108.00 Pacific Whirls . • 40 1GAL Polystic m oenitum . 2.65 106.00 Sword Fern 56 5GAL Salig 18.00 1,008.00 Wil4ow 103 14'-17' Thu a plicata 120.00 12,360.00 . Woo ern gea cedar 123 5'.7' Thu a plicata 30.00 3,690 Was ern Rod Cedar • . . Subtotal 20,404.00 bet-web - ro Jobs i k ------ ____ Total thJe 20,464.00 • Di4:4 7% 4$44tAir, 0, lidzir . ... . .ri A - I ; ' .' • /Pr - A ! .v CHAIM QV 1S14 PER tiONDI or en ANNUAL PERCEtITAGO RATE ....".'"..' -. STATE OF :_ 1:~1SINft OF=DuRE Of tele dined an al! past due amounts. 85.00 MINIMUM. . : -- - - A - Plane DeAdon,r36 Osplia St le Al doh= an dstuttvo or decnoged goods mg be fascia In writing **tin 10 dip of : :, arm, OR STMIWI 10 shipment . Shipping Permit Ne.j17-421 Tale Is to car* tailt th• wan am. mosso • 0 , 42 . . , ii lw imid.. . hi, UMW el• abOwo Ronne number MO 011110 11011ffifly — .--- —7 ------,...■..m.....—,---------..—_„..i... insseetsd and b Ma lad d so know** b es* feern amorous paw and diseases. Order by - Miret. J, IlL1111nn, Admelebitog Fears Dalian • 04/18/2001 08:17 15036945770 BREWSTER LIMITF PAGE 03 Sent By: Harold IAi11er Nursery. 503 364 7552; Apr -1741P 3:53PM; Page 2/3 _ - - N! 6745 ; . i' " HAROLD M. MILLER LANDSCAPE N�JRSERY _ P.O. Box pap ARMOR, OR 97352-0N9 Mono 010100 Fax 2 34- Orr No. a / Date C O ((7/',' Name Addree$ ._ ban& (e, 3• -sag- 07V 134Ti 5p3 - $a9 � a . 1.2. vow o+e • H►Rwo P•os POINT a'AN NVMBER DESCRIPTION PRICE AMOUNT MEIN rillnr7111 /LJ c • 33s ?e2. y611 - rzarairimg 111111111111 - �,M' ,. m� Er** g , !'R A FINANCE CHARGE Of 1• PER MONTH or en ANNUAL PERCENTAQE RAE TOTAL of l8% charged on all pee cluelliCCOunte. $6,00 MWNIAUM, MI claims on detective or demsgsd•goods must be trade M wrftlng ORM 10 dsyt of ,rr - ~ o� i F of ACOMMulea is J Order pissed by � Moire Pormlt No. Vi: t Ordor occaptso by s i« ._ taw - ea rr , �.4 rr�r OM1a• • • RO 444 ODE After Recording Return To: Raven Ridge Development LLC PO Box 5930 Salem, OR 97304 • Tree Agreement This Tree Agreement (the "Agreement ") is made this 09 day of April, 2001, by Don Grim, Member, Raven Ridge Development, LLC, an Oregon limited liability company (the "Developer ") and the City of Tigard, Washington County, Oregon (the "City "). Recitals: Whereas: The Developer has applied for and received conditions of approval for the single family residential subdivision of RAVEN RIDGE. The City conditioned its approval, in part, upon a deed restriction which subjects the subdivision to a restriction of the removal of any trees located within the entire subdivision as of the date of this agreement. Whereas: The Developer has identified the trees subject to this Agreement by the drawing Exhibit "A" which is attached hereto and incorporated herein by this reference. Therefore: The Developer agrees as follows: Terms and Conditions: 1. The Developer agrees and shall not remove any tree presently existing on the Exhibit "A" property unless the following conditions are present: A. A certified arborist confirms in writing that the tree is diseased and cannot be cured, or B. A certified arborist confirms in writing that the tree has died, or C. A certified arborist confirms in writing that the tree presents a hazard to life or property, and D. Under subparagraph A, B or C herein, the Developer first provides written confirmation of the certified arborist to the City before taking any further action to remove the affected tree(s). • • 2. This agreement shall apply only to all existing trees as of this date as shown on the attached Exhibit "A" and does not apply to any other trees or vegetation located on the site. 3. The terms of this agreement shall inure to the benefit of every successive owner of each lot in the subdivision of RAVEN RIDGE and shall be binding on all partied having any right, title or interest in the subject property or any portion thereof, their heirs, successors or assigns. AGREED TO THIS 09 DAY OF APRIL, 2001. CITY OF TIGARD RAVEN RIDGE DEVELOPMENT LLC BY: BY: (36*A.A4A;■----_, /9�s ° /' /9 /7/w Don Grim, Member J OFFICIAL SEAS e�a'*"y LANCE $ LM O( STATE OF Dt2 on )ss. ''OTARY PUNIC-OREGON COMMISSION NO. 30592 County of k✓j45 ti ,„ ) MY COMMISSION EXPIRES OCT 20, 2001 The foregoing instrument was acknowledged before me on this 09 day of April, 2001, by Don Grim, Member, Raven Ridge Development, LLC, and Oregon limited liability company, on behalf of the limited liability company. • • Notary for Oregon My commissions expires: • --- TREE LIST 1. 41' DOUGLAS FIR 21. 27" DOUGLAS. FIR. 51. 14" DOUGLAS FIR. 83. 17" DOUGLAS. FIR - EXHIBIT 'A' 2. 29" DOUGLAS FIR 22. 13" MAPLE 52. 12" MAPLE 84. 15" DOUGLAS FIR 3. 14' DOUGLAS FIR 23. 18" DOUGLAS FIR 71. 23' DOUGLAS FIR 85. 22" DOUGLAS FIR / ' ( VfN R/DO 5. 37" DOUGLAS FIR 44. 24' DOUGLAS FIR 72. 29" DOUGLAS FIR 87. 14" MAPLE 6. 13' DOUGLAS FIR 45. 18" DOUGLAS FIR 73. 17' DOUGLAS FIR 91. 28' DOUGLAS FIR _ TREE PRESERVATION 7. 13' DOUGLAS FIR 46. 17" DOUGLAS FIR 74. 23' DOUGLAS FIR 101. 21" DOUGLAS FIR _ l/ R - 8. 13' DOUGLAS AR 47. 16' DOUGLAS FIR 75. 22" DOUGLAS FIR 102. 32" DOUGLAS FIR = _ 9. 12" DOUGLAS FIR 48. 16" DOUGLAS FIR 80. 22' DOUGLAS FIR LEGEND 10. 43" DOUGLAS FIR 49. 27" DOUGLAS FIR 81. 22" MAPLE 1 " = 100' E3 TREE TO REMAIN 20. 24" DOUGLAS FIR 50. 29" DOUGLAS FIR 82. 18" DOUGLAS FIR (f) J I I I) \ t 27 1 28 , I 29 30 31 32 +k S • 1332 l ' -. `�: 1RA O �R r 4 A � i � � -- _ - \? S.W. 132nd TERRACE 33 40 1 0 1 3 �r • i N 2 li �� g, 25 24 - °; s 23 ti 3 7 V� _ . 39 2 5 9 T \ f 8" MAPLE � 102 10 14.... _ -� 3 - let 22 21 20 19 E 35 38 R 3 i. 0 " MAPLE Z ,, ii ] 11 MA 101 15 16 17 18 o" FIR 1 36 37 4 V �l _ .._ . _ . _ TRA T "D" f :.1� 5 X20 D .00 I - - - S.W. 131ST TERRACE ± .. 021 JII n $ 4 S.W. 13�t- Pl1�CE 22 Z a 11s - �l f I` ' 12 11 10 9 8 7 °� ' I 1 3 1 180 1 - - --, 1 23> "' ` i 8 - n 49 7 s J � I 91 87 75 82 74 73 � 2 8" MAPLE 4 45 44 gs� J 85 l ;L e 5 � • ( � �r z m I -- -1.-- I 84 72- 71r--- ...- --- -.: ' -- 51 0 6 J 1 - - f _ C� 1 � 2 - 10 " MAPLE 8 "\API L ...L - ■ �� I, _�_�- J� I 1 .' • • TREE MITIGATION COMPLIANCE AGREEMENT THIS AGREEMENT dated the 1'2_ day of A kA-S 2000 between the CITY OF TIGARD, a municipality of the State of Oregon, hereinafter termed the "CITY ", and Raven Ridge Development, LLC hereinafter termed "Petitioner ". WITNESSETH: WHEREAS, Petitioner has applied to the City for approval of a project known as Raven Ridge subdivision, City land use case numbe' SUB 1999- 00006Aocated in Section 9, Township 2 South, Range 1 West,, Willamette Meridian, Washington County, Oregon; and WHEREAS, the City has adopted the Petitioner who has been conditioned to plant trees to mitigate for trees that will be removed as a part of Petitioner's development ; and WHEREAS, the tree mitigation, as a part of Petitioner's development is incomplete, and Petitioner has nonetheless requested the City to permit occupancy and use of property in the development, and the — parties desire hereby to protect the public interest generally by legally enforceable assurances that the tree mitigation will be completed as required within the time hereinafter set forth. NOW, THEREFORE, in consideration of the foregoing premises and the covenants and agreements to be kept and performed by the Petitioner and its sureties, IT IS HEREBY AGREED AS FOLLOWS: (1) Petitioner shall proceed with development, with the intent and purpose to complete the tree mitigation not later than two (2) years from the date of this agreement. (2) To assure compliance with the City's requirements and the provisions herein, Petitioner tenders to the City a surety bond in form approved by the City, with liability in the amount of seven thousand dollars $7,000.00 a copy of which is attached and by this reference made a part hereof. (3) In the event that Petitioner shall fail, neglect or refuse to proceed with the mitigation work in an orderly and progressive manner to assure completion within the time limits, upon ten (10) days notice by the City to Petitioner and Petitioner's sureties, and such default and failure to proceed continuing thereafter, the City may at its option proceed to have the work completed and charge the costs hereof against Petitioner and Petitioner's Sureties and in the event same be not paid, to bring an action on the said bond to recover the amount thereof. In the event such action be brought, Petitioner and Petitioner's Sureties promise and agree to pay, in addition to the amounts accruing and allowable, such sum as the court shall adjudge reasonable as attorney's fees and costs incurred by the City, both in the Trial Court and Appellate Court, if any, or the City may, at its option, bring proceedings to enforce against the Petitioner and/or Petitioner's Sureties specific performance of the contract, and in such event, in like manner, the City shall be entitled to recover such sum as the court shall adjudge reasonable as and for the City attorney's fees and costs, both in the Trial Court and Appellate Court, if any. (4) Petitioner agrees to cause to have said bond executed and filed with the City concurrently with the execution of this agreement or as may otherwise be described herein. Petitioner further agrees to maintain said bond in full force and effect until otherwise authorized by the City in writing. TREE MITIGATION COMPLIANCE AGREEMENT Page 1 of 2 • • • IN WITNESS WHEREOF, Petitioner acting by and through its duly authorized undersigned officers pursuant to resolution of its Board of Directors has caused this agreement to be executed, and the City acting pursuant to resolution of its Council adopted at a regularly scheduled meeting on the 13th day of October , 19 86 , has caused this agreement to be executed by the Community Development Director PETITIONER: By: '.J Pa (Title) THE CITY OF TIG .' � /► Community Development Di (Attached Notary Acknowledgement hereto) Return signed copy to: Raven Ridge Development, LLC O OFRLIAL SEAL P.O. Box 5930 VOTARY PUBLIC- O�►'iIfQOPI COMMISSION NO.305982 MY COMMISSION EXPIRES OCT 20, 2001 Salem, Oregon 97305 • TREE MITIGATION COMPLIANCE AGREEMENT Page 2 of 2 A • • TREE MITIGATION PERFORMANCE BOND Bond No. 849001S KNOW ALL MEN BY THESE PRESENCE, that we Raven Ridge Development, LLC as Principal, and DEVELOPERS INSURANCE COMPANY , a corporation duly authorized to conduct a general surety business in the State of Oregon, as Surety, are jointly and severally held bound unto the City of Tigard, Oregon, a municipality of the State of Oregon, hereinafter called obligee, in the sum of $ 7.000.00, lawful money of the United States of America, for the payment of which we, as Principal, and as Surety, jointly and severally bind ourselves, our successors and assigns firmly by these present. THE CONDITIONS OF THIS BOND AND OBLIGATION IS SUCH, that the Principals are constructing a subdivision known as Raven Ridge, located in the City of Tigard, Oregon, and have entered into a Tree Mitigation Compliance Agreement with respect to timely development and mitigation of trees, a copy of said Agreement is attached, and by reference made a part hereof; and NOW, THEREFORE, if the Principal herein shall faithfully and truly observe and comply with all terms of the Tree Mitigation Compliance Agreement and shall well and truly perform all matters and things undertaken to be performed under said Agreement and under all ordinances, regulations and conditions of the Obligee applicable to said development and improvement, and shall promptly make payments to all persons supplying labor or material for any of the work provided by said agreement, and shall not permit any lien or claim to be filed or prosecuted against the Obligee, then this obligation shall be void, otherwise to remain in full force and effect. This bond shall remain in full force and effect until such time as all work is completed. In the event of suit or action be filed by the Obligee hereunder to enforce said contract or to recover under the terms of this bond, in addition to all other rights and remedies, the City, in the event it shall prevail, shall be entitled to recover such sums as the Court may adjudge reasonable as and for attorney's fees. IN WITNESS WHEREOF, the parties hereto have caused this bond to be executed this 25th day of August , 20 00 RAVEN RIDGE DEVELOPMENT, LLC OFFICIAL SEAL S S. CASPER By: C� ` '1 NOTARY PUBLJC -OREGON 1 �� COMMISSION NO. 323409 c‘ (Title) C r MY COMMISSION [MIRES MAY 13, 2003 (A true copy of the Power of Attorney must be attached to the original of this bond): DEVELOPERS INSURANCE COMPANY Sure State of 'v P w County of W QS ti , . f,,� 41,'/ On �4u 2.3 � 764 , C n. ersonally �d l appeardd before me, Attorney in�� ' . F ynn who is personally known to me One Centerpointe Dom, Suite 420 _y_whose identity I proved on the basis of t7 OL l324 s 7o Lake Oswego, OR 97035 whose identity, I proved on the oath/affirmation of , Address a credible witness to be the signer of the above document, d he/she ac owledge that he/she signed it. Notary Public A POWER OF ATTORNEY OF 1 EMNITY COMPANY OF CALIFOROA AND DEVELOPERS INSURANCE COMPANY N °° 10 2 3 2 3 P.O. BOX 19725, IRVINE, CA 92623 • (949) 263 - 3300 NOTICE: 1. All power and authority herein granted shall in any event terminate on the 31st day of March, 2002. 2. This Power of Attorney is void if altered or if any portion is erased. 3. This Power of Attorney is void unless the seal is readable, the text is in brown ink, the signatures are in blue ink and this notice is in blue ink. 4. This Power of Attorney should not be retumed to the Attorney(s) -In -Fact, but should remain a permanent part of the obligee's records. KNOW ALL MEN BY THESE PRESENTS, that except as expressly limited, INDEMNITY COMPANY OF CALIFORNIA and DEVELOPERS INSURANCE COMPANY, do each severally, but not jointly, hereby make, constitute and appoint ** *Stacy A. Flynn, Richard W. Kowalski, Edward M. Thompson, Janette L. McWilliams, Gail A. Flynn, Charlene Eason, Jennifer Keene, jointly or severally * ** . • the true and lawful Attorney(s) -In -Fact, to make, execute, deliver and acknowledge, for and on behalf of said corporations as sureties, bonds, undertakings and contracts of suretyship in an amount not exceeding Ten Million Dollars ($10,000,000) in any single undertaking; giving and granting unto said Attorney(s) -In -Fact full power and authority to do and to perform every act necessary, requisite or proper to be done in connection therewith as each of said corporations could do, but reserving to each of said corporations full power of substitution and revocation; and all of the acts of said Attorney(s) -In -Fact, pursuant to these presents, are hereby ratified and confirmed. This Power of Attorney is granted and is signed by facsimile under and by authority of the following resolutions adopted by the respective Board of Directors of INDEMNITY COMPANY OF CALIFORNIA and DEVELOPERS INSURANCE COMPANY, effective as of September 24, 1986: RESOLVED, that the Chairman of the Board, the President and any Vice President of the corporations be, and that each of them hereby is, authorized to execute Powers of Attorney, qualifying the attorney(s) named in the Powers of Attorney to execute, on behalf of the corporations, bonds, undertakings and contracts of suretyship; and that the Secretary or any Assistant Secretary of the corporations be, and each of them hereby is, authorized to attest the execution of any such Power of Attorney; RESOLVED, FURTHER, that the signatures of such officers may be affixed to any such Power of Attorney or to any certificate relating thereto by facsimile, and any such Power of Attorney or certificate bearing such facsimile signatures shall be valid and binding upon the corporation when so affixed and in the future with respect to any bond, undertaking or contract of suretyship to which it is attached. IN WITNESS WHEREOF, INDEMNITY COMPANY OF CALIFORNIA and DEVELOPERS INSURANCE COMPANY have severally caused these presents to be signed by their respect Presidents and attested by their respective Secretaries this 3rd day of December, 1999. • INDEMNITY COMPANY OF CALIFORNIA DEVELOPERS INSURANCE COMPANY ��� / I // '' // By `_Ez���" By 14 . %i% dia • Crowell 40 Crowell resident OMPANY resident ��NS y ,Z" OCT. 9 Q C� OCT. S �° o ATTEST = � ir il MAR. 27 w 1967 1979 n By O y u C * a �P .a By O C ' 9 [/ * Fia �P < < /FOP Walter Crowe I Walter Crowell Secretary Secretary STATE OF CALIFORNIA ) ) SS. COUNTY OF ORANGE ) On December 3, 1999, before me, Caroline A. Hrycyk, personally appeared Harry Crowell and Walter Crowell, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her /their authorized capacity(ies), and that by his/her /their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. �,� �'� CAROLINE A. HRYCYK Signature Ll/ dAl/ " ' — .;... _ -. COMM. # 1237813 L� r1 Notary Public - California CI S{._w' ORANGE COUNTY t 1ru•.. My Comm. Expi OCT 12, 2003 CERTIFICATE The undersigned, as Senior Vice President of INDEMNITY COMPANY OF CALIFORNIA, and Senior Vice President of DEVELOPERS INSURANCE COMPANY, does hereby certify that the foregoing and attached Power of Attorney remains in full force and has not been revoked; and furthermore, that the provisions of the resolutions of the respective Boards of Directors of said corporations set forth in the Power of Attorney, are in force as of the date of this Certificate. This Certificate is executed in the City of Irvine, California, this 2 5thday of August , 2000 INDEMNITY COMPANY OF CALIFORNIA DEVELOPERS INSURANCE COMPANY 4 e . :,' .. O �,PANY po S�NSURg4,c // / / �� 9 Q � P GO PP Oq 'gl G By L / �I i 2 OCT. 5 cc:.., T O By % W ? MAR. 27 � � William T. Sherer V 0 1967 2 William T. Sherer 1979 Iz Senior Vice President 1 eit /FO, a Senior Vice President o o /FOP`'•P < ir\ n1 A /DM/ 1 9/00\ JIB MEMORANDUM OF UNDERSTANDING BETWEEN DEVELOPER AND THE CITY OF TIGARD REGARDING GRADING ONLY AUTHORIZATION DEVELOPER: Raven Ridge Development, LLC SUBDIVISION: Raven Ridge Subdivision DATE: 8/23/00 This agreement is hereby made between Raven Ridge Development, LLC, hereinafter the "Developer ", and the City of Tigard, regarding authorization to grade the private property associated with the project known as Raven Ridge Subdivision. It is understood that this Grading Only authorization is being given prior to final approval of the public improvement construction plans. Developer agrees to the following: 1. Developer agrees to hold harmless and indemnify the City of Tigard, and its employees, from all claims during the grading process. 2. Developer will hold the City of Tigard, and its employees, harmless from any and all changes needed to accommodate the final public improvement construction drawings that may be different from the drawings that the Grading Only authorization was based on. 3. Developer agrees to comply with all provisions of the Engineering Department's Grading Only Authorization Policy for Subdivisions, attached to and made part of this agreement. DEVELOPER CITY OF TIGARD By: ncr-r%_ By: t„,„..,± - P. C Pa City Engineer Title: 71ctn�. j '� Par F725 /D !/2.-SS a Date Dat Attachment: Grading Only Authorization Policy for Subdivisions \tig3331usAdeptskenMbnannmasters%grading only -memo of understanding.doc • /so,, „ALA r August 8, 2000 CITY OF TIG� OREGON Mr. Jay Harris Harris - McMonagle and Associates 12555 SW Hall Boulevard Tigard, OR 97223 RE: RAVEN RIDGE (TREE /LOT DENSITY) Dear Jay: I met with Julia Hajduk of the Planning Division on Wednesday, August 2, 2000, about what will be expected of the developer in regards to Conditions 1, 2, 3, 4, 11 and 13 of SUB19990000 This meeting came about because of your client's wish to apply for an "Early Grading Permit" at our meeting on August 1, 2000. Please submit new sheets . as listed below. (They do not need to be included in the construction plan set). However, any changes to the previously submitted land use criteria should appear on the construction plans. An example would be a construction fence for the tree preservation, etc. Three (3)' sheets will be required to be submitted to Julia. Sheet #1 should contain Title Block Set and Right -of -Way /Lot Lines (no grading) with trees of twelve inch (12 ") or greater caliper size at breast height. Please use previously supplied tree numbers and include trees on the site only. The total number of trees 12" or greater should be +/- 114. Show the 16 +/- trees that were to be removed due to either hazard or health issues, as per the arborist report. This sheet should have a table that lists tree tag numbers, size and species for the 98 +/- trees to be saved. There should be a total of caliper inches to be saved. This sheet is for information only. Sheet #2 show Lot Lines, Right -of -Way, Grading, Tree Protection and Trees to be removed (12" and greater). Adjacent to the plan view, incorporate the same type of chart, i.e., tag #, species, size, total inches and the adjusted number of trees to be retained on the present plan. Totals on the chart equals total number of trees and caliper inches retained and total number of inches /trees to be removed. This sheet will be used as a reference in conjunction with Sheet #1 for calculating mitigation. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • • Sheet #3 will be Revised Density Calculations and include plan view of lots, lot numbers with square footages. Show average lot size and smallest and largest on text adjacent to plan view. Calculate Density equals site area minus street ROW's public and private wetlands and slopes of 25% or greater prior to grading. Water quality tracts and vegetated corridor cannot be subtracted. However, 25% slopes within these areas can be counted. Should you have any questions, I may be reached at 639 -4171 ext. 417. Since ,-Iy, Michael White Engineering Technician i:eng/mikew/ravenridgetree c: Julia Hajduk, Planning File FROM PHONE NO. : 5035817926 011 Feb. 25 2000 04:41PM P2 GRIM LOGGING CO INC. P.O. Box 5930 Salem, OR 97304 Telephone 503 -581 -7890 FAX 503 -581 -7926 E -Mail acctgrim@hotmail.com February 25, 2000 Julia Powell I-lajduk, Associate Planner City of Tigard Tigard, Oregon 97223 RE: Raven's Ridge Subdivision Sub1999 -00006 SLR20000 -00001 We have been asked by our engineering firm, Harris and McMonaagle Associates, Inc. to request an extension of the 120 day rule for the referenced subdivision. Please accept this letter as our formal request for an additional three weeks. Thank you for your assistance in this matter. rte. Don Grim, Grim Logging Co. Inc. -flues sorbed TTs p. . Z ou ,pTD noit 3T 0584- 79S -E0S TTe eseeTd id WdTb:bO 0002 SE 'gad , U . 1 GO LbCL 't7$9 - �0 S r P) V - jo viv � a mo -� ► t -rY 9Z64-TPS•C0 :10131V2H XV4 0684- T8S -COS =330 1700L6 NO WE/VS 0C6S X08 Od 9Z6LT8S20S : '0N 2NOHd •DUI •oD 2uPoi • = slx3xuoO :5391 30 umuni :1X3uf290Q 30 31 :31V0 :$3BUON XV4 :01 Ix3S : WOad NCTICE TO MORTGAGEE, LIENHOSER, VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMI'1 LY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION OF TIGARD Community (Development Shaping A Better Community 500 -FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: January 31, 2000 FILE NUMBERS: SUBDIVISION [SUM 1999-00006 SENSITIVE LANDS REVIEW [SLR) 2000 -00001 FILE NAME: RAVENS RIDGE SUBDIVISION PROPOSAL: A request for Subdivision approval to create 40, single - family Tots on an approximate 7.85 acrE site. The applicant is also requesting Sensitive Lands approval for construction on slopeE greater than 25 %. There is a drainage way and wetlands on -site; however, the applicant is no proposing any development within this area. ZONE: R-7; Single - Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single- family detached and attached units for medium density residential 'developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775, 18.790, 18.795 and 18.810. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON FEBRUARY 14. 2000. All comments should be directed to Julia Powell Hajduk. Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639 -4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION - MAKING PROCESS WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and /or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. SUB1999- 00006 /SLR2000-00001 — RAVENS RIDGE SUBDIVISION 14 -DAY PROPERTY OWNER NOTIFICATION Failure of any party to addresfihe relevant approval criteria witlafficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE 11 ADMINISTRATIVE DECISION. THE . DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION- MAKING PROCESS: ♦ The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14 -day written comment period. • The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. . ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City- recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION /EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development - -C artment. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged forthis service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." A lfa _ .. � ' � i , VICINITY MAP • oe. � tt,Isigoy �� � ` r : SUBI999 -00006 .�� r t lu s.• . . " SLR2000 -0000 l , to 1400.11 1400.11 .g RAVEN'S RIDGE ■ l■ � ���.� �e -= SUBDIVISION E � 1. lia` elbAill�r " _ m'GMRDE ST 1 �_I I I " ■ . 3 SUBJECT i ':� w ,.. \ _ TAX LOTS ■ J � • �> IN II \\\ \ \� r . -HILLY No < \ -- ,/ N 0 203 400 Sa3 F. , n 1 sormi-.‘ I IIIIVIIke.. CT 1 4.6.1 (.7 - : _ EW S i - City o(Tigard *4160/111m. Ai - SUB1999- 00006 /SLR2000 -00001 - RAVENS RIDGE SUBDIVISION 14 -DAY PROPERTY OWNER NOTIFICATION February 21, 2001 CITY OF TIGARD Ms. Gail Gerstmar - Kanellis OREGON 12933 SW Wilmington Lane Tigard, OR 97224 Dear Ms. Gerstmar - Kanellis: Your letter was forwarded to me. The City shares your concerns. However, there were legal and physical reasons why Raven's Ridge Subdivision was approved as it was. Development is required to follow the zoning codes. Cities are required by law to approve development that meets code requirements. The City can not arbitrarily limit development that meets zoning code requirements. As you may remember, George Kanellis submitted comments regarding the approval. Those comments were responded to in the land use decision. A copy of the entire decision was mailed to Mr. Kanellis on March 22, 2000 with instructions for appeal. The appeal period has long since lapsed. The property on which Raven's Ridge is being developed is zoned R -7 which allows the averaging of lot sizes at 5,000 square feet. The development includes 40 lots. The zoning would have allowed 42. Development is required to meet minimum densities which is 80 percent of the maximum. This is a requirement established for the entire Metropolitan region to help limit the need for urban growth boundary expansions and fully utilize property within the existing urban growth boundary. With small lots, it is sometimes difficult to save as many trees as we would like. Much depends on the grading of lots and streets. The developer saved some trees and provided a mitigation bond to replace a percentage of caliper inches of trees over 12 inches that were removed. This tree removal plan followed the legal standards of the development code. Ridgefield was not punched through because of topographical reasons. City Engineers determined that to punch the street through would require street grades exceeding code requirements and there was not enough area along the ravine to provide a stable street without further impacting the open space and trees in the ravine. Questions regarding the street construction can be answered by Engineer Brian Rager at 503 - 639 -4171, extension 318. We understand citizen concerns regarding increased density. However, to maintain urban growth boundaries, the picture is clear. We will have to live with increased densities. Those densities will follow zoning requirements. • \ 4,17 Richard H. Bewersdorff Planning Manager i:\curpin \dick\ietters\ravens ridge concems.doc c: SUB1999 -00006 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • • MEMORANDUM TO: Jim Hendryx, Community Develoment Director ....�.. FROM: Cathy Wheatley, City Recorder RE: Letter from Gail Gerstmar - Kannellis DATE: February 16, 2001 Jim, attached is a letter from Gail Gerstmar - Kanellis regarding some concerns she has with the Raven Ridge Development on Bull Mountain. Could you please have your staff review and respond to Ms. Gerstmar - Kannellis. Would you also send me a copy of your response that I can forward to the Mayor. Thanks. Attachment I:\ADM\CATHY\COUNCIUMEMO - GERSTMAR- KANELLIS.DOC V v • CITY OF 11G February 16, 2001 O REGON Ms. Gail Gerstmar- Kanellis 12933 SW Wilimington Lane Tigard, OR 97224 Dear Ms. Gerstmar - Kannelli: Your letter dated February 16, 2001, was received by facsimile transmission today and was forwarded to Mayor Griffith. You have brought up a number of issues with regard to the Raven Ridge Development, which will be reviewed by Community Development Director Jim Hendryx and his staff. You should be hearing from the Community Development Department within the next few days. You can contact Mr. Hendryx by calling 503 - 639 -4171, Ext. 405 (e -mail: jimh@ci.tigard.or.us). You can also contact me by calling 503 - 639 -4171, Ext. 309 (e -mail: cathy@ci.tigard.or.us). Sincerely, (t1A-r Catherin eatley City Recorder c: Mayor & Council City Manager Monahan Community Development Director Hendryx I: IADM ICATI- Y1COUNCILWCKNOWLEDGEMENT - GERSTMAR- KANELLIS.DOC 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 FR I, FEB .16 - 01 8 :08AM GoRSTMAR 503 524 716 P.02 February 16, 2001 Major Jim Griffith Mayor, City of Tigard RE: Raven Ridge Development (Bull Mountain) and insuring the Quality of Life for its home owners. Dear Mayor Griffith: 1 would like to inquire into if you have the ability to change a situation that is occurring on the Raven Ride Development located on Bull Mountain. You have stated that one of your goals is to improve the communications between the Tigard citizens and the City. The following are a couple of questions 1 hope that you will address promptly. 1. How can the City of Tigard allow the most prime property in Bull Mountain with views of three mountains to be subdivided into extremely small lot sizes some starting at 4800 square feet? The neighboring lot sizes to these are a minimum of 10,000 square feet. As a property owner of one of these 10,000 square foot lots, we are concerned about our property value. • 2. How is it possible that the Tigard engineering and planning department can approve a property layout and transportation street system without actually going out of their office to see the land in which they are planning? Point in Fact - Most of the residents on Wilmington Lane who bought homes four to five years ago understood that the street called "Ridgefield" was going to be punched through to feed future homes above our properties. In fact, there was an existing barricade sign at the end of "Ridgefield" indicating that it was planned for this. Today "Ridgefield" will not be, and can not be punched through. As a result, our Wilmington Lane will now be the main street feeding the new subdivision of approximately 40 Raven Ridge homes scheduled to begin construction this Spring 2001. What happened? 1. The "Ridgefield" extension is too costly to build because the lay of the land is too steep. 2. Turns out that the "middle" of "Ridgefield" extension falls smack in the `middle" of two property owners and only one has decided to sell their land. 3. Now speaking for my husband and myself, how can our quality of life be improved where once we had privacy, we soon will have three lots touching our one lot? These three lots are on Bull Mountain "above" us, so that three new homes will now be looking directly down on us. Where once we had a back landscape of very tall and beautiful old fir trees, we now have emptiness_ The trees have all been cut down in the name of progress and high density. It seems so barren and industrial. And, planting new small trees will never, in our life t bring back our privacy. What happened to Tigard's concern for natural areas and preservation? I have recently spoken to the Raven Ridge land developer and his comments remain the same in terms of the lot sizes for the Raven Ridge Development. The developer wanted to have large lot sizes but was forced by the City of Tigard to make small lots in the name of "high density". Don't you think that a 4,800 -5,200 square foot lot is a bit small for a home? I do not know if you can change anything at thispoint or that you even care. The residents on Wilmington Lane and around this area tried in the beginning of the development process to have our voices heard, but it all came down to the City of Tigard wanting "high density". I encourage you to visit the Raven Ridge Development on Bull Mountain to see for yourself. Page 1of2 ' R', FEB - 16 - 01 8 :09AM G, f FRSTMAR 503 524 P. 03 As the Major of the City of Tigard, can you intercede by initiating larger lot sizes for lots 7, 8, 9 & 10 (which are now 4800 -5200 square foot lots) on the Raven Ridge Development before actual construction begins (which is this Spring 2001) very soon? Or better yet, a small green space where lots 8 and 9 are? Your concern and immediate attention to this matter is appreciated Please respond_ Thank you. Sincerely, • 42: Gail Gerstmar- Kanellis 12933 SW Wilmington Lane Tigard, OR 97224 Tel: 503 - 524 -6691 Fax: 503 - 524 -7416 Email: glgerstmar®aol.com • Page 2 of 2 TOTAL P.03 Y • • Feb 14, 2000 RECEIVED Julia Powell Hajduk Associate Planner FEB 1 20UO Planning Division, City of Tigard 13125 SW Hall Blvd, CDMMUN%r( DEVELOPMENT Tigard, OR 97223 From: George Kanellis 12933 SW Wilmington Lane Tigard, OR, 97224 5Z'f 6 6 9 / [George Kanellis owns Lot 3 of Wilmington Heights. This lot abuts Ravens Ridge proposed lots 7,8 & 9 along the rear property line.] Planning Division City of Tigard: Regarding the Ravens Ridge subdivision 500 -foot property owner notice of January 31, 2000, the following comments are provided. This subdivision may meet the requirements of the various city and metro guidelines, but several of these requirements do not appear to be for the greater good of the community and especially the immediate, adjacent properties. Neighborhood quality of life and connectivity will be compromised if this subdivision is allowed to continue per the existing proposal. To wit: 1. Retention of trees. The tree count does little to promote continuation of existing arboreal beauty in the neighborhood. Trees will be retained only in those areas to the sides and corners of the subject property while nearly all the others will be removed. This only enhances the corners, benefiting a few of the new and existing properties, and creates a further excuse not to extend Ridgefield Lane in the future. 2. Wilmington Lane Traffic. Auto traffic will increase substantially on Wilmington Lane if Ridgefield Lane is not extended through per the original plan for the neighborhood. It is shameful — and ugly — to leave Ridgefield Lane barricaded forever simply because it would be expensive for the developer to build the road. The interests being served here are totally those of the developer and ignore the long- term interest of all properties currently fronting Wilmington Lane. Neighborhood traffic will increase by over 500 trips per day, eliminating the relative peace and tranquility we moved here to enjoy. 3. Lot sizes. In some cases, lots are too small to do justice to the neighborhood. Two of the lot sizes are less than the 5,000 square foot minimum as described in Section 18.510.020.E. Lot 8, directly behind my lot, is approx. 4,700 sq. feet. Current lots surrounding this property — lots with houses that have contributed substantially to the value of the property — are nominally 10,000 square feet. Construction of single - garage houses (only one- or two- car garages is the plan per Chapter 18.765) on these lots 7, 8, & 9, will certainly have a negative impact on my current property value, as there will be three small houses directly abutting the rear 80 -foot property line. These properties will lessen neighborhood appeal. These three lots should be consolidated into two lots. Some beautiful trees could also be saved by doing this. 4. Maximum house height. Maximum proposed house height is 35 feet. Given the current approx. 15 feet of elevation change from my lot (Lot 3 of Wilmington Heights) to lot 8 (and lots 9 & 10), then these houses may be as much as 35 feet above the roofline of my house. Set back just 15 feet from the property line. This will not be attractive from the Wilmington Lane street side, and will definitely seem out of proportion in my back yard. 5. Private access drive. Proposed subdivision request Ch 18.705 (Access, Egress and Circulation) includes "...a private access drive" Where is it? C: \Old_Drv\GK\ravens.doc 02/14/00 Page 1 of 2 • • Summary I submit that this proposed subdivision is too dense to support the quality of life that this neighborhood currently presents its citizenry: • Trees will remain only at the edges. • Ridgefield Lane should be extended to promote neighborhood connectivity and ease the burden of Wilmington Lane. This has been very poorly thought out, and certainly does not consider the impact on the current neighborhood. Also, access to Bull Mountain Road should be required immediately for better construction traffic flow. • Lots 7 and 8 are too small. Lots 7, 8 & 9 should be combined into two Tots only. • House heights are proportionately too tall for skinny lots. ,e11 ,/ George R. Kanellis �o3 — s2Y -6 6 9 / C: \Old_Dry \GK\ravens.doc 02/14/00 Page 2 of 2 • • 11 Ill 3' ' A CITY OF TIGAR OREGON February 10, 2000 Dr. Gregory A. Cole 13083 SW Starview Drive Tigard, OR 97224 RE: SUB1999- 00006 /Ravens Ridge Subdivision Dear Mr. Cole: This is to acknowledge receipt of your letter dated February 5, 2000, concerning comments you have regarding the proposed subdivision in Tigard known as Ravens Ridge Subdivision .(City land use file. no. SUB1999- 00006). I will be reviewing the applicant's application submittal items for this project soon and wanted to inform you that your concerns will be considered when undergoing the review and preparing the decision. A copy of the notice of decision will be mailed to you once completed. If you have any questions, please call me at (503) 639 -4171, x407. Sincerely, Julia Powell Hajd Associate Planner is \curpin\julia\sub\ravens ridge property owner comments.doc c: SUB1999 -00006 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 gveg ,'f,,s 14 1999 -0000c • . • r. • RECEIVE Julia Powell Hadjuk 2/5/00 � �VNING Associate Planner. Planning Division City of Tigard FE B 0 8 2000 13125 SW Hall Blvd. Tigard, Oregon 97223 CITY o .IGARD Dear Ms. Hadjuk: I'm concerned that my comments will fall on deaf ears, but I'll make one last attempt to express my concerns about the planned Ravens Ridge Subdivision. For purposes of knowing where I reside, on the map provided me I am located on lot 3 of FORAM. My street address is 13083 SW Starview Drive. As I mentioned in the community meeting held to discuss planned development in this area, I am primarly concerned about the land immediately East and as well North of Tract A - Open Space (circled on the map I have provided). I am concerned that the placing of homes on this hillside will directly interfere with wildlife (which include racoons, deer, coyote, various birds, etc) and habitat of this area. I wish to strongly request, once again (as I did at the community meeting), that this area of foliage (including large, old evergreen trees) and wetlands habitat not be disturbed. I wish to recommend that any construction planned be placed above the line of evergreen trees (which runs North - South) at the top of this hillside. I recommend that construction in this area only be done to the East of the evergreen treeline on the cleared space which already exists (and not on the hillside). Construction below the Evergreen treeline will only lead to substantial damage to this sensitive wetlands area. Please reply back that you have received my letter. And I sincerely ask that you consider the concerns noted as being important enough for your positive consideration. n Dr. Gregory '. Cole 13083 SW Starview Drive Tigard, OR 97224 . ,74.074 vEN R • � �� 1 �.1i�iie%� ri ) � i _. DEVELOPMENT REVIEW PLANS 4.86 1. ig .--, LAMS 4 M • i. 11�9� �� „mow .. . ,.... vow . In1�` I MIIII X% X X » �• 1 N , .� e. =� \ 1 1 $ !7? : •• IIDI r� • ° "EN � � ` titill m _ SW FORAM SL \ i I ' • — — — I N N N \ ! VICINITY MAP sa -- / \ 13111,1111,1mimmorIN / ' u — T L_ oRGeox 977 — — \ �1y \ \ m N o 1 DEVELOPER N _ VCYOR I \ I i m $ I F xx a 4.3 DON CRGRIN E7Taraffn - SLR 1 ' • 1 \ w d I u w Box woo sA> HARRLS— dcY0NAC18 \\ I o, .• o t m. 4. A3S0C., INC. 'E F _ 1 6 ( 61 - 7690 IL= 11.11, MU mw. `I L -. - - _ - ' \\ ` I �, N p N P F AL (667) 661 -7920 TIMAM 011.611 117113-6177 ia� f I I " T \ \ I I 0 '`' c V o f 1•• .0011c (6w) 0>63111-3413.1 63111-3413.1 1 O y N m TLC (BOO eee -1979 11 i1 `J 1 \ \ , ! _ 1 p J L > ii i i o s Sheet hdex I 1- I; ;I ---z- - \ s. 1 O Iii 7.... Prelm Oroding Tree plat end Sh I i ; I 1 +p t n Preservateet ion Plen ik end Storm Drainage Plan I I I W I : I A- 1 \ — I / Sanitary Sewer. and Waterworks Plan 3 o 5 �— ° - j \I S.W. 131st AVE. 1 N Fixture Development Plan — 1I `F - - -- 6 \ J I 1 1 ;l s � Street Profiles ,per 6 of 6 1 6 -- 4. U \ 1 1 a 0 1 1 �r� R4 V�N ,p�T� • I 1 1 I L - - —1 DEVELOPMENT REVIEW PLANS u 1i 11 — t I \ 1 I O \ I I I TAX KO ::_1_{,,, lit- f i T°eNSF➢P IN TEE NT Or SECTION It I - - -- 4 a `"E \ LP 1 1 WILMING TON HEigH TS t. I I i I — - -- A --- I o e: \ a N o I COM M. O inuaxtrri REGON 1�Ydf I I I ! 1 1 w O 1 r0 I T' \ \ I I I m C7 CROSS AREA TAX LOT 100. I I � / i I r^ I 8 r I tit \ \ \ I 1 I I CRO35 AREA TAX LOT 200- la,129 S.F. / � 7 7 \ - , I ) m 6 s PROJECT LOT 7 4 • . . 6 61 S.F. 1 /.' [ — — ' \ \ \ \ -- — — — 1 — — — L — '� 1 PUBLIC RA( AREA .31!,789 as p� L — — --L — �. ` \ u N I S. W. MILMINCT0N LANE PR1vATE RAT AREA- 614.79 SF. 511 11b1h AMC ,, 1 1 \ \ ` — SLOPES EXCEEDING 251- 3.113 S.F. .n \ '_ ` 94.911 S.F. \ MEIL.ANO� _ _ _ _ __ •• I I — — — — — — — \ HER OP SPACE TRAC PARKS)- 0 EN 1.2 O1 AF. 1 — — — T- — T �•� - r \ — — _ — — \ SU970TAL -NET DEVELOPMENT AREA - 177.177 SF. (1.07 AC) — ,1 \ I ` 1 \ RESDENIIAL DENSITY TRANSFER- :Inn S.F. (425 X 94.811) 6 OVA— M[ rn 6CVI �� \ NAXI : E MDR ARBM 2045150 Si. 200,59.3 SF./5.00 SF. LOT- 142 LOTS MINIMUM NIiMTL OF LOTS • CITY OF TIGARD =MG R -7 10.2 • eof.. TAX MAP 25- 1 -09A4 LOTS 104 204 ANO 7000 AVERA(I LOT A 37.2 LOTS 13258 Sw euu. MRI. ROAD 1341,789 SF - 65.079 s' - 1/ OGARO. OREGON „ 4.113 5F - 39.981 S IO L0TS.S.5.32 0 0 R. Michael Done RECEIVED PLANNING February 14, 2000 FEB 1 6 2000 CITY OF TIGARD City of Tigard Planning Department Julia Powell Hajduk 13125 SW Hall Blvd., Tigard, OR 97223 Re: Ravens Ridge Subdivision Dear Ms. Hajduk; Per our phone conversation on February 14, 2000 it is my understanding the purposed development (Ravens Ridge) will not destroy or modify the current natural state on the south side of the development within 20 feet of the creek area. This area is habitat to many different types of birds and wildlife and one of the few places left on Bull Mountain were deer roam. This area is also on a steep incline and is a sensitive watershed area. Thank you for hearing my concerns and I hope this area will be kept in its current condition for the good of all Tigard. Re ards, ili , 0 / 10 f R. Micha-1 Done, RMD:cjf 13103 SW Starview Drive Tigard, OR 97224 (503) 256 -4842 Fax (503) 256 -6108 Email: Mdoneins@aol.com < • 4'0 REQUEST FOR COMMENTS CIO TI Community Deveropment Shaping A Better Community DATE January 31, 2000 TO: .Michael Miller, Operations Utility Manager FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk, Associate Planner (x4071 Phone: (503) 639-4171/Fax: (503) 684 -7297 SUBDIVISION [SUB] 1999 - 00006 /SENSITIVE LANDS REVIEW [SLR] 2000 -00001 • ➢ RAVENS RIDGE SUBDIVISION < A request for Subdivision approval to create 40, single - family lots on an approximate 7.85 acre site. The applicant is also requesting Sensitive Lands approval for construction on slopes greater than 25 %. There is a drainage way and wetlands on -site; however, the applicant is not proposing any development within this area. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. ZONE: R -7; Single - Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FEBRUARY 14, 2000. You may use the space provided below or attach a separate letter to return your comments. If von are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: L OC TI C l.. 1/a71D6L.. W(I -trJS To Ise SvtcrL4- A-.op IOF'S or T c s7TLEET,/iferwc, 7 FEET a LeC F Tt,r Len-13 . rrAcu ° ' T� /4-14v6 Inn, N t V1/4."4. S' EPt4(14 -rusn1 OP le, SA t. LT4&-j Ste. Cz& J c til (./ O O Vv a'Qb�t7 rllb� �F ST(LEFi ,Q� Q�LA b 7 Le��/ T�12� Aen/ PLC �h/f TFf'at.c 18,AALt toe /J - or /1-N E.vCi s - rove. 4" e,43-- l26N Gi/lm &.. 17/1A Al Loc ii T V) E4 ST t' F $v-o 57)Ax.., St.) IV g T - .;;;- j a /1 • r,, y - (Tease provide the fo&rwing information) Name of Persons) Commenting: ofl t i% - /1 , I Phone Number(s): X 3Rs— • 0 ilk • CITY Of TIGARD / - ... --. .-.. ' ../ S.W. RIDUft.PIELD — — -- — — -- — _ . Tr:Ft MT: --1 trl I \ 1 2 3 4 5 6 1 1 - - -I I --- 1 2 1 w 120AD_ A _ • .. - 7 _ I. 2 - - - - -- i TAX MAP 2S-1-9AE " N \ I Z TAX MAP 2S-1-9A13 il 0 1 6 • TAX LOT 100 11- 0 TAX U3T 400 8 1 /- 3 0 I Z 14 13 12 11 ? ° (/) _ I j 1 Ill P.1 4 / / 15 16 17 18 - - 4 0 1 0 .././ S.W. WILMINGTON LANE - • ...—_-_-. -.... - '1 Z ----- . ___ ..-- -- 1 . - _••\\ ii I ® 1 Z 24 23 22 21 20 19 5 1 '' Z TAX 1.107 25-1-901 1 / - < TAX MAP 2S-1-9A8 TAX LOT 200 / TAX LOT 300 39 , -JI , 13- 25 26 27 28 • 29 30 , - • 38 0 Ce - TAX MAP 20-1-908 TAX LOT 1201 . 0 1 32 / 31 36 37 - ' 5. - --- - LL . , __ FORAM I T 12 us ' ,-- TAX MAP 20-1-9AA IZI rg 70 / 34 I "- .. ,.......... can TAX LOT 1100 . . 0 33 TAX MAP 25-1-900 .„... TRACT A TAX LOT 900 I I , ,-. CM. SPACE >"' I I I I - I - - I - vico ofbik 0 I 4 1 0 5 I I I 2 I 3 / • I I \ II I I I I - - -I- - - 7:. - 7.1' \I • ' - SW STAMV1EW DRIVE .---I-- ----------,..---- ' ‘, 1 _ . ■ • / 11 1 11 \ / • 1 \ 11 1 11 \ \... \ ''. 1 9 11 8 7 I 6 1 „ '- I - \ 10 I II I It 1 i ll it7; I 11 \ I II I It \ li - I II- — - 1, I I- ‘ - lel I I ------ - II 31 II 11 IA I 1 • ' rT I I j ! 1- -I- --1- -- CITY OF TIGARD SUBI999-00006/SLR2000-00001 . . SITE PLAN N RAVENS RIDGE SUBDIVISION ! (Map is not to scale) WW 2 16....- III CITY ofTIGARD = GEOGRAPHIC INFORMATION SYSTEM lit► A � �` r���N���� ��� / , • �� ,'. 3 I VICI MAP , 'IO C ,, � .' ' t, = CHVIEW • Illh 1. �I ISO SUBI999 -00006 � "Aa ♦ 44 TALeN LN S112000 -00001 c' ale ♦ SW ■r •P • •• F • •/ r I RAVENS RIDGE p WOOD � ■■� - r- r P . thig N �alO •` SUBDIVISION Nis= i ii off. • ♦ Vill �� � � � III 3 . dr 7 SW GAARDE ST ■ .p- I : jail ' o o P �. TAX LOTS al Vikii \ . _ / SW CHANDLER I �r ' ALPINE VIEW 11111 11111 • - ` • DU L-11LL� X, 1 . S W aTAR1EW OR. 1116 111 0 200 100 600 Feat � BM • CO: CT t ^. NT Nor di i : e76 teat .♦ 44111 ,- i'l BIRDSVIE ww � rd . �. City of E Tiga • w Information on this map is for Qonoral location only and La should be verified with the Development Services Division. • - — 13125 SW Hall Blvd . 411 r R 722 C� De ■- .,,I 11, ._'I, • hllp:Tig ard, / cL9ie 9 t rd.or 3 .us • Commun Developm Plot dates Jan 21, 2000; C:lmagtc�MAGICO3.APR • 4 n REQUEST FOR COMMENTS C IO TI Community Deveropment Shaping A Better Community DATE: January 31, 2000 � TO: Julia Huffman, USA/SWM Program FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Haiduk, Associate Planner (x407) Phone: [5031 639-4111/Fax: [503) 684 -1291 SUBDIVISION (SUBI 1999 - 00006 /SENSITIVE LANDS REVIEW [SLR] 2000 -00001 ➢ RAVENS RIDGE SUBDIVISION < A request for Subdivision approval to create 40, single - family Tots on an approximate 7.85 acre site. The applicant is also requesting Sensitive Lands approval for construction on slopes greater than 25 %. There is a drainage way and wetlands on -site; however, the applicant is not proposing any development within this area. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north • of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. ZONE: R -7; Single - Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan, Vicinity Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FEBRUARY 14, 2000. You may use the space provided below or attach a separate letter to return your comments. 11 you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: i ��� We have reviewed the proposal and have no objections to it. 1 u Please contact f \\it �. of our office. Please refer to the enclosed letter. J ;� 3 'L;;I:J , Written comments provided below: 1,;u -- edr - 4. 1 )), A CA—t • (P(ease provufe the foffcrwing information) Name of Person[s] Commenting: \ "\J\ r. , c-1 rt J o Phone Humberto]: V1 — /3/ I • • 111/ Urr UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY RECEIVED PLANNING MEMORANDUM FEB 2 2 2000 CITY OF TIGARD DATE: February 17, 2000 TO: Julia Hajduk, City of Tigard FROM: Julia Huffman, USA SUBJECT: Ravens Ridge Subdivision, SUB 1999 - 00006 /SLR 2000 -00001 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R &O 96 -44 (Unified Sewerage Agency's Construction. Design Standards, July 1996 edition or current R &O or amendments). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R &O 96 -44. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R &O 96 -44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25 -year, 24 -hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY . Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA A "Sensitive Area" exists. Developer must preserve a 25 -foot corridor as described in R &O 96- 44 separating the sensitive area from the impact of development. The creek, wetland/sensitive area shall be identified on plans. • 155 North First Avenue, Suite 270, MS 10 Phone: 503/648 -8621 Hillsboro, Oregon 97124 FAX: 503/640 -3525 February 17, 2000 Julia Hajduk, City of Tigard Ravens Ridge Subdivision Page 2 DIVISION OF STATE LANDS /CORPS OF ENGINEERS A DSL /Corps of Engineers permit is required for any work in the creek or wetlands. EROSION CONTROL A joint 1200 -C erosion control permit is required. 02/17/00 17:35 FAX 503 6403525 UNIFIED SEWERAGE AGENCY fj001 • • • „„, ,m REQUEST FOR COMMENTS CITY . fl . Community cDevetopment • SfrapingA Better Community \ DATE January 31, 2000 ) TO: . Julia Huffman, USA/SWM Program • FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Haiduk, Associate Planner (x407) Phone: (503) 839- 4171/Fax: (503) 684 -7297 SUBDIVISION (SURD 1999- 00006 /SENSITIVE LANDS REVIEW (SLID 2000 -00001 > RAVENS RIDGE SUBDIVISION < A request for Subdivision approval to create 40, single- family lots on an approximate 7.85 acre site. The , applicant is also requesting Sensitive Lands approval for construction on slopes greater than 25 %. There is a drainage way and wetlands on -site; however, the applicant is not proposing any development within this area. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north 1 of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. ZONE: R -7; Single- Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). _ „ Attached are the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK at': FEBRUARY 14 2000. You may use the space provided below or attach a separate letter to return your comments. 11 You are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CKECKTNE FOLLOWING ITEMS THAT APPLY: :.... - ....: We have reviewed the proposal and have no objections to it. .; 'r i. _ t:": II 1 `' i j' ' Please contact . I r' of our office. Please refer to the enclosed letter. ; f Jt . 1 lir: ; J Written comments provided below: �; ` :; - — c e \r‘kf. X o y to G%( r; v - v . v1.h r ►, j „ ) I (Please provide the fofouring infonnation) flame of Persons) Commenting: \NA,-_ -- 2 1) - 1)0 1 Phone Humberto): Ati — qa/ 02/17/00 17:37 FAX 503 6403525 UNIFIED SEWERAGE AGENCY g1002 • • u A f UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM • DATE: February 17, 2000 TO: Julia Hajduk, City of Tigard . FROM: Julia Huffman, USA U / ,/1 SUBJECT: Ravens Ridge Subdivision, SUB 1999- 00006 /SLR 2000 -00001 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R &O 96 -44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition or current R &O or amendments). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R &O 96 -44. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R &O 96 -44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25 -year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY • Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA A "Sensitive Area" exists. Developer must preserve a 25 -foot corridor as described in R &O 96- 44 separating the sensitive area from the impact of development. The creek, wetland/sensitive area shall be identified on plans. • • 155 North First Avenue, Suite 270, MS 10 Phone: 503/648 -8621 r w\ W. cn7/Cwn OG7C 02/17/00 17:37 FAX 503 6403525 UNIFIED SEWERAGE AGENCY Q003 w . • February 17, 2000 Julia Hajduk, City of Tigard Ravens Ridge Subdivision Page 2 DIVISION OF STATE LANDS /CORPS OF ENGINEERS A DSL/Corps of Engineers permit is required for any work in the creek or wetlands. EROSION CONTROL A joint 1200 -C erosion control permit is required. • 02/04/2000 09:59 FAX 5038084375 CENWP -OP -G X001 /002 • U. S. MEW Caps of Fi°een ®NWP -OP O . • P.O. Box 2946 • • • Patin& OR 971082946 FAX (503) SOS -4375 . • . - ' - r.:7t" "tit'i:i�iti�`h c 1r- ( „T�ri r at: -. 2•.:�:. "- N .y!ar: :_ L' Ji' I.2 � . la 'L [ - L.;, . jr r. " � .I .. Lt } }�r.�:1 L r •lar irn � . t : • :.,};r•r.��i. rt , • Th ..�., .0% , "A L ti. r - 2 . 1 t Fr'`"'t - = ' : ' - :- ', " -;4 - r .. .�, �', { , r 7-1 I r � ■ try �':i4:�_�; c �{ E i :�_ t1" . :rLt J r �' • .: - - .- diL�' j :: '1 • { r r :i . - _ _:f_ '. j'c L. ltc.l1:. lil _t,�?{ {,f . ''tom 7 u _ < a h- r - � r ` . _ _. � f { L.y � Y t - - t s:• t .� • , .. +} q :.�u� ? :: ' + r c i it r � Rr l r 1 c v i. ���� S I { } u?; , L ., "l r : •nl rt•t. { � - - t • • To: Fax ' s-03 Cssli. — 7 ; ql • From: Date: • - - J 0 • Re: Pages: • CC: . 0 Urgent x For Review 0 Ptease•Commen 0 Please Reply ❑ Please Recycle • • • • • • • • 02/04/2000 09:59 FAX 5038084375 CENWP -OP -G 1j 002 /002 ------------ • . V n: ItR: . • REQUEST FOR COMMENTS C Community tDeve(opment Shaping Better Community DATE January 31, 2000 • TO: US Annv Corps. of Engineers • FROM: City ern Planning (WNW CONTACT: Julia Powell H a' s [5031684-1291 ii Phone: [503163 9-411 l/Fax SUBDIVISION ISM 1999 - 00006 /SENSITIVE LANDS REVIEW ISM 2000 -00001 RAVENS RIDGE SUBDIVISION Q A r nest for Subdivision approval to crea 40, single - family lots on an a r Xim ater than cr e s ite. The applicant is also requesting Sensitive Lands approval forc not proposing any development withi no�th • a drainage way and wetlands on -site; however, the applicant area. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington La no north of SW Bu Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. ZONE: R 77 ; The purpose of Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; the R -7 zoning district is to establish sites for single - family detached and a h ed units for Code Ch dept I ' residential developments. APPLICABLE REVIEW CRITERI 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts ) ; 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off -Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). Attached are the Slte P1a0. Vlcinity Map and Applicant's Statement for your review. From n information supplied prepared v various and a decision and and agencies and from other information available to our staff, a report and recommendation ► _ EED YOU' -C � ► ■ ' C be rendered on the proposal in the near future. If you wish to comment on this app BY: FEBRUARY 14, 2000. You may use the space provided below � above with sous comments confirm your nt s in unable to respond bit the above date, please phone the staff contact writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hail Boulevard, Tigard, OR 97223. PLEASE MENTHE FOI,LOWING ITEMS THAT APPLY: ( y We have reviewed the proposal and have no objections to it. of our office. _ Please contact Please refer to the enclosed letter. Written comments provided below: , i v AIRAAAti- 4 a c„...z.(‘-.1.,..1.61.66 --tyri )ii„pez-eA- -5w5As.r C.Q , 2.4r dam/ . i I • (cPfease provide the fo owing mfonnation) Mame of Personisl Commenting: I I • ` Phone Humberto): ?C g - 4 Feb -02 -00 07:31A TCI : _Helens 503 397 5686 P_01 TCI • FAX COVER SHEET DATE: / ,� ,% 6 TIME: : C'. / /y7 - TO : c. .0 - EjL�.�11;•w , . v F ROM : • / ' Zl �� Ty e -'`T tc C �r- ����.��C�r� �. 4;17* TUALATIN VALLEY 14200 S.W. BRIGADOON CT. BEAVERTON, OREGON 97005 PHONE: (503) 605 -4895 FAX: (503) 646 -8004 NUMBER OF PAGES IN THIS TRANSMISSION INCLUDING THIS COVER SHEET: NOTES: • TCI of Tuafalin :`alley, Irc. 14200 S.'N. 8rigadoon Court Beaverton. OR 37005 1503)605 -4835 FAX (503) 646 -8004 An E,oal Oopormnay E:npkyar � / Feb -02 -00 07:31A TCI :.Helens 503.397 5686 P.02 fi REQUEST FOR COMMENTS „ a . ' CITY OF TIG4RD (bmtnunity , tk refop Shaping_ 1 (Better Community DATE: January 31, 2000 TO: Pat McGann, AT &T Cable FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk, Associate Planner [x4071 Phone: 15031 639-4171/Fax: [5031684 -1297 SUBDIVISION (SUM 1999 - 00006 /SENSITIVE LANDS REVIEW (SLR] 2000 -00001 • . RAVENS RIDGE SUBDIVISION tz A request for Subdivision approval to create 40, single - family lots on an approximate 7.85 acre site. The applicant is also requesting Sensitive Lands approval for construction on slopes greater than 25 %. There is a drainage way and wetlands on -site; however, the applicant is not proposing any development within this area. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. ZONE: R -7; Single - Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FEBRUARY 14, 2000. You may use the space provided below or attach a separate letter to return your comments. 1l you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THATAPPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: • • • (Please provide t(e f it -owing infortttatiwt) Name of Personts1 Commenting T /,, / I A/.N 1 Phone Humber[s1: c;, }) 6 C ; — • �►,, A REQUEST FOR 41,,T42 CITY OF TIGARD COMM! I D PLANNING Community Devetopment Shaping Better Community DATE: January 31, 2000 FEB 0 5 2000 TO: Jim Wolf, Tigard Police Department Crime Prevention Officer CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Haiduk, Associate Planner (x401) Phone: (503) 639- 4171/Fax: (503) 684 -1297 SUBDIVISION (SUB)1999- 00006 /SENSITIVE LANDS REVIEW [SLR) 2000 -00001 ➢ RAVENS RIDGE SUBDIVISION < A request for Subdivision approval to create 40, single - family lots on an approximate 7.85 acre site. The applicant is also requesting Sensitive Lands approval for construction on slopes greater than 25 %. There is a drainage way and wetlands on -site; however, the applicant is not proposing any development within this area. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. ZONE: R -7; Single - Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan, Vicinity Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FEBRUARY 14, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in • writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: (Please provufe the foltowing information) Name of Personts) Commenting: ) M \ I Phone !Imbeds): \,(1,1t. - • x 110 • • REQUEST FOR COMMENTS O TI CITY OF TIGARD Community Deve(opment ShapingA Better Community DATE: January 31, 2000 1 C TO: Lori Dorsey, US West Communications A FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Haiduk, Associate Planner (x4011 Phone: 15031 639-4171/Fax: (503) 684-1297 SUBDIVISION (SUB) 1999 - 00006 /SENSITIVE LANDS REVIEW [SLID 2000 -00001 ➢ RAVENS RIDGE SUBDIVISION Q A request for Subdivision approval to create 40, single - family lots on an approximate 7.85 acre site. The applicant is also requesting Sensitive Lands approval for construction on slopes greater than 25 %. There is a drainage way and wetlands on -site; however, the applicant is not proposing any development within this area. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north • of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. ZONE: R -7; Single - Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan, Vicinity Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FEBRUARY 14, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. x_ Written comments provided below: aoc S . .p.QEA • • (B1 ase provide the fodowing information) Name of Person(sl Commenting: - I Phone Number(sl: a- a - Sq �, • REQUEST FOR COMMENTS ECEIVED PLl1NNIN[ac�TV OF TIGARD ' Community (Development Shaping Better Community DATE: January 31, 2000 FEB 0 3 2000 TO: Brian Moore, PGE Service Design Consultant CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Haiduk, Associate Planner [x4071 Phone: [503) 63 - 4111 /Fax: [503) 684 -1291 SUBDIVISION [SUM 1999-00006/SENSITIVE LAN RE [SE 2000 -00001 ➢ RAVENS RIDGE SUBDIVISION Q A request for Subdivision approval to create 40, single - family lots on an approximate 7.85 acre site. The applicant is also requesting Sensitive Lands approval for construction on slopes greater than 25 %. There is a drainage way and wetlands on -site; however, the applicant is not proposing any development within this area. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. ZONE: R -7; Single- Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FEBRUARY 14, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: I (T ase provitfe the foaming information) Name of Persons) Commenting: e Phone Humberto): • • • REQUF MENTS '` CITY OF TIOARD Community Deve1opment DATE: January 31, 2000 EB 12.000 Shaping Better Community TO: Gary Lampella, Building Official cmi of GARD FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Haldull, Associate Planner (x4011 Phone: (503) 639 -4111 /Fax: (5031 684-1291 SUBDIVISION (SUM 1999 - 00006 /SENSITIVE LANDS REVIEW MLR] 2000 -00001 ➢ RAVENS RIDGE SUBDIVISION Q A request for Subdivision approval to create 40, single - family Tots on an approximate 7.85 acre site. The applicant is also requesting Sensitive Lands approval for construction on slopes greater than 25 %. There is a drainage way and wetlands on -site; however, the applicant is not proposing any development within this area. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. ZONE: R -7; Single- Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FEBRUARY 14, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: (S ' 1,15z, k6 d� • • (Please provide the foffcnving information) Name of Persontsl Commenting: '(Zo.) Phone Humberto]: • Page l of l • 1. All Tots with a grade of 25% or more shall have there respective foundation design completed by a Licensed Oregon Engineer. Said designs shall accompany the permit application. From Adapt Engineering Report- Page 4 - Conclusions and Recommendations Paragraph 2, The Building Department shall be advised on the remediation used. Paragraph 3 - The acceptance of the design parameters for all retaining walls shall be designed by a Licensed Oregon Engineer, said designs shall accompany permit applications. 3. Page 5 - Cut and Fill Design - Keyways and Benches shall be designed by a Licensed Oregon Engineer, Said designs shall accompany permit applications. From the Drawings, Sheet 1 of 5 - Fire Department Access - The Fire Department shall approve this secondary access. As shown it does not comply with the Fire Code. Bob Poskin RECEIVED PLANNING FEB 01 2000 CITY OF TIGARD �S 6// U ff�J �¢a�i FN T file: / /C: \WINDOWS \TEMP \GW }00001.HTM .01/31/2000 • 0 0 REQUEST FOR COMMENTS''' C ITY OF TIGARD RECEIVED PLANNING Devetpment Shaping _A Better Community DATE: January 31, 2000 //,,�,,�� JAN 3 1 2000 TO: John Roy, Property Manager /Operations Department r% CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTAC : ulia Powell Haiduk, Associate Planner (x407) Phone: (5031 639-4171/Fax: (503) 684 -1291 SUBDIVISION (SUBI 1999 - 00006 /SENSITIVE LANDS REVIEW (SLR) 2000 -00001 > RAVENS RIDGE SUBDIVISION < A request for Subdivision approval to create 40, single - family lots on an approximate 7.85 acre site. The applicant is also requesting Sensitive Lands approval for construction on slopes greater than 25 %. There is , a drainage way and wetlands on -site; however, the applicant is not proposing any development within this area. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. ZONE: R -7; Single - Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). Attached are the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FEBRUARY 14, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed t p posal have no bjections to it. Please contact �t of our office. _ Please refer to the enclosed letter. Written co men s,- ro ided below: U / 1 1 , e,) ‘ �� , ,a- - I d71 ; - Z Ai ',4 il‘ _0 .., . , - 4 - - 'At zi b " -) 060A G7L ; -A / A // gl . AEA ‘" / (Please provide the fo (owing information) Name of Persontsl Commenting: I Phone Number[sl: ( S - - 5 3 s I . . • • AFFIDAVIT OF MAILING `12 car OF MARD Community (Development S hoping A Better Community STATE OAF OREGON ) County of Washington ) ss. City of igard ) I , Tatricia L. Lunsford, being first duly sworn /affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s) Bebw) © NOTICE OF PENDING LAND USE APPLICATION FOR: SUB 1 999 - 00006 /SLR2000 -00001 - RAVENS RIDGE SUBDIVISION ❑ AMENDED NOTICE . (File No/Name Reference) • ® City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: ❑ AMENDED NOTICE (File No/Name Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: G7/ / ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: C/ ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF: (Type/Knd of Notice) FOR: Of7 I (File No/Name Reference) (Date of Public Hearing, if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION /NOTICE OF FINAL ORDER /OTHER NOTICE[Sl of which is attached, mar Ibit "A ", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit' , o n lanua _- 200 Vand deposited i the United States Mail on January 31, 2000, postage prepaid. ` / r( ,i , (P- o.'at - ed►otic Subscribed and sworn /affirmed before me on the / ' day of , 2000. ° > OFFICIAL SEAL ^� TAR C Nil 61 ;< : is - \ , / COM PUBLIC-OREGON N 3 My Commission Expires: ,2 /3 20(2L? MY COMMISSION EXPIRES MAY 13, 2003 NOTICE TO MORTGAGEE, LIENHO•R, VENDOR OR SELLER: • EXHIBIT A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. q NOTICE OF PENDING LAND USE APPLICATION 12 SUBDIVISION CITY OF TIGARD Community Development Shaping A Better Community 500 -FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: January 31, 2000 FILE NUMBERS: SUBDIVISION [SUM 1999-00006 SENSITIVE LANDS REVIEW [SLRI 2000 -00001 FILE NAME: RAVENS RIDGE SUBDIVISION PROPOSAL: A request for Subdivision approval to create 40, single - family lots on an approximate 7.85 acre site. The applicant is also requesting Sensitive Lands approval for construction on slopes greater than 25 %. There is a drainage way and wetlands on -site; however, the applicant is not proposing any development within this area. ZONE: R -7; Single - Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775, 18.790, 18.795 and 18.810. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON FEBRUARY 14. 2000. All comments should be directed to Julia Powell Hajduk. Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639 -4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION - MAKING PROCESS WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and /or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. SUB1999- 00006 /SLR2000 -00001 — RAVENS RIDGE SUBDIVISION 14 -DAY PROPERTY OWNER NOTIFICATION Failure of any party to address relevant approval criteria with efficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE 11 ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION - MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14 -day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. . ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City- recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION /EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." e7av IP ^ K �= IM VICINITY MAP __ whim ill Mh 111 , � � i r.,so• r w SUBI999 -00006 OM ;,� ,�� � SLR2000 -00001 RAVEN'S RIDGE eat mr.' ( 'A;\* I `f�ltnv no � -• I SUBDIVISION 4 0 ISM SW °MADE ST LI \ (i I I 1 1 p,. 1: I' WE • \ � TAX LOTS wI� ♦ s_ i • I I 1 !�� \ter• • -mow i I' .- ," ' iii • LI :.�!!' _ rill N a - t om I _ - = � __ i , W.' I .k, 1 : ' I I MIA 1. ' rialial*°' . - '� curorraaa •ir.. \ I . ., . NB < III _. -...a � SUB1999- 00006 /SLR2000-00001 - RAVENS RIDGE SUBDIVISION 14 -DAY PROPERTY OWNER NOTIFICATION 5 . 1 6 1 - 6 (/ oF57s: • EXHIBIT t: 2S104DC -05800 2S104DC -06600 PAULL LIVING TRUST MICLAU ION & MARIA 13277 SW BULL MTN RD 13814 SW FERNRIDGE TERR TIGARD, OR 97224 TIGARD, OR 97223 2S 104DC -06700 2S 104 DC -06800 KIM SANG WOO & YUN SIL ARVIDSON THOMAS J & LINDA E 13842 SW FERNRIDGE TERR 13870 SW FERNRIDGE TERR TIGARD, OR 97224 TIGARD, OR 97223 25104DC -08300 2S104DC -08800 GRAVES TIM & GILDA G WILL ANDREA 13195 SW MORNING STAR DR 13293 SW WOODSHIRE LN TIGARD, OR 97223 TIGARD, OR 97223 2S 104 DC -08900 2S 104DC -09000 BERNKLAU JAMES W & DIANNA M FULLER SCOTT E 13220 SW WOODSHIRE LN 13178 SW WOODSHIRE LN TIGARD, OR 97223 TIGARD, OR 97223 2S 104DC -09100 2S 104DC -09200 ROSE RICHARD J & RENEE R STOLZENBURG SCOTT W & .13156 SW WOODSHIRE LN 13134 SW WOODSHIRE LN TIGARD, OR 97223 TIGARD, OR 97223 2S104DC -09300 2S104DC -09400 NGUYEN HACH Q & MICHELLE T MOHIDEKAR ATUL A & BHARATHI R 13112 SW WOODSHIRE LN 13070 SW WOODSHIRE TIGARD, OR 97224 TIGARD, OR 97223 2S1 04 DC -09500 2S 104DC -09600 GOLESTANEH MOHNSEN WERNER DALE L & SUSAN L 13087 SW WOODSHIRE LN 13190 SW MORNINGSTAR DR TIGARD, OR 97223 TIGARD, OR 97223 2S 104DD -01000 2S 104DD -01700 WALKER TIMOTHY E & LORINA B KERRIGAN THOMAS C & DIANE L 13757 SW 130TH PL 12945 SW RIDGEFIELD DR. TIGARD, OR 97223 TIGARD, OR 97223 2S104DD -01800 2S104DD -01900 • FRIESEN JOHNNY N & STACEY L KEAM ANDREW & JULIE 12939 SW RIDGEFIELD LN 12880 SW RIDGEFIELD LN TIGARD, OR 97223 TIGARD, OR 97223 2S 104DD -02000 2S 104DD -02100 SCHWERDT DAVID P & KATHI M BURNETT BRIAN K & SANDRA M 12876 SW RIDGEFIELD LN 12862 SW RIDGEFIELD LN TIGARD, OR 97223 TIGARD, OR 97223 • • • 2S104DD -02200 2S104DD -02300 ROBERTS SCOTT & GORSKI PHIL J & 12858 SW RIDGEFIELD LN 12834 SW RIDGEFIELD LN TIGARD, OR 97223 TIGARD, OR 97223 2S104DD -02400 2S104DD -02500 LAUINGER RICHARD D & SANDRA K LONG GARY D & DIANE E 12887 SW RIDGEFIELD LN 12879 SW RIDGEFIELD LN TIGARD, OR 97223 TIGARD, OR 97223 2S104DD -02600 2S104DD -02700 RODGERS JEFFREY & CINDY L BROWN MANDY J & 10889 SW DOVER CT 12859 SW RIDGEFIELD LN TIGARD, OR 97224 PORTLAND, OR 97224 2S 104DD -0290 1 2 104DD -03000 TI t . RD CI ► • F TIG D CITY 13125 HALL 13125 ALL ARD, • ' 97223 RD, 0 7223 2S104DD -07200 2S109A0 -01701 ELK HORN RIDGE ESTATES LLC BERRY JEFFERY P PO BOX 60051 13175 SW BULL MTN RD SHORELINE, WA 98160 TIGARD, OR 97223 2S109A0 -01900 2S109AA -01100 PRICE C ELIZABETH AND DANG CHI THE & VINH VU 4875 SW 78TH AVE #241 12975 SW BULL MOUNTAIN RD PORTLAND, OR 97225 TIGARD, OR 97224 2S109AA -01200 109AA -01201 CASCADE COMMUNITIES INC DAN I & VINH VU 13535 SE 145TH 1297 MOUNTAIN RD CLACKAMAS, OR 97045 T ARD, OR 972 2S109AA -01300 2S109AA -01400 WINGROVE PETER M & CINDY A HEMRY KURT T AND NANCY J 12997 SW STARVIEW DR 12987 SW STARVIEW DR TIGARD, OR 97223 TIGARD, OR 97224 2S 109AA -01500 2S 109AA -01600 ST PETER MATTHEW P & JULIE S MURRAY KEVIN P.& BRIGITTE M 14356 SW 130TH AVE 14378 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -01700 2S109AA -01800 BOYD TERRENCE M AND DEE ANN HOSMAN ROBERT M 14390 SW 130TH AVE 14412 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 • • • • • 2S109AA -01900 2S109AA -02000 MOREN WILLIAM D & OLDEN KEN J 14434 SW 130TH AVE 14450 SW 130TH TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -02100 2S109AA -02200 ALTENDORF LAWRENCE N & JO ANN LUNZER JEFFREY L & CATHY A 14472 SW 130TH 14467 SW 130TH AVE TIGARD, OR 97223 TIGARD, OR 97224 25 109AA -02300 2S 109AA -02400 CAMPBELL PAUL T AND DEANA L WHITE SCOTT A & LAURIE L 14445 SW 130TH 14423 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -02500 2S109AA -02700 COOK LUCIAN W & ELAINE B TEA JOHN K & ELIZABETH C 12990 SW STARVIEW DR 12905 SW WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97223 2S109AA -02800 2S109AA -02900 EUBANKS BILL J & DONNA J KANELLIS GEORGE 12929 SW WILMINGTON LN 12933 SW WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -03000 2S109AA -03100 SMITH JOSEPH M & LAURA M NELSON CHAD T 12987 SW WILMINGTON LN 12998 SW WILMINGTON TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -03200 2S109AA -03300 BERNHARDT MICHAEL E & GUM JON A & ANNA L 12972 SW WILMINGTON LN • 12958 SW WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -03400 2S109AA -03500 GOBLE ROBERT E & PAULINE V BOSZE EDWARD & JENNIFER A 12944 WILMINGTON LN 12930 SW WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -03600 2S109AA -03700 AL- KHATIB BELAL FORTIER ALAN & JANET B 12916 SW WILMINGTON LN 12902 WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97224 2 109AA -0 0 2S109AA -03900 TIG ITY OF ELK HORN RIDGE ESTATES LLC 13 S ALL 9020 SW WASHINGTON SQUARE DR IGARD, OR 97223 PORTLAND, OR 97223 • • 2S109AB -00100 S109AB -00200 SHULTZ JAMES R & MADELINE E SH Z JA R & MADELINE E 13268 SW BULL MTN RD 13268 ULL MTN RD TIGARD, OR 97224 RD, OR 224 2S109AB -00300 2S109AB -00400 STEBBINS GLORIA M TR RIPPEY S K PO BOX 2686 13271 SW BULL MTN RD TUALATIN, OR 97062 TIGARD, OR 97224 2S109AB -00500 2S109AB -00600 RIPPEY SHIRLEY K BOLTON BETTY J 13271 SW BULL MTN RD 13269 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97223 2S109AB -00700 2S109AB -00800 DEUTH ROBERT & CAROL J BEAUDOIN JEFFREY L 22340 SW AEBISCHER RD 13279 SW BULL MOUNTAIN RD SHERWOOD, OR 97140 TIGARD, OR 97224 2S109AB -00900 2S109AB -01000 METZLER EDWARD J & SAUNDRA C MURPHY EDWIN ELLIOTT TRUSTEE 13267 SW BULL MTN RD 13255 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97224 • 2S109A6-01100 2S109AB -01400 PALMROSE DAVID H & SONU C SWAN ROBERT J DONNA B 13265 SW BULL MOUNTAIN RD 13285 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97223 2S109AB -01600 2S109AB -05700 BLACKABY JAMES R TRUSTEE FORAN PATRICIA A 13379 SW BULL MTN RD 13145 SW BULL MOUNTAIN RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -05800 2S109AB -05900 NAHM KEVIN I & ALICE S DONE R MICHAEL 13135 SW BULL MOUNTAIN RD 13103 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -06000 2S109AB -06100 HENRY -DORR OLIVIA & COLE GREGORY A 13095 SW STARVIEW DR 13083 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -06200 2S109AB -06300 GRAU DAVID P SR & PENNY S MCGETRICK DANIEL K & KELLY L 13071 SW STARVIEW DR 13063 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 , • • 2S109AB -06400 2S109AB -06500 REMLEY JOHN M & ELIZABETH A STOPPA ROBERT & 13060 SW STARVIEW DR 13072 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -06600 2S109AB -06700 VANDERMEULEN FREDERICK E & YUN DAVILLA RICK D & 13084 SW STARVIEW DR -13098 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -06800 • 2S109AB -06900 SCHLOSS JAMES H & O'MARA SHARONE 13102 SW STARVIEW DR 2 OSWEGO SUMMIT TIGARD, OR 97224 LAKE OSWEGO, OR 97035 2S109AB -07000 2S109AD -01800 FORAN FRANK B & PATRICIA A MOORE DAVID M & KAROLE S 13145 SW BULL MTN RD 14494 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 2S109AD -03600 2S109AD -03700 BATES ROGER G & SHERRI L WALLENBURN DONALD L & MARY K 14503 SW 130TH AVE 14481 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 DON GRIM GRIM LOGGING CO. PO:;:BOX 5930 SALEM OR 97304 JAY HARRIS HARRIS - MCMONAGLE ASSOCIATES 12555 SW HALL BOULEVARD TIGARD OR 97223 SPENCER VAIL 4505 NE 24TH PORTLAND OR 97211 • REQUEST FOR COMMENTS c� o IGARD Community (Development 4 Shaping A Better Community DATE January 31, 2000 TO: PER ATTACHED • FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Halduk, Associate Planner (x4011 Phone: (503) 639- 4111 /Fax: (503) 684 -7291 SUBDIVISION [SUBI 1999- 00006 /SENSITIVE LANDS REVIEW [SLID 2000 -00001 ➢ RAVENS RIDGE SUBDIVISION < A request for Subdivision approval to create 40, single - family Tots on an approximate 7.85 acre site. The applicant is also requesting Sensitive Lands approval for construction on slopes greater than 25 %. There is a drainage way and wetlands on -site; however, the applicant is not proposing any development within this area. LOCATION: The project site is located west of SW Ridgefield Lane and SW Wilmington Lane, north of SW Bull Mountain Road; WCTM 2S109AB, Tax Lots 100, 200 and 7000. ZONE: R -7; Single - Family Medium Density Residential - 5,000 Square Feet Attached Per Unit, 7 Units Per Acre; R -7. The purpose of the R -7 zoning district is to establish sites for single - family detached and attached units for medium density residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off- Street Parking); 18.775 (Sensitive Lands); 18.790 (Tree Removal); 18.795 (Visual Clearance 1 Areas); and 18.810 (Street and Utility Improvement Standards). Attached are the Site PIan,ViCinity Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FEBRUARY 14, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: (BCease provide the fodowing information) Name of Personisl Commenting: Phone Numhertsl: CITY §TIGARD REQUEST FOR COM NTS c NOTIFICATION LIT FOR LAND USE & COMMUNITY DEVELOPMENVAPPLICATIONS CIT Area: [C1 [n M (Si O CITIZEN INVOLVEMENT TEAMS CO Place tor review In Ubrary Ctr Booktsl I FILE NMI.: Sub 1999- (9.0004/Q-12 2000 a 000/ FILE NADIRS]: &gve/6 ( U 4 CITY OFFICES I LONG RANGE PLANNING /Nadine Smith, supervisor COMMUNITY DVLPMNT. DEPT.kn o rts. svo. Trcticiw r/fOLICE DEPTJJim Wolf, Crime Prevention oir . (GJ/-EEUILDING DIVISION /Gary Lampella, aimingotrc,al; Gri€NGINEERING DEPTJBrian Rager, tsvlprmt.ReviewEngtneer ✓5i(IATER DEPTJMichael Miller, Mains Manner _ CITY ADMINISTRATION /Cathy Wheatley, City Recorder j PERATIONS DEPTJJohn Roy, Property Menaaer _ OTHER . SPECIAL DISTRICTS ( _ TUAL. HILLS PARK & REC. DIST. * TUALATIN VALLEY FIRE & RESCUE * _ TUALATIN VALLEY WATER DISTRICT UNIFIED SWRGE. AGENCY Planning Manager . Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N. First Street Beaverton, OR 97006 (place in pick -up box) Beaverton, OR 97075 Hillsboro, OR 97124 - LOCAL AND STATEJURISDICTIONS CITY OF BEAVERTON _ CITY OF TUALATIN * DEPT. OF FISH & WILDLIFE . _(N� OR. DIV. OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street, NE _ Irish Bunnell, Development services PO Box 369 PO Box 59 Salem, OR 97301 -1279 PO Box 4755 Tualatin, OR 97062 Portland, OR 97207 Beaverton, OR 97076 _ OR. PUB. UTILITIES COMM. METRO - LAND USE & PLANNING * _ OR. DEPT. OF GEO. & MINERAL IND. 550 Capitol Street, NE • _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street, Suite 5 Salem, OR 97310 -1380 City Manager Portland, OR 97232 -2736 Portland, OR 97232 PO Box 23483 W ARMY CORPS. OF ENG. Durham, OR 97281 -3483 — Paulette Allen, Growlh management Coordinator OR. DEPT. OF LAND CONSERV.& DVLP. 333 SW First Avenue _ Mel Huie, Greertspaces Coordinator (CPA20A) Larry French PO Box 2946 _ CITY OF KING CITY * _ Jennifer Budhabhatti, Regional Planner (Wetlands) 635 Capitol Street NE, Suite 150 Portland, OR 97208 -2946 City Manager Salem, OR 97301 -2540 15300 SW 116th Avenue WASHINGTON COUNTY • King City, OR 97224 _ OR. DEPT. OF ENERGY (PowedinesinArea) _ OREGON DEPT. OF TRANS. (ODOT) Dept. of Land Use & Transp. Bonneville Power Administration Aeronautics Division 155 N. First Avenue _ CITY OF LAKE OSWEGO * Routing TTRC - Attn: Renae Ferrera Tom Highland, Planning Suite 350, MS 13 Planning Director PO Box 3621 3040 25th Street, SE Hillsboro. OR 97124 PO Box 369 Portland, OR 97208 -3621 Salem, OR 97310 _ Brent Curtis (CPA) Lake Oswego, OR 97034 _ Scott King (CPA) _ OR.DEPT.OF ENVIRON.QUALITY (DEQ) ODOT, REGION 1 * _ Mike Borreson (Engineer) _ CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _ Sonya Kazen, Development Review Coordinator _ Jim Tice (GA) David Knowles, Punning Bureau Dir. Regional Administrator _ Carl Toland, Right -of -Way Section (vacations) _ Tom Harry (General Apps.) Portland Building 106, Rm. 1002 2020 SW Forth Avenue, Suite 400 123 NW Flanders _ Phil Healy (General Apps.) 1120 SW Fifth Avenue Portland, OR 97201-498T Portland, OR 97209 -4037 _ Sr.Cartographer MS 14 Portlan _ Jim Nims (ZCA) MS 15 / _ ODOT, REGION 1 - DISTRICT 2A * _ Doria Mateja (ZCA) Ms 14 = - G , Le r 4- 5- 4t,k/L4 /Glc/iick Jane Estes, Permit speaar,st kJ : r/94 / J °� tic � S / /hc`4,c%d / 5440 SW Westgate Drive, Suite 350 cl �� Portland, OR 97221 -2414 • UTILITY PROVIDERS AND SPECIAL AGENCIES . _ PORTLAND WESTERN R/R, BURLINGTON NORTHERN /SANTA FE R/R, OREGON ELECTRIC R/R (Burlington Northem/Santa Fe R/R Predecessor) Robert I. Melbo, President & General Manager 110 W. 10th Avenue Albany, OR 97321 • _ SOUTHERN PACIFIC TRANS. CO. R/R _ METRO AREA COMMUNICATIONS L-ICI CABLEVISION OF OREGON _ TRI -MET TRANSIT DVLPMT. Clifford C. Cabe, Construction Engineer Debra Palmer (AnneAations ony) Pat McGann (If Project is Wallin %Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Michael Kiser, Project Planner Portland, OR 97232 1815 NW 169th Place, S-6020 Beaverton, OR 97005 710 NE Holladay Street Beaverton, OR 97006 -4886 Portland, OR 97232 1- ORTLAND GENERAL ELECTRIC (NNW NATURAL GAS COMPANY (ZGENERAL TELEPHONE . WEST COMMUNICATIONS Brian Moore, Svc.Design Consultant Scott Palmer Elaine Self, Engineering Lori Domey, Engineering 9480 SW Boeckman Road 220 NW Second Avenue MC: 0R030546 8021 SW Capitol Hill Rd, Rm 110 Wilsonville, OR 97070 Portland, OR 97209 -3991 Tigard, OR 97281 -3416 Portland, OR 97219 _ TIGARD/TUALATIN SCHOOL DIST. #23J BEAVERTON SCHOOL DIST. #48 _ TCI CABLE Opps. E.or HawN.of eew) Marsha Butler, Administrative Offices Joy -Gay Pahl, Demographs & Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard, OR 97223 Beaverton, OR 97006 Portland, OR 97232 INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY /ALL CITY PROJECTS (Project Planner Is Responsible For Indicting Parties To Notify). h:lpatt'/imasterslRequest For Comments Notification List.doc (Revised: 2- Nov -99) �sap, rprowyg ,- s-� . ..�- � CITY of TIGARD 5 . � . . / • IED P f „co:ao, �. 3E oa000l,�. � � o 19600 : o4oeo9e (500') , •• : r • tP� �° SW 0 � WO 104080661, J„ OCO 00 2 31 ffl 04080 23104000700 . 2311�OCO�10 —� , I::,, <a .:, I: 00 < 0408068 0 2 1 ' 0902 II .: 1002:1 , �(( I 09060!8 ow oo :a �'' ' : SU B 1 999 - 0000 6 28104080590e �:: , 000: : 04000n 0 , 111 _ :�i1 pt11•,0 00 09DDOtt, SLR2000 -00001 X1,.,00 „p' " 0400020 3 SUBJE 09111103 1 ti 08770210 • • - TAX LOTS n1mo050o 3 0977036, RAVENS RIDGE III M091000400 1 •I. ; ,: 9Y075 X70 0 � .� , ^ 09M9 , 9 SUBDIVISION 01111111 :slosieoosoo 11/11111111110..„„_ 5. L o977oa _ „� 1A 01uoia o k 7":- IN-RID EGia \ �o l suto � mo! NO ■■ • 28109/800700 . 23100* , 800a00 - :.1:,, ■■ \ ``�` !31097701201 L \ \ \\� ' 23109M07900 r _ — ALPINE ` ��� I `` :o**: ■ IIP11111, o "0 M 151097800900 " �100 281 100 .00 ` 2alosieoo600 I ' T� ~ ..,,, 9780 100 251 9870.. 19u ■ r 0 (( ` SW STARVIEW DR. 1 , �, .• 8790:7 2311 -,1 r : 71101810 • Q 1; 23118780 800 180 M019,0 — !6119780 S00 . '102 0909 08770!80 -l: 08411020 ' 09770n0 T2 0977021 1097801890 2510911805200 2S1o07B0141 ,� l�losiBO19,0 ,: ,:•113701 .. '970016' , M • 09118011,, 09110036,, C�l 231097805600 0' 100 200 300 400 500 Feet PI itoo4 !94/44 Ogle lli 1/4 MI ., 1 305 feet 0811 001!' BIRDSVIE - 231087001900 . rill PI City of Tigard El Information on this map is for general location only and 7----- should be verified with the Development Services Division. �A • • 13125 SW Hall Blvd • l " Tigard. OR 97223 . I ` (503) 839.4171 171 http:/f~v.ci.ligard.or.us Community Development Plot date: Jan 28, 2000; C:\magic \MAGICO3.APR • • • 2S104DC -05800 2S104DC -06600 PAULL LIVING TRUST MICLAU ION & MARIA 13277 SW BULL MTN RD 13814 SW FERNRIDGE TERR TIGARD, OR 97224 TIGARD, OR 97223 2S 104DC -06700 2S 104DC -06800 KIM SANG WOO & YUN SIL ARVIDSON THOMAS J & LINDA E 13842 SW FERNRIDGE TERR 13870 SW FERNRIDGE TERR TIGARD, OR 97224 TIGARD, OR 97223 2S104DC -08300 2S104DC -08800 GRAVES TIM & GILDA G WILL ANDREA 13195 SW MORNING STAR DR 13293 SW WOODSHIRE LN TIGARD, OR 97223 TIGARD, OR 97223 2S104DC -08900 2S104DC -09000 BERNKLAU JAMES W & DIANNA M FULLER SCOTT E 13220 SW WOODSHIRE LN 13178 SW WOODSHIRE LN TIGARD, OR 97223 TIGARD, OR 97223 2S104DC -09100 2S104DC -09200 ROSE RICHARD J & RENEE R STOLZENBURG SCOTT W & 13156 SW WOODSHIRE LN 13134 SW WOODSHIRE LN TIGARD, OR 97223 TIGARD, OR 97223 2S 104DC -09300 2S 1040C-09400 NGUYEN HACH Q & MICHELLE T MOHIDEKAR ATUL A & BHARATHI R 13112 SW WOODSHIRE LN 13070 SW WOODSHIRE TIGARD, OR 97224 TIGARD, OR 97223 2S104DC -09500 2S104DC -09600 GOLESTANEH MOHNSEN WERNER DALE L & SUSAN L 13087 SW WOODSHIRE LN 13190 SW MORNINGSTAR DR TIGARD, OR 97223 TIGARD, OR 97223 2S104DD -01000 2S104DD -01700 WALKER TIMOTHY E & LORINA B KERRIGAN THOMAS C & DIANE L 13757 SW 130TH PL 12945 SW RIDGEFIELD DR TIGARD, OR 97223 TIGARD, OR 97223 2S104DD -01800 2S104DD -01900 FRIESEN JOHNNY N & STACEY L KEAM ANDREW & JULIE 12939 SW RIDGEFIELD LN 12880 SW RIDGEFIELD LN TIGARD, OR 97223 TIGARD, OR 97223 2S104DD -02000 2S104DD -02100 SCHWERDT DAVID P & KATHI M BURNETT BRIAN K & SANDRA M 12876 SW RIDGEFIELD LN 12862 SW RIDGEFIELD LN TIGARD, OR 97223 TIGARD, OR 97223 • • 2S104DD -02200 2S104DD -02300 ROBERTS SCOTT & GORSKI PHIL J & 12858 SW RIDGEFIELD LN 12834 SW RIDGEFIELD LN TIGARD, OR 97223 TIGARD, OR 97223 2S1 04 DD -02400 2S 104DD -02500 LAUINGER RICHARD D & SANDRA K LONG GARY D & DIANE E 12887 SW RIDGEFIELD LN 12879 SW RIDGEFIELD LN TIGARD, OR 97223 TIGARD, OR 97223 2S104DD -02600 2S104DD -02700 RODGERS JEFFREY & CINDY L BROWN MANDY J & 10889 SW DOVER CT 12859 SW RIDGEFIELD LN TIGARD, OR 97224 PORTLAND, OR 97224 2S104DD -02900 2S104DD -03000 TIGARD CITY OF TIGARD CITY OF 13125 SW HALL 13125 SW HALL TIGARD, OR 97223 TIGARD, OR 97223 2S104DD -07200 2S109A0 -01701 ELK HORN RIDGE ESTATES LLC BERRY JEFFERY P PO BOX 60051 13175 SW BULL MTN RD SHORELINE, WA 98160 TIGARD, OR 97223 2S109A0 -01900 2S109AA -01100 PRICE C ELIZABETH AND DANG CHI THE & VINH VU 4875 SW 78TH AVE #241 12975 SW BULL MOUNTAIN RD PORTLAND, OR 97225 TIGARD, OR 97224 2S109AA -01200 2S109AA -01201 CASCADE COMMUNITIES INC DANG CHI THE & VINH VU 13535 SE 145TH 12975 SW BULL MOUNTAIN RD CLACKAMAS, OR 97045 TIGARD, OR 97224 2S 109AA -01300 2S 109AA -01400 WINGROVE PETER M & CINDY A HEMRY KURT T AND NANCY J 12997 SW STARVIEW DR 12987 SW STARVIEW DR TIGARD, OR 97223 TIGARD, OR 97224 2S109AA -01500 2S109AA -01600 • ST PETER MATTHEW P & JULIE S MURRAY KEVIN P & BRIGITTE M 14356 SW 130TH AVE 14378 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -01700 2S109AA -01800 BOYD TERRENCE M AND DEE ANN HOSMAN ROBERT M 14390 SW 130TH AVE 14412 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 ' • • 2S109AA -01900 2S109AA -02000 MOREN WILLIAM D & • OLDEN KEN J 14434 SW 130TH AVE 14450 SW 130TH TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -02100 2S109AA -02200 ALTENDORF LAWRENCE N & JO ANN LUNZER JEFFREY L & CATHY A 14472 SW 130TH 14467 SW 130TH AVE TIGARD, OR 97223 TIGARD, OR 97224 • 2S109AA -02300 2S109AA -02400 CAMPBELL PAUL T AND DEANA L WHITE SCOTT A & LAURIE L 14445 SW 130TH 14423 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -02500 2S109AA -02700 COOK LUCIAN W & ELAINE B TEA JOHN K & ELIZABETH C 12990 SW STARVIEW DR 12905 SW WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97223 2S109AA -02800 2S109AA -02900 EUBANKS BILL J & DONNA J KANELLIS GEORGE 12929 SW WILMINGTON LN 12933 SW WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -03000 2S109AA -03100 SMITH JOSEPH M & LAURA M NELSON CHAD T 12987 SW WILMINGTON LN 12998 SW WILMINGTON TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -03200 2S109AA -03300 BERNHARDT MICHAEL E & GUM JON A & ANNA L 12972 SW WILMINGTON LN 12958 SW WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -03400 2S109AA -03500 GOBLE ROBERT E & PAULINE V BOSZE EDWARD & JENNIFER A 12944 WILMINGTON LN 12930 SW WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -03600 2S109AA -03700 AL- KHATIB BELAL FORTIER ALAN & JANET B 12916 SW WILMINGTON LN 12902 WILMINGTON LN TIGARD, OR 97224 TIGARD, OR 97224 2S109AA -03800 2S109AA -03900 TIGARD CITY OF ELK HORN RIDGE ESTATES LLC 13125 SW HALL 9020 SW WASHINGTON SQUARE DR TIGARD, OR 97223 PORTLAND, OR 97223 , ' . • • • 2S109AB -00100 2S109AB -00200 SHULTZ JAMES R & MADELINE E SHULTZ JAMES R & MADELINE E 13268 SW BULL MTN RD 13268 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -00300 2S109AB -00400 STEBBINS GLORIA M TR RIPPEY S K • PO BOX 2686 13271 SW BULL MTN RD TUALATIN, OR 97062 TIGARD, OR 97224 2S 109AB -00500 2S 109AB -00600 RIPPEY SHIRLEY K BOLTON BETTY J 13271 SW BULL MTN RD 13269 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97223 2S109AB -00700 2S109AB -00800 DEUTH ROBERT & CAROL J BEAUDOIN JEFFREY L 22340 SW AEBISCHER RD 13279 SW BULL MOUNTAIN RD SHERWOOD, OR 97140 TIGARD, OR 97224 2S 109AB -00900 2S 109AB -01000 METZLER EDWARD J & SAUNDRA C MURPHY EDWIN ELLIOTT TRUSTEE 13267 SW BULL MTN RD 13255 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -01100 2S109AB -01400 PALMROSE DAVID H & SONU C SWAN ROBERT J DONNA B 13265 SW BULL MOUNTAIN RD 13285 SW BULL MTN RD TIGARD, OR 97224 TIGARD, OR 97223 2S109AB -01600 2S109AB -05700 BLACKABY JAMES R TRUSTEE FORAN PATRICIA A 13379 SW BULL MTN RD 13145 SW BULL MOUNTAIN RD TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -05800 2S109AB -05900 NAHM KEVIN I & ALICE S DONE R MICHAEL 13135 SW BULL MOUNTAIN RD 13103 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -06000 2S109AB -06100 HENRY -DORR OLIVIA & COLE GREGORY A 13095 SW STARVIEW DR 13083 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -06200 2S109AB -06300 GRAU DAVID P SR & PENNY S MCGETRICK DANIEL K & KELLY L 13071 SW STARVIEW DR 13063 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 • , 2S109AB -06400 2S109AB -06500 REMLEY JOHN M & ELIZABETH A STOPPA ROBERT & 13060 SW STARVIEW DR 13072 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -06600 2S109AB -06700 VANDERMEULEN FREDERICK E & YUN DAVILLA RICK D & 13084 SW STARVIEW DR 13098 SW STARVIEW DR TIGARD, OR 97224 TIGARD, OR 97224 2S109AB -06800 2S109AB -06900 SCHLOSS JAMES H & O'MARA SHARONE 13102 SW STARVIEW DR 2 OSWEGO SUMMIT TIGARD, OR 97224 LAKE OSWEGO, OR 97035 2S109AB -07000 2S109AD -01800 FORAN FRANK B & PATRICIA A MOORE DAVID M & KAROLE S • 13145 SW BULL MTN RD 14494 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 2S109AD -03600 2S109AD -03700 BATES ROGER G & SHERRI L WALLENBURN DONALD L & MARY K 14503 SW 130TH AVE 14481 SW 130TH AVE TIGARD, OR 97224 TIGARD, OR 97224 J • Tree Condition/Mitigation Review Ravens Ridge — Tigard, Oregon Prepared for: Grim Logging Co. • PO Box 5930 Salem, Oregon 97304 (503) 581 -7890 Harris - McMonagle Associates Inc. Engineers - Surveyors 12555 Southwest Hall Boulevard Tigard, Oregon 97224 -6287 (503) 639 -3453 Prepared By: Robert Mazany, ASCA #133, ACFE Consulting Arborist Robert Mazany and Associates Post Office Box 1305 Beaverton, Oregon 97075 Phone & FAX (503) 646 -0897 Tr? C 17) �J JAN 1 12000 cRotE¢f c //I.nh azaru � asw � Jp�d g4££ and 4 s C..ol7Su! LU2a CJ£2ULC£. MEMORANDUM TO: Jay Harris, Senior Project Engineer Harris - McMonagle Associates Inc. FROM: Robert Mazany, ASCA#133, ACFE Consulting Arborist DATE: January 3, 2000 RE: Ravens Ridge — Tigard I have completed my preliminary site and plan-review of the proposed Ravens Ridge development in Tigard as requested. I have measured and documented all trees over twelve inches in diameter as required in Chapter 18.790 — Tree Removal — for the City of Tigard. I submit the following to address the mitigation requirements of this chapter. 1. There are 110 trees with diameters over twelve inches. The total diameter inches for these trees is 2345.4. 2. Based on the plan information available, 1020.2 inches will be retained and 1325.2 inches are to be removed. 3. It is my professional opinion there are 14 trees whose condition dictates immediate removal regardless if the property is developed or not. The risk and/or failure potential is unacceptable. The total diameter inches of these trees is 299.8. Of the 14 there are four designated to be retained having a high risk potential and must not be retained. The diameter total for these is 62.6 inches. I have included in this report a tree inventory with diameter measurements, site specific information and a tree numbered plan with tree protection fence locations approximated. Tree and Plant Preservation/Protection specifications are also included. Please contact me if additional information is required or if I may be of further assistance on this project. P D. _Box 13 05, J3 EVATETIO rz, (Dz a. 0 9 o 97 75 • (503) 646-0897 Site Specific Field Notes and Requirements General Observations: 1. All of the native Willow are in serious decline with decay throughout. Many have failed portions with a high potential for further failure. Any proposed construction or other activity in close proximity would dictate removal due to the high hazard potential 2. With the exceptions to be noted, the remaining trees within the site area are in fair condition. 3. All viable trees to be retained will require pruning to ANSI A -300 Crown Cleaning standards for deadwood removal one inch in diameter and larger. Conifers to be retained will also require interior thinning not to exceed fifteen percent live tissue (branch) removal for windsail reduction. 4. Tree protection fence must be installed as required in the attached Tree and Plant Preservation Protection specifications. I have marked, on the plan provided, the approximate location for the fence. 5. The following trees have a high risk potential and must be removed: 38 Douglas Fir — Has a high crown with several weak conk areas in the trunk. 43 Douglas Fir — There is serious conk on the trunk indicating interior structural weakness. It also has a high crown which increases the potential for failure from wind thrust. 56 Cherry — This tree has a broken top with serious decay evident. It leans toward the adjacent property and street. 76 Douglas Fir — It has a pronounced lean to the north with a weak deformity at 30' above the ground. The existing barn covers almost half of the root zone on the west. An adjacent tree within three feet on the south has recently failed leading me to believe this will happen to this tree. 77 — Maple — This tree is also covered on the north and west by the barn with decline from compaction and other factors evident. It leans and is heavily weight - loaded to the west over the barn. 86 — Maple — This is a weak co- dominant stem tree at the ground with decay cavity in both stems from the ground up to 15'. It has an unacceptable risk potential and should be removed. Site Specific Field Notes and Requirements Page Two 6. A review of the grading plan would indicate that relatively few trees can be retained. Any clearing will increase the potential for failure of the remaining trees, most notable on the east portion of the site. There has been some serious root zone intrusion from the development to the east leaving the edge trees with a serious potential for failure. There are three Fir on a neighboring property with a high risk potential Two with dead tops and one with a seriously weak stem union. These appear to be in Lot 3 in the Wilmington Heights addition. 7. Additional requirements will be submitted following a review of grade and site improvement staking. Ravens Ridge - Diameter Measurement Field Verification There are 110 trees within the proposed project with diameters of over 12 inches. All have been measured to the nearest one -tenth of an inch at 4' above the ground as required by the City of Tigard. Tree numbers are noted on the tree survey plan provided by Harris - McMonagle Associates Inc. 1 Douglas Fir - 40.8" , 25 Douglas Fir - 16.1" 2 Douglas Fir - 28.6" - 26 Douglas Fir - 17.4" _ 3 Douglas Fir - 14.3" . - 27 Douglas Fir - 24.3" 4 Willow - 12.8" - 28 Douglas Fir - 12.4" _ 5 Douglas Fir - 37.0" - 29 Douglas Fir - 12.6" - 6 Douglas Fir - 13.4" - 30 Douglas Fir - 28.6" -7 Douglas Fir - 13.5" - 31 Douglas Fir - 14.5" - 8 Douglas Fir - 13.4" - 32 Douglas Fir - 16.4" 9 Douglas Fir - 12.2" - 33 Douglas Fir - 16.4" -a 10 Douglas Fir - 43.3" - 34 Douglas Fir - 22.6" 11 Willow - 11.3" - 9.0" - 35 Douglas Fir - 20.8" -12 Douglas Fir - 22.4" - 36 Douglas Fir - 19.2" 13 Douglas Fir - .22.6" -37 Douglas Fir - 14.4" - 14 Douglas Fir - 13.5" - 38 Douglas Fir - 26.1" 15 Maple - 10.7 "- 7.5 "- 8.2 " -7.3" , 39 Willow - 12.1" -16 Willow - 21.4" - 40 Douglas Fir - 36.7" 17 Willow - 10.2 " - 17.2" - 41 Douglas Fir - 14.3" -18 Willow - 12.7" 42 Willow - 10.8 "- 9.9 " -7.7" -19 Maple - 13.8" 43 Douglas Fir - 15.7" 20 Douglas Fir - 23.9" -144 Douglas Fir - 24.2" - 21 Douglas Fir - 24.3" - A45 Douglas Fir - 18.0" 22 Maple - 12.8" - '46 Douglas Fir - 16.5" 23 Douglas Fir -17.6" - 47 Douglas Fir - 16.3" - 24 Douglas Fir - 27.4" _ 48 Douglas Fir - 15.T' A9 Douglas Fir - 27.1" 80 Douglas Fir - 21.7" 50 Douglas Fir - 29.3" - 81 Maple-21.7" • 51 Douglas Fir - 13.6" - 82 Douglas Fir - 18.0" 52* Maple - 11.8" ,- 83 Douglas Fir - 16.5" 53 Douglas Fir - 14.8" - 84 Douglas Fir - 14.6" * 54* Douglas Fir - 11.3" - 85 Douglas Fir - 21.5" 55 Willow - 10.8 " - 10.6" - 86 Maple - 23.8" - 56 Cherry. - 16.8" - 87 Maple - 14.4" 57 Maple - 21.2" '/ 88 Maple - 16.4 " - 15.1" - 58 Maple - 16.7" - 89 Douglas Fir -22.9" • 59 Maple - 27.5" - 90 Douglas Fir - 23.1" 60 Maple - 27.0" - 91 Douglas Fir - 27.7" • 61 Maple - 19.4" - 92 Douglas Fir - 16.5" - 62 Douglas Fir - 26.8" 93 Douglas Fir - 24.8" _-63 Douglas Fir - 22.7" .- 94 Douglas Fir - 19.2" 64 Douglas Fir - 17.1" 95 Douglas Fir - 17.0" 65 Douglas Fir - 31.2" ' 96 Douglas Fir - 24.7" -66 Douglas Fir - 29.5" - 97 Douglas Fir - 17.3" 67 Douglas Fir - 23.6" 98 Douglas Fir - 23.9 " - 26.3" 68 Douglas Fir - 1 - 99 Douglas Fir -.31.9" 69 Douglas Fir - 25.6" - 100 Douglas Fir - 27.2" - 70 Maple -1.7 4" - 101 Douglas Fir - 21.1" • 71 Douglas Fir - 22.7" - 102 Douglas Fir - 32.2" 72 Douglas Fir - 28.7" i 103 Douglas Fir - 17.9" - 73 Douglas Fir - 17.0" . 104 Grand Fir - 15.0" 74 Douglas Fir - 23.4" 105 Grand Fir - 12.7" 75 Douglas Fir - 21.8" ' 106 Grand Fir - 12.3" - 76 Douglas Fir - 363" 107* Pine - 11.7" - 77 Maple - 24.6" i 108 Pine - 12.3" • 78 Douglas Fir - 18.2" -' 109 Pine - 14.1" 79 Douglas Fir - 12.8" / 110 Pine - 15.3" /1111 Maple — 12.2 " -12.1" / 112 Maple — 14.0" 113 Douglas Fir — 28.8" OR * These three trees have diameters less than twelve inches. A condition assessment and additional site information is documented in the Site Specific Requirements attached as part of this report. TREE & PLANT PRESERVATION/PROTECTION • PART 1- GENERAL 1.01 DESCRIPTION: A. General requirements: Preservation, protection, and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions: 1. Consulting Arborist: A Consulting Arborist registered with the American Society of Consulting Arborists (ASCA). 2. Certified Arborist: Certified by The International Society of Arboriculture (ISA). 1.02 PROJECT CONDITIONS: A. Make every effort to protect all trees, shrubs, ground cover and other vegetation existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction requirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants, which are to remain, from all damage. Erect prior to commencement of clearing and demolition work and remove only after all work potentially injurious to trees and other plants is complete. Fence shall be placed as far from trees as is practical, but in no instance closer than one foot behind required construction limits. Fence shall be 4' visibility plastic on steel posts placed no further than 6' apart extending no less than 4-1/2' above the ground, kept taut at all times. D. Protect all trees from stockpiling, material storage, vehicle parking and driving within the tree drip line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from: 1. Dumping of refuse. 2. Chemically injurious materials and liquids. 3. Noxious materials in solution caused by run -off and spillage during mixing and placement of construction materials, and drainage from stored materials. 4. Continual puddling of running water. F. Restrict vehicular and foot traffic to prevent compaction of soil over root systems. PART 2 - PRODUCTS 2.01 MATERIALS - A. As indicated and required elsewhere in this Specification Section, and as may be recommended by Consulting Arborist. PART 3 - EXECUTION 3.01 GENERAL: A. Protect root systems of existing trees, shrubs and ground covers from damage due to noxious materials in solution caused by run -off and spillage during mixing and placement of construction materials, and drainage from stored materials. B. Protect root systems from flooding, erosion excessive wetting and drying resulting from de- watering and other operations. C. Protect all exiting plan material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or bruising of bark. D. Do not allow fires under and adjacent to trees or other plants which are to remain. E. Engage a Consulting Arborist to direct removal of branches from trees and large shrubs, which are to remain, if required to clear new construction and where indicated; and to direct tree root pruning and relocation work. F. Where directed by Consulting Arborist, extend pruning operations to restore natural shape of entire tree. G. Cut branches and roots with sharp pruning instruments. Do not break, chop or mutilate. H. Water trees and other vegetation which are to remain as necessary to maintain their health during the course of the work. Maintain a water schedule and document. 3.02 EXCAVATION AROUND TREES: A. Excavate within root zone of trees only where indicated and acceptable to the Consulting Arborist. B. Excavate around tree roots within tree root zone only under the direction of a Consulting Arborist retained by the Contractor. C. Where trenching for utilities is required within root zones, tunnel under and around roots by hand digging. Do not cut main lateral support roots. Cut smaller roots which interfere with installation of new work; use sharp pruning tools. D. Where excavating for new construction is required within root zones of trees, hand excavate to minimize damage to root systems. Use narrow tine spading forks and comb soil to expose roots. Relocate roots in backfill areas whenever possible. If large, main lateral roots are encountered, expose beyond excavation limits as required to bend and relocate without breaking. E. If encountered immediately adjacent to location of new construction and relocation is not practical, cut roots approximately 6 inches back from new construction. F. Do not allow exposed roots to dry out before permanent backfill is placed; provide temporary earth cover, pack with wet peat moss or 4 layers of wet untreated burlap and temporarily support and protect from damage until permanently relocated and covered with backfill. Water puddle backfill to eliminate voids and air pockets. G. All pruning shall be performed to ANSI A-300 Pruning standards by Oregon state registered tree care firms employing Certified Arborists. Other therapeutic care work shall be performed to National Arborist Association standards. 3.03 GRADING AND FILLING AROUND TREES: A. Maintain existing grade within root zones of trees unless otherwise indicated or acceptable to the Consulting Arborist. B. Lowering Grades: Where existing grade is above new finish grade shown around trees, under direction of Consulting Arborist, carefully hand excavate within root zones to new grade. Cut roots exposed by excavation to approximately 3 inches below elevation of new finish grade. C. Raising Grades: Permitted only as acceptable to the Consulting Arborist. 3.04 REPAIR AND REMOVAL OF TREES: A. Retain a Consulting Arborist to direct tree repair work. Engage a Certified Arborist, acceptable to the Consulting Arborist, to perform tree repair work. Repair trees damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged trees. B. Remove dead and damaged trees which are determined by the Consulting Arborist to be incapable of restoration to normal growth pattern. • 3.05 REPAIR AND REPLACEMENT OF SHRUBS: A. Repair shrubs, and other vegetation damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged plants. B. Remove and replace dead and damaged plants which are determined by the Consulting Arborist incapable of restoration to normal growth pattern. 1. Provide new shrubs of same size and species as those replaced or as otherwise acceptable to the Consulting Arborist. 2. Plant and maintain as acceptable to the Consulting Arborist. 3.06 HARDSCAPE INSTALLATION WITHIN TREE PROTECTION ZONES: A. Electrical conduit and irrigation main lines should be run under walkways, within stone or concrete subbase, and should not cut into native soil within the Tree Protection Zone (within the drip line). Drip irrigation shall be installed within the Tree Protection Zone. Lateral electrical lines to individual Iights, should be installed as close to the soil surface as possible with short runs from the main conduit. B. Electrical fixtures, housing, and irrigation valves must be installed with care to avoid cutting roots. Digging must be minimal with excess dirt removed from the tree preservation area. Do not cut roots greater than 1" in diameter without the approval of the Consulting Arborist. Roots greater than 1" in diameter exposed during excavation must be cut squarely at the edge of the excavation with a sharp saw or appropriate pruning tool. C. Install walkways as close to grade as possible to minimize excavation into the soil where large roots and areas of high root density exist. Backfill with loose dirt to the minimum depth necessary to achieve a natural look. Mulch if appropriate, as directed by the Consulting Arborist. 3.07 COMPENSATION TO OWNER FOR TREES: A. Contractor shall pay the Owner the value of existing trees to remain that died or were damaged and required removal because of the Contractor's failure to provide adequate protection and maintenance. B. Value of existing trees will be determined by the Consulting Arborist in accordance with the evaluation formula set forth in "The Council of Tree and Landscape Evaluation Guide for PIant Appraisers," Eighth edition, 1992. C. Any wound or damage to a preserved tree constitutes partial injury. These include, but are not limited to: Any cambian tissue damage. Unauthorized cutting, breaking or removing tree branches. Unauthorized cutting or damaging protected root zones. Soil compaction. Toxic run -off into tree preservation areas. D. Partial injury will be calculated by percentage of the total value of the damage tree. E. The loss value penalty will include cost to the Owner for loss appraisal by the Consulting Arborist plus the cost for necessary damage repair. PART 4 - PRE-CONSTRUCTION TREE CARE 4.01 PRUNING AND STRUCTURAL SUPPORT: A. All trees designated to be retained within the project limits shall be pruned to ANSI A-300 Pruning standards with selective low limb removal, as directed and approved by the Consulting Arborist, where required for construction clearance. B. Structural. support (cabling) may be required on specific trees as identified by the Consulting Arborist, to National Arborist Association Standards. C. All therapeutic care recommended will be directed, inspected and approved by the Consulting Arborist. PART 5 - POST - CONSTRUCTION TREE CARE 5 01 FERTILIZATION!AEF.ATION A. Aeration as determined by the Consulting Arborist may be required in areas where construction compaction has occurred. B. Deep root liquid injection fertilizing of all trees retained within the project limits will be required following the completion of construction to National Arborist Association Standards. The timing of this fertilizing will be determined by the Consulting Arborist. Prepared by: Bob Mazany ASCA #133 Consulting Arborist Robert Mazany and Associates P.O. Box 1305 Beaverton, OR 97075 (503) 646 -0897 Resume ROBERT MAZANY American Society of Consulting Arborists Registered Member #133 American College of Forensic Examiners - Diplomate Status The resume of education, training and practical field experience listed as follows is in support of Robert Mazany's qualifications as a Consulting Arborist. ROBERT MAZANY & ASSOCIATES Beaverton, Oregon PrincipaL 1988 to Present: Tree and landscape consulting services. TREE & LANDSCAPE CONSULTING SERVICES, LTD. Portland, Oregon PrincipaL 1984 to 1988: Arboricultural and Landscape Consultation and Contract Administration. TEKTRONIX, INC. Beaverton, Oregon Landscape and Grounds Maintenance Manager. 1977 to 1985: All aspects of construction and maintenance of 600+ acres of industrial campus. ARBORICULTURE & LANDSCAPE CONSULTATION SERVICE Beaverton, Oregon Self- Employed, Consultant. 1975 to 1977: Consulting projects in landscape construction and tree surgery. CITY OF EUGENE, DEPARTMENT OF PARKS & RECREATION Eugene, Oregon Horticulture & Forestry Division Manager. 1960 to 1975. TREE SURGERY & LANDSCAPE CON 1;;ACTOP !T 1 )_ 1956 to 1960: All aspects of tree work and landscape design including installation. DAVEY TRFE EXPERT COMPANY. 1948 to 1956: Ohio/Texas Line clearing, chemical brush control, tree surgery, and large tree moving. MAJOR CONSULTING PROJECTS COMPLETED/IN PROGRESS O City of Portland, Bureau of Parks - Pier Park - Plaza Blocks - City Hall. O Nike World Headquarters Campus - North Campus Expansion, Beaverton, Oregon. O Westside Corridor Light Rail - Portland to Hillsboro. O LDS Temple - Lake Oswego, Oregon. O Mentor Graphics World Headquarters Campus - Wilsonville, Oregon. O Oregon Department of Transportation/Washington County - Road Improvement projects. O Neabeck Hill Development - Philomath, Oregon. O Metropolitan Service District - Washington Park Zoo Renovation/Expansion. O State of Oregon - State Capitol Grounds - Oregon State University - PERS Building. O Clackamas County /City of Wilsonville/Tualatin Hllls Park and Recreation District - Park Improvement Projects. O City of Beaverton - Road Improvements - Library. O Miscellaneous Construction Projects - Oregon and Washington. ROBERT MAZANY Page Two PRIMARY QUALIFIED EXPERIENCE AREAS O Tree Preservation/Protection Specification Preparation - Supervision - Monitoring. O Site and Plan Review Related to Arboricultural Concerns. O Therapeutic Tree Care Specification Preparation and Inspection. O Tree Casualty Loss Evaluation. O Tree Risk Assessment - Hazard Tree Evaluation. O Expert Witness Court Testimony. TECHNICAL EDUCATION O Texas A & M University - Horticulture O Oregon State University - Horticulture and Forestry O University of Oregon - Horticulture and Landscape Architecture O National Arborist Association Educational Programs O American Society of Consutling Arborists technical meetings since 1974 O International Society of Arboriculture technical meetings since 1961 O Western Chapter of the International Society of Arboriculture - Regional and annual technical meetings since 1961 O Pacific Northwest Chapter technical meetings since 1980 O People to People International - Member of Landscape Horticulture Delegation to Mainland China - October 1985 PROFESSIONAL MEMBERSHIPS 1978 - Present Professional Grounds Management Society 1974 - Present American Society of Consulting Arborists 1970 - Present American Forestry Association 1961 - Present International Society of Arboriculture 1980 - 1989 Chapter Representative to International Society 1982 - 1983 Pacific Northwest Chapter President (two terms, Founding Member 1980) 1998 Member by Invitation - Diplomate of the American College of Forensic Examiners GUEST SPEAKER AND /OR INSTRUCTOR O Pacific Northwest Chapter - Certification Review Board Member O International Society of Arboriculture - Western, PNW, Ohio, Atlantic and Texas Chapters O Portland Civil Service Commission Arboriculture Interview Panel Member O Portland Department of Parks & Recreation - High Climber Training O Oregon State University - Horticulture Classes and Short Courses O Clackamas Community College - Apprenticeship Training O Lane Community College - Horticulture and Forestry Classes O University of Oregon Landscape Architect Department O PCC (Rock Creek) - Horticulture/Arboriculture O Oregon State Extension Service Short Courses Additional project or reference information furnished, if required or requested TRANSMITTAL Harris - McMonagle Associates, Inc. Engineers - Surveyors 12555 S.W. Hall Boulevard Tigard, Oregon 97223 Tel. (503) 6394453 - Fax 639 -1232 / RECEIVED - DATE: 3/ Z /O D MAR 2 2.000 TO: l I Mai 0/U f MMUNITI CI CIA) D ' U F T /5�1G1 • PROJECT: 4i-- / 'i WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS: SHOP DRAWINGS SAMPLES CHANGE ORDER COPY OF LETTER PLANS DATA SPECIFICATIONS MYLARS OTHER: FOR YOUR: i diff i atO COMMENTS APPROVA USE FILE COPIES DATE DESCRIPTION 41 REMARKS: / is _ _ — r _ ; �_ L / SIGNED: SUBDIVISION REQUEST APPLICANT: Don Grim PO Box 5930 Salem, Oregon 97304 REPRESENTATIVES: Spencer H. Vail, Planning Consultant 4505 NE 24 Portland, Oregon 97211 Harris- McMonagle Associates Engineer- Surveyor 12555 SW Hall blvd. Tigard, OR 97223 DEEDHOLDERS: James and Madeleine Schultz 13268 SW Bull Mountain Rd. Tigard, OR 97224 SITE LOCATION: 13268 SW Bull Mountain Rd. LEGAL DESCRIPTION: 2S- 1 -09 -AB tax lots 100, 200 and 7000 SITE SIZE: 7.85 acres ZONING: R -7. PROPOSAL: The applicant proposes to subdivide the property into 4Q lots as depicted on the attached site plan. An early grading permit is also requested. RECEIVED PLANNING JAN 11 2000 CITY OF TIGARD Subdivision Request Ravens Ridge SITE DESCRIPTION: The proposed subdivision is comprised of three separate parcels, tax lots 100, 200 and 7000 on map 2S- 1 -09AB. Total area of the three lots is 7.85 acres. The subject site is located between SW Walnut and Bull Mountain Road at the westerly terminus of SW Wilmington Lane and of SW Ridgefield Lane. See vicinity map on site plan for reference. There are two houses on the property. They will be removed as part of the development of the subdivision. It is the developers intent to sell the lots for development of single family detached homes. SURROUNDING AREA: To the north and west of the site are large, underdeveloped parcels. To the east of the site in the Wilmington Heights subdivision. It is developed with single family homes. To the south, and across the Tract "B" open space area are lots in the Foran subdivision fronting on SW Starview Drive. ZONING CODE: The following Code sections are deemed applicable to this proposal Chapter 18.510 Residential Zoning Districts Section 18.510.020.E states that the R -7 zone is designed to accommodate both attached and detached single family homes at a minimum lot size of 5,000 sq.ft. The applicant proposed to develop the proposed subdivision lots with single family detached housing units, a permitted use accprding to Table 18.510.1. Section 18.51 sets forth the minimum and maximum densities. It states that the minimum density in each zoning district have been established at 80% of the maximum density. Section 18.510.040.B states that the establishment of the appropriate densities is governed by the formulas is Chapter 18.715. This chapter and the density calculations are discussed on pages 3 and 4. - page 2 - Subdivision Request Ravens Ridge Section 18.510.040.0 pertains to Adjustments in the density requirements. This proposal will not require this type of Adjustment. Section 18.510.050 and Table 18.510.2 set forth the Development Standards for the R -7 zone. (1) The Code minimum lot area is 5,000 sq.ft.* * Section 18.430.020.D allows for lots less than the minimum lot size allowed in the underlying zone as long as the average lot size is not less than allowed by the underlying zoning district. In this case that is 5000 sq.ft. In addition, none of the proposed new lots is less than 80% of the minimum lot size as allowed in the R -7 zone.(Also see discussion of 18.430 on page 5) (2) The minimum lot width is 50'. All lots widths are indicated on the proposed plat. (3)(a) Minimum front yard for single family homes is 15 feet. • Minimum setback for comer lots is 10 feet for each street frontage. (c) Minimum side yard is 5 feet. (d) Minimum rear yard is 15 feet. (e) All abutting property is zoned R -7 (f) Minimum distance between property line and front of garage is 20 feet. (4) Maximum height is 35 feet. (5) Maximum lot coverage is 80% (6) Minimum landscaping is 20 %. All lots meet the minimums described above and all new construction will comply with the above referenced dimensional standards. No Variances from these standards will be required to develop this site. Chapter 18.715- Density Calculations Section 815.715.020 sets forth the formula for Density Calculations. The gross site area involved is 7.85 acres or 341,789 sq.ft. From this amount, subtractions are made for the following: - page 3- Subdivision Request Ravens Ridge 65,079 sq.ft dedicated for public rights -pf -way 3,443 sq.ft. dedicated for private rights -of -way 98,811 sq.ft. for slopes exceeding 25% 1.279. sq.ft. for wetland areas 177,117 sq.ft Section 815.715.030- Residential Density Transfer- states that the unit per acre represented by the subtraction of those the gross area as determined above may be transferred to the remaining buildable land subject to two specific limitations. In this particular case, 98,811 sq.ft. was subtracted for slopes exceeding 25 %. Section 18.715.030.1 states that 25% of that amount may be transferred or added back into the density calculations. Therefore, 25% Of 98,811 sq.ft. or 23,703 sq.ft. is added back to the buildable area as determined in 18.715.020 for a total of 200,880 sq.ft. This amount is then divided by the 5000 sq.ft. minimum lot size. The result, 40.2, is the maximum number of lots allowed on the site. These calculations are also noted on the cover sheet of the site plan. Chapter 18.730- Exceptions to Development Standards This Chapter presents exceptions to the height and setback standards contained in the various zoning districts. No exceptions from the requirements of this chapter is required. Chapter 18.795- Visual Clearance The proposed public streets have been design to comply with the visual clearance criteria of the City's codes. No deviation from the standards is necessary. Chapter 18.765- Off - Street Parking Section 1&765.080 requires one - off - street parking space per single family dwelling unit. All homes constructed in the subdivision will have one or two car garages. Chapter 18.705- Access, Egress and Circulation The proposed subdivision includes the dedication of new public streets, with sidewalks, and a private access drive. It will be noted on the site plan that the new streets, meet the Code required standard of a 46 foot width - page 4 - Subdivision Request Ravens Ridge for new streets. The Private Drive also meets the Code required standards . for width and number of units served. See Sheet 1 of 4. Chapter 18.790- Tree Removal A Tree Preservation Plan is shown on Sheet 2 of 4 of the site plan document. It shows the results of a survey of the trees and their caliper. The survey shows the trees that will remain (bold type) and the ones that need to be removed ( faded type) either because the condition of the tree or because of conflicts with street or building location .See the Robert Mazany Tree Condition and Mitigation report included with this application for specific details. The total diameter of the trees with a diameter of 12" or greater to be removed is 1,325 inches. The total diameter of the trees of 12" diameter or greater to be preserved is 1,020 inches. This represents a removal percentage of 56% of the existing trees in the over 12" category. Section 18.790.030.B.2c requires . a mitigation plan be prepared that would provide for the replacement of 50% of the trees removed in accordance with Section 18.790.060.D. Section 18.790.060.D, Guidelines for Replacement, states, at subsection D3 that the number of replacement trees required shall be determined by dividing the estimated caliper of tree(s) being removed by the caliper of size of the largest reasonable available replacement trees. The trees being removed have a combined caliper of 1,325 inches. Dividing that amount by the 4" caliper of the replacements is 331 trees. The Code section referenced above requires that 50% of that number or 166 trees ( with a 4" caliper) be planted as mitigation for the trees removed by the development. Additionally, new street trees will be planted for each of the lots as they are developed as required by code. This tree mitigation plan, based on the Mazany Report, will be incorporated into final construction plans as will a landscape plan prepared by a certified professional detailing the location of the new trees. Chapter 18.430- Subdivision Standards This Chapter sets forth the general provisions and approval process for - page 5 - Subdivision Request Ravens Ridge new subdivisions with the city of Tigard. The submittal materials contain all the information required by this chapter. As noted above, the application is making use of Section 18.430.020.D- Lot Averaging. The lot sizes range from 4679 sq.ft. (Lot 8) to 10,659 sq.ft. (lot 10). The average lot size is 5,832 which is above the 5000 sq.ft. minimum required by the Code. (Also see discussion of 18.510.050(1) on page 3). The preliminary plat document, on Sheets 1 -4, contains the required information pertaining to the street . plan and its future extension, lot orientation and dimensions, grading, tree preservation and storm drainage plan, sanitary sewer and domestic waterworks plan and a future development plan. Chapter 18.810- Street and Utility Improvements This Chapter provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers and drainage and takes into account the comments provided in the pre - application notes. The proposed streets within the subdivision conform to the right of way and improvement widths set forth in this chapter and in Table 18.810.1. In addition, a Future Street plan has been prepared as required by 18.810.030.F. It should be noted here that the future street plan does not include an extension of SW Ridgefield Lane. An on site inspection was conducted by the applicant's engineer and representatives of the City. It was determined that a westerly extension of the right -of -way impractical because of the constraints caused by steep slopes. • The proposed subdivision shows 'a 15' wide pedestrian access across lot 6 to Ridgefield Lane. The future street plan shows one lot within a future subdivision with access onto SW Ridgefield Lane. Utilities The development will connect to the sanitary sewer line in SW Ridgefield Lane. Water is provided to the site by the Tigard Water Dept. The development will connect to the water line in SW Wilmington Lane. - page 6 - Subdivision Request Ravens Ridge Fire protection is provided by the Tualatin Valley Fire and Rescue The storm drain will connect to the sewer in SW Ridgefield Lane and make use of an existing storm water easement in tract A. CONCLUSIONS: Based upon the information provided above, the 40 lot subdivision should be approved with the condition that the tree mitigation plan be submitted for app roval prior to the issuance of development permits. SHV /me January 10, 2000 - page 7- Wetland Determination & Delineation on the Proposed Raven's Ridge Development Site in Tigard, Washington County, Oregon Prepared for Jay Harris Harris- McMonagle & Associates 12555 SW Hall Blvd Tigard, Oregon 97223 -3453 Prepared by Caroline Rim Dale .Groff Pacific Habitat Services, Inc. 9450 SW Commerce Circle, Suite 180 Wilsonville, Oregon 97070 (503) 570 -0800 (503) 570 -0855 FAX PHS Project #:9 -2001 November 11, 1999 1.0 INTRODUCTION Pacific Habitat Services, Inc. (PHS) conducted a wetland determination and delineation on the proposed Raven's Ridge development site in. Tigard, Washington County, Oregon (T2S, R1W, Section 9). The site is located north of SW Starview Drive, south of SW Ridgefield Lane, and west of SW Willmington Lane, on Bull Mountain. The generalized location is shown in Figure 1. This report presents the definitions and the methodology used to determine the location and extent of wetland on the property, followed by a discussion of site characteristics as they pertain to the three required wetland criteria. The wetland delineation was conducted on August 31, 1999. 2.0 WATERS OF THE STATE AND WETLAND DEFINITION AND CRITERIA 2.1 Regulatory Jurisdiction Wetlands and water resources in Oregon are regulated by the Oregon Division of State Lands (DSL) under the Removal -Fill Law (ORS 196.800 - 196.990) and by the US Army Corps of Engineers (COE) through Section 404 of the Clean Water Act. The primary source document for wetland delineations within Oregon is the Corps of Engineers Wetlands Delineation Manual, Technical Report Y -87 -1 (Environmental Laboratory 1987) which is recognized by both DSL and COE. 2.2 Waters of the State and Wetland Definition Waters of the state are defined as "natural waterways including all tidal and nontidal bays, intermittent streams, constantly flowing streams, lakes, wetlands and other bodies of water in this state, navigable and nonnavigable..." "Natural waterways" is further defined as waterways created naturally by geological and hydrological processes, waterways that would be natural but for human- caused disturbances (e.g. channelized or culverted streams, impounded waters, partially drained wetlands or ponds created in wetlands)... "(DSL, 1995). Wetlands are defined as "those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions" (DSL, 1995). 2.3 Wetland Criteria Based on the above definition, three major factors characterize a wetland: hydrology, substrate, and biota. Pacific Habitat Services, Inc. - 1 - . , --- -. ., 1 0 , 1 • ''',-.-• , , , , , y _. ,.. 4_, : -,..__: n p‘. "', ',.....„.„./'-.--7,";--=7--7-i!' 1.. "' . e•-•■ r1 ." • •' ---- ".'" .. r.: "\.. •_... . ', ,:•,'1.,...-,,,,-;,:; %, ' .•'.• .•:"=.- i i '" .1: 1 .11 : 'Ill ••_.7 • - -.44,,,' - i ,,-,/,_. '• '.. 1 i - •••i'V: •;•• • ., " _:" -..-.L" .,--- „)'.. i- •. -r.,' -:,,.:„.•-•,..".',. ( . ,,,".%, „ . i ".% '.:''... -• " '.-_ _ .,:!".••••:. . , ,,, ' 1 : ii _ ";- ,_ .; : ' " ., ."-: „ • 1 -,. . • .F:. - ,".-. ,,," lirr ,,,, . „---,.....,-,-, k ), • .-"--- - -- -- il• :- •,/,-:-.;,••....•----- --- , I. I/ ).:;:, if /.. :---..,----\ :-... . • . : .,.- - '...••••::•:•;.:: :',..:-..-.::••)•• . • • l• • • • - • . ,---., — „„ ...,,_ , • , • - 3 '' ' :.,, .- ''..' „ „----"- .z... 0 /, ," .1.: .•_••-tir ' 7,-.: - •(• .••:,-c---.-----1.• .'•:1.• . • -- --''' 1 .7 -_ , ...,:% • ......--7-..- .: / , - \ . 1 ,--., ,....,:• • : .-.. a „: .;„..• _.; .;• ..,. - -: ; -....._:-_-, ;--... ..: •••'.; ; • . • .- ' " ''' ' ----"•'": — - • - _ - :K...:,....,•: I.'. .. i , • : " ft ( ,.- `v- / ,---Th, • ' * . ' c-'? '''. - '.' ••• ' ,! ',--'-";•••' ," . • • ..::: • . i ,. -_,.•, - •••• =. .. . f • T74.' , .,/ ( i - V 1 ; z• j -' .i. ',: • •::•• • , ." ;_,..' • I., Se,"" • • - •••• :-. -4 ' . . ' ' - A, • ':. /. ./ ..; • - • •--,* 1 • • . Ti,'. ;;;;, /..,-.: ____..,.__, ....,:. 2:IL*/ - '•:• • - : - - c• - ' -- ,), - _-- - :'' - , :: . : _ . 1.• r .,..,i..,' ':____!..'._ ''' ..:-2.,-,-1., .,,.', • . `' •—• - ?-4:_LL_--•,_,_÷._:;2.•---,-;--3-;....,..,;;;„:--1:-.. r . -0- _ -=--:---.---___ ...--.-..„.er , .• ,,,,...-_- •-• --,i . • 7. • -.,-,',..- -,/,', --,-• - -•.'`)!-•-• • -. • - ---.; - - !--- '•---' -- - ." — - ' - - - --t , „, - - --f- , -- •:-- ..:,---,-. \ • - - *T.- " “• . fr., ' -,,.• • . - ..--;-: • :'• -".'..-.-::. c- f L : - '• Y' /•-- fl / ..- .--..;-....:-. ... , ' - :;:7 , , - , ,/;• 6 ..---.---_,:- • • • ., ._ . • ,- . . -_----... z.. ---- 'v.' — - ' " ' .. 1...-- — : - IT - - • -fi. - ------- --- ,•• . ,.,_ .. , __.:.„-_-. _.-..„..„---, ,,,.;,:.„,,,k„ .....,:,,,,,_.....,___.••,;:,, ,r, : ..,.__ ..• .....„,,,....• • r-,•..,.... --- --,_•:..,- -_- -,,, ,, , j i:,-„,„,„\,---,k, •--,:‘,-.„.-.,:---,:-:.•-•:-,,,..„-_-.„.;,--- .,,,, , :14 f - ."..1. :- CITY' - • - ''' -- ' ' ' ---- - , .:'....„..2._ .7.-,./..,„ , ,;% , -" - . 7 .: : :' , 1,•% . 5r\c' • t;', , ; ,i ,, ,' - ' , / , ,:- . ,; ,- ;:y `-'..,',. , :7;, 1 , ,f : .,,. - ■ ).-7 1 A. Ed :.. :•; ., , ,,,, ,,, ;.;. : .•," - ::: 7 7 . .;•..,.. 1 i ,,,..,,, ..J .,... ' .. . -,, ,,; " %,,,..': ** .„_- 3 1?, -- - -- z- ''' .: r . ,,, ,, ., ,: , - - ..---, . 1 .--- - ,'-;.- . , :i'l: ,':'-' -;,---- '- ''- ir .--iF" ----- -,c , ------;-:.-• -,... ; I . --- Y'n -%'.-. ‘,.i'iT- 1- :.-_ ::" -' -:<-- = )) r : 14;: :-.":" - ;V:= 1, -' --- -..`---7-' 22 l ' - ` ,1 T - -.7 : ''!-",-;.. j /-. .; -? -:-.'::;_ --- ; - L.',.._" . I.,' -;:-. : ,. -------',/ • * / /- “,/, ''/ * :•;--. - 2...\ - - - . '-.-.---.. - • ',1 ,,-,.., '':' •/---,; .; ; ,-,:, ; /-9,i.-- fi - 4i:11 // ( :‘.---,!.! / ,-;‘.,,,,, ,/ ! 'II, • i.e. l'" , :', 0 .'/;,,, - .N. v ;- i ,/z , " c i;it'(/,',/,/ / 6:::;_ , ,,,J,,, ,-, .0,t :t‘e,`;' --.'. , "..:::,(-- - • :.1;1-7 - 7: :. ' '.:i ; ::-?•;- • 1. -1:i li - - :,/,•_ • -1 . is,.../. +77, s, lii i:)..-, . '',. I) ' . ' , .'.. \ . r ,.,.•.?•:.. ; -,-: .., • - • / ,.--•_:, :•...;-: t •------ ._i _ ' 2- ■„- .-, 11 ,. . ■,-,,,,.:,,,...,...., j --., • 1,,„ • ';',..--_-=-:: '., , k__:,.5--nzfr",,:,.% : . i if; c , , Z . . Tr. .., r- : ...,‘: ! . '1 , .7 ".-:'''':•\:---=;- ':' ,.- . \vp .--,.., f---\-_ ..:.4 --. - - , ,,,,---...-_,,,, ,;,.,_,, ;:. , _ i .. , -.:- ,±„..,,,-.,; , ,-.1 , .i-:%,..-..,,, r ..;:/ ::-_ - - - ...... • :=: - -•.'; - . - -72., - ,,,,-,....,...: ,,,.. •/---,.\.. _.,....„• .•::: ' . .,_:•-,-.:-.,:...-.. • :- ;,?",/,-,---. v.: id -_,,,T..,„ ,,,,,-,,...,- :),.;. (6_,-,„_...--.-.-..t-F.:7,.,, /".- ...4, iii, •' : :: '''_ ; -,-- '-::------- /1::P iii-m_lh'il , t -. _ , ,, , 4ri.„1,--„,_,-,. , .. i - ' ,t , 111,:ii:. ,/•=-. „.- 1,-;:-.-.1, y.".".',".•." -'' 41 , :-_ :::::::•-::.'/ „•., • -..--=7.15-:=.----.7-•-i'''f. ../"" -1 ; ..-- 7 .... --. 7 .4•,- I V •' -. 'N'• l' : c• ; :: : ;:---- --': / - at; c —) L .,!:-.F.:Tr .;__L 7---:' .1 ': .- ---. . : v'... -.L. i f , _ __ _ , ... „ t , f - - '-:_;-,,,:,:: ' 1.-1-7-;41 „ iy,F=::.• .--„'‘ s. y ,:..-..-;:-. . `1' !...;"::? ev' . 1 * • :-• r'''' / • ' '•:- Air' " ,'. . ' ' • C - . / i'.i' ...sitl",1.1,•. t '! WV a4.41 ...'i , .. '' O' : '. ,.., i .,..., - V ' .. ,----•:,' -9? - '■ . - 7 ,;-; i 4-1 . 1 " '• A' ( '1•....':s: t . .1 .- ....', I •!'•:'•.. :,.. - •1:1,;,,.. -- -', i 7 ,.:, -g _-_- ---,- \ :-------_,-,.,---:..-: :•., -.- •. . / • ....,,,,,- '...--.:. ;'•,._:::, ,:: . -•*. ) '. 1 -:_..:. -.1':::::,--,••'/~. .A_LL-7si=t": ' ', i : ----- ‘:-. ••••• ... -,-- '':/'----: :•', •------;:;::::', -: :',/ , ,, N _:—.-•-• - :;.,< , : "'(... _ 1 :ifi j e". - _.. -- 1 , :'1,f=. - - ••. l,,,.--,,__ __•--------!:: / ' -."-:-." & • . Q. ,•-•,- ,;... -...”-- ' li • - • .! ' , --, • - ,, - - ' ,--- -- - --g-_-_7___ :1. 2_ _-_-_-',--='.----fAT:':-.-7,77---_---:-,-----.7-:7:-FiCays? 7;4 ., - .•'Z'.;.Z , / , ' \ :..: - 7f , ",.• :' : '.',,... - ' -' 2: - ' . . • -. ' ' . . N ' - 1- --■•• ' \' '''-- '''-'-'' '.."'N:77., - 1'Z - 4' - '''.' 4 ": `‘i ',- . .----- - ' -: - 7; 7 .-- .- 1 . - - . 10 ", -=- , .,:::■,':\ : ' • ...... .\ - \ • 'AN' -- - - i'.. ' - .' !-- :',/ , f■ •, .1./ :1'`,''' -_-:-/ ‘, i' /-"iii; t';', ''',1"-'--'r-d---3.: 1, , / .'': -...'" - ,, 'Y,':' ''' VI d ?. -,-; .! , . i • -:: .:.,._::. , \.- . - , j.i.v____/,,- - - - • __:_-... ..,.':y4:., ,,--/ 7 .. !, { \,--- , .. .1 :,/' .-.) i , i ; - ::- .- ..-,- . ,-: - :-, z:f.f.;ntiA.--- ***** \,- : _.--.- ,: , 1 ,.. . . ..: - . , r • :.11 4, • f- I.i ... -'.- i ", - Cr ' • . : • 7 ' •">• / ' r 7' . --, ' • ' ' ' • .'" ' ,,,:,', '-',.. ' i i ' ' ''-i',1W,.....--b-tfr"-",..--a : • ' • ' , '') ' \-:. .. • • --s "H - ."‘...-.%•,""' :,- .. ; ''';'-. k ''!: •- .i- • , ' ' f .)!;::------::::::""'://(:`' ''-'. - ' -, " - i ' , - 7- : :■• ':',‘ "" .1'. ------- i . . • ", • ' ::%:,_"''': '. \- \ i ••-• : ;. : • • ' - ..: ' .'i',.:'c :-.7:::.// /..4: -1 /'' , ::;".: - :::'ff:::::;%% ,,:,-:_ -7:::::---,:,,,,:._.,- t:;*: : :% .....z: k ......, :;'-- - I ‘. '\:::_:=„41.11 :','. '-- _-, 1.-'1': ..-.:- - .' , : -. .;' , ._-__---_ : - . 21;? ' '1, ••:;--------; -:- ' i - --.?- -"`-'1*-;:"-:;%"--• . \ ; . -1, 1- `e i; ----:-:"..k%,...:'..-::::-- .::1 . '', - _-_,- - , ,,t4 , , .. _a: _,, - , . - - _ • •• • t_N! , ,■-::..-- ,:, a ,. ,r,47,-. h• - .-- - • • V' '' . %' /, '' - ' ' "‘ ,'"':' ''' ''. .---' . ' 1 I • '''' -' s ‘Z , " • 471 '' . - A' ;;:: A,.:-.:t= •,-;..4'41?...::,-;.. ,1 ;‘ , .. - . ---,---- -= -- !';' , I 7 b-- - " ,,,,::::-..---.:- ' ..iir•-ir. fl) ••• *•• . .,--22,... .. • • _ l.,/,' 1p -7„....r.-,,,,,FT.......„-..;;,/,-rrii,-..:_t.:,,,..----„7„----.-.:-.!,1:::,-,-,,,,,,--,,.___:,:,,,i!,-.-‹-,. ,91-_,,,›‘.:-.-;x::: 4..-2-7,_,-----,:x..2.-iTti_r_z_---7: V<\\ , N , - - =2", 4 ''.; '' ',,,',..:-;:--,', -,,._-=•_'.-`!, .---,, •',. ,. \,•72,--,.._:.:•,,,,_,....://:pt..:,..-,--- i. ...-3;,- , ,_I "I, - ' °----:: ( _,'... i-,/,,..',../.::' ,,,,..‘:.,\,:,-,;,;_,Lz-_-____::,,..i/ii.32,1,-i_z_ \.,....'y,\........-:-..2..:,:.,_.:‘,...„../.. :1,11,1,-0t2,•.::27.-:,-'.::$,;:i.,c.- .,,,,....::;-"-:;:."-.-----=-:._,-..t" ..•:)...,..N...Z.\.:.......,:.:: :;';'; ,...f,. ..9 , , .. m . "' "7- : .7.,. ....n7 . , .:i. ,? . :::. : . .71 _ .. r ,_ ,L . t - --) .4,,,,, ,..,.4 L. ;, ;„, ,, , , ,;3 /7 ,: ;- ••• . " . k * - - -1=','','. \ ' * ' ''';:-,t'''''',2..-- ----_7"--------:-.::---.'-'7:4,,":,‘ :-..-----%;.---.,--="_---,_--L__-=---"'--.2---'-_-.---.71-!.".7.-!!-::-.:,.... --: - - --, - :: 1 ' .. : ._.;-•.,'.....;.: • . ,-. ..f. - .1 • `: • .....\ \ y .. t i :.. ; __:± \- ------- .., ....A/ ,,, 711 Ail 7 7-- -..- -,-- - -=.-7.___-• •---.=-'------=-_--77--- ' ,' ..,_,- ,aiF...,.;ir:";-.;;-.,';.,-,.- -- ' - 'i • -' - • ; : V''''` • 1 .; II ._ 1. - . rig ....,,-; - , . ii.1: ...i . -.Q11- - • / - 'j,',.....': ,;'; ...`;. ._ =...,,, . - ,q 7: 17_4 _ ..-- - ,e" ': - ,;1! ', k :1; / i'::1;' le - : ' - - r " ÷a '' ' ' 2 71 . 4 • W? ' • ,. '-'\ ' ' - : --7:: • ---;/ ' - ..... 2. -2 - ../ -- ' 1- ' ''. • *. / , .- •• Ci t.._---‘ / :.•:: : ct\s --?:"1 i„ l' i v, .., • /..::: ',4 \.i.- :---.',"-- ,-----. • ,-- ' s 4, .. e... -.... - ---.4.-- \ .,„.„..., ,--- > i,-- • ---.;-- _......-i-/ ----„: - ..._---„,..... r. C' /:.--7- 0------------./"'" '-"^"r-'"... ' N- 6 ' , • / ,i ' 11 lit . •■ --- Z - - • : --- :-- ....., i .----•-% - - lt ;', 4 , • -- — — -- ' " :I ; - - - -- '' ' ' . 4" --- . --.' __1 ,I ; . ffi _ •,- - 7 - _,-;=0 -,i/c..--;. L -, .....f:': • -- 11,i A rk _ _,...1-•,, __, / __N, __. -,' •___ „; i _ 7,„.q.f__,,__, iiiilui t._ ,ef3 , - if... , _ :. ',6::' , .•••: . - .. • ,L-.- ..,i ...... - ,, , , , ; 7•,- ; „! , , ,,„9„..___;,; _, T. . • .._,' : :4 •• ),' ' ' -, - ' ..' 1 - - 1 . 1 in i' -- ;*;, ;"' : . f ' ' 1;:,,:. - ' - '' ' f le' ' ''. " . . ..;'''\---- - - -f <-'-,-,h...'=-1.-i-:z.IIR.,-0-. i•J . ::-.='-- - . - ,.. : _-:025"- - ,,,' - _____,,cr .„-- -- -•,•4 ----...,....,.__,:.-,/.. , --,•-•,---.____--;: ,,,..;_:-.-:-.!, -,...,---,.-•-•, i - --. •.:,... - :•-• --:- ,- -/ ,/ ,- : ,/- •,,' . •:.,•• .,,,---•••,, -•• .,•: - v----,..„, ,____ , ./.,-----,,,,--.„ . :: . .--4-- ,A50 ,..:_•;:;.-. - ;----_-..=' -. .f . ; - •,:_.-----__ ,..--- _. ,...„.4, 4 -•,;;;,,'" _ - ---,-_----• -------- >,_\.., \ :■. - • ,..•—•--.-_. __,-a r ....- . -mi ,,,' „.- ___:._ .47., - 4,_ 4 .',,•• • •:;••• "--___::.." • • 1 / ,- . :1::. '.5 1 , ---• . - --....---- a .--- ! ---_---,."? ..,...„...--,--- . 0 , ,- id , -• - :", . ,.-.. • -. / , I ! - / i / - ,. . : A. /. 9:/) • :R• : ..-i----:". ; '. '_ _ -- --•: . : ( •-: — . q . j -' • i ' ---;:-...:.";-- -- '-%,f , H i i , - ., ••-•'.i , „ ' ' • •! .•.t • - I -,-...-•,.-- . , . . iE?_ • . . ., .. • , • • ,.......,, ‘. • ..-7/...-..-. ••--,--,...,7_, TIN • • • _, ,■ . ,..,. '• 0 ., . .. . _ 10/5/99 9-2001 Figure 1. Location and general topography for the proposed Ra ven's Ridge development site in Tigard, Washington County, Oregon (USGS, Beaverton, OR, 7.5 minute quadrangle, 1961 photorevised 1984). • Pacific Habitat Services, Inc. • 2.3.1 Wetland Hydrology Wetland hydrology is related to duration of saturation, frequency of saturation, and critical depth of saturation. The 1987 manual defines wetland hydrology as inundation or saturation within a major portion of the root zone (usually above 12 inches), typically for at least 12.5% of the growing season. The wetland hydrology criterion can be met, however, if saturation within the major portion of the root zone is present for only 5% of the growing season, depending on other evidence. The growing season is defined as the portion of the year when soil temperatures at 19.7 inches below the soil surface are higher than biological zero (41 degrees Fahrenheit, 5 degrees Celsius), but also allows approximation from frost free days, based on air temperature. The growing season for any given site or location is determined from United States Department of Agriculture (USDA), Natural Resources Conservation Service (NRCS) (formerly USDA, Soil Conservation Service (SCS)) data and information. Wetland hydrologic indicators include the following: visual observation of inundation or saturation, watermarks, drift lines, sediment deposits, drainage pattern, and/or oxidized rhizospheres with living roots. Oxidized rhizospheres are defined as yellowish -red zones around the roots and rhizomes of some plants which grow in frequently saturated soils. 2.3.2 Wetland Substrate (Soils) Most wetlands are characterized by hydric soils. Hydric soils are those that are ponded, flooded, or saturated for long enough during the growing season to develop anaerobic conditions. Periodic saturation of soils causes alternation of reduced and oxidized conditions which leads to the formation of redoximorphic features (gleying and mottling). Mineral hydric soils will be either gleyed or will have bright mottles and/or low matrix chroma. The redoximorphic feature known as gley is a result of greatly reduced soil conditions which result in a characteristic grayish, bluish or greenish soil color. The term mottling is used to describe areas of contrasting color within a soil matrix. The soil matrix is the portion of the soil layer that has the predominant color. Soils which have brightly colored mottles and a low matrix chroma are indicative of a fluctuating water table. Hydric soil indicators include: organic content of greater than 50% by volume, sulfidic material or "rotten egg" odor, and/or presence of redoximorphic features and dark soil matrix, as determined by the use of a Munsell Soil Color Chart. This chart establishes the chroma, value and hue of soils based on comparison with color chips. Mineral hydric soils usually have a matrix chroma of 2 or less in mottled soils, or a matrix chroma of 1 or less in unmottled soils. 2.3.3 Wetland Biota (Vegetation) Wetland biota is defined as hydrophytic vegetation. A hydrophyte is a plant species that is capable of growing in substrates that are periodically deficient in oxygen as a result of saturated soil conditions. The US Fish and Wildlife Service, in the National List of Plant Pacific Habitat Services, Inc. -2- Species that Occur in Wetlands, has established five basic groups of vegetation based on their frequency of occurrence in wetlands: These categories, referred to as the "wetland indicator status," are as follows: obligate wetland plants (OBL), facultative wetland (FACW), facultative (FAC), facultative upland (FACU), and obligate upland (UPL). Indicator Code Status OBL Obligate wetland. Estimated to occur almost exclusively in wetlands ( >99 %) FACW Facultative wetland. Estimated to occur 67 -99% of the time in wetlands. FAC Facultative. Occur equally in wetlands and non - wetlands (34 -66 %). FACU Facultative upland. Usually occur in non - wetlands (67 -99 %). UPL Obligate upland. Estimated to occur almost exclusively in non - wetlands ( >99 %). If a species is not assigned to one of the four groups described above - it is assumed to be obligate upland. NI Has not yet received a wetland indicator status, but is probably not obligate upland. 3.0 PROJECT METHODOLOGY 3.1 Off -Site Research Prior to beginning field work, available information was reviewed in order to ascertain where potential wetland/waters of the state may exist on -site, and to facilitate the gathering of data. This review included the USGS topographic quadrangle, the Soil Conservation Service soil series maps, the list of Oregon hydric soils by County, the US Fish and Wildlife Service (USFWS) National Wetlands Inventory (NWI) map, and the Local Wetlands Inventory (LWI) map for the site. 3.2 Wetland Delineation Field Methodology Observations of hydrology, soils, and vegetation, were made using the "Routine On- site" delineation method as defined in the 1987 manual. One -foot diameter soil pits were excavated . up to a depth of 18 inches in selected locations. The soil profiles were examined for hydric soil and wetland hydrology field indicators. In addition, a visual percent -cover estimate of the dominant species of the plant community was performed using soil pit locations as a center of reference. Dominant plant species are based on estimates of percent cover for herbaceous, woody vine, and shrub species within a 5 foot radius of the sample point, and basal area cover for tree species within a 30 foot radius of the sample point. Plant species in each vegetative layer which are estimated at less than 20% Pacific Habitat Services, Inc. - 3 - are not considered to be dominant. The wetland indicator status is then used to determine if there is an overall dominance (greater than 50 %) of wetland or upland plant species. Data documenting the three criteria for the representative sample locations are recorded in the field. This information is subsequently transferred to standard wetland delineation data sheets, which are included in Appendix A. In addition to the sample points, numerous other soil pits were excavated between the data points to verify changes in the three criteria. 4.0 WETLAND CRITERIA DISCUSSION 4.1 Topography The site is located on gently rolling terrain on Bull Mountain, and is surrounded by a mix of residential development and undeveloped land. The property generally slopes downward towards the east. With the exceptions of forested areas in the northern and southern portions of the site, most of the property consists of open fields. An narrow, boulder -lined ditch parallels the southern property boundary, extending from the southwestern corner of the site to midway along the property line, where it joins an incised stream. With the exception of a house, barn, and an outbuilding in the central portion of the site, the property is undeveloped. Site elevations range from approximately 480 feet National Geodetic Vertical Datum (NGVD) along the eastern property boundary to approximately 540 feet NGVD along the western reaches of the site. 4.2 Hydrology Site hydrology is most evident in the southeastern corner of the property, where an incised stream flows to the northeast into a tributary of Fanno Creek. The stream channel is generally 3 to 4 feet wide (6 to 8 feet in areas of bank erosion), 2 to 4 feet deep, and is primarily composed of rock and cobble substrate, with a scoured, unvegetated bottom. During the time of our site visit, water was observed flowing in the stream, however, no water was present within the boulder -lined ditch further upstream. The hydrology source of the stream consists of several factors, including groundwater; seeps . along the north side of the stream bank; stormwater runoff from a development to the south which discharges directly into the upper end of the stream; and surface runoff. Other hydrologic influences on the site include direct precipitation and surface runoff from surrounding areas. The hydrology criteria for jurisdictional wetland was satisfied within the stream channel in the southeastern portion of the site, by the presence of inundation, seeps, wetland drainage patterns, sediment deposits, saturated soils, shallow water tables, and active oxidized rhizospheres. Pacific Habitat Services, Inc. -4- 4.3 Soils The US Department of Agriculture, Natural Resources Conservation Service (NRCS) (formerly, Soil Conservation Service (SCS)) has mapped the site as having Cornelius and Kinton silt loams, 7 to 12 %, 12 to 20 %, and 20 to 30% slopes (map units 11C, 1ID, and 11E). These soils are not considered to be hydric by the NRCS (USDA, SCS, 1989), however, they may contain hydric soil inclusions (Figure 2). The Cornelius series, as described by the SCS, consists of moderately well drained soils that formed in loesslike material over fine -silty, old alluvium of mixed origin on uplands. In a typical profile the surface layer is dark -brown silt loam about 6 inches thick. The upper part of the subsoil is brown silt loam about 32 inches thick, and the lower part is a brown, mottled silt loam fragipan about 20 inches thick. Permeability is slow. The soil is classified as a fine- silty, mixed, mesic Ultic Haploxeralf. The Kinton series consists of moderately well drained soils that formed in silty material over fine -silty, old alluvium of mixed origin on uplands. In a typical profile the surface layer is very dark -brown and dark yellowish -brown silt loam about 10 inches thick. The upper part of the subsoil is brown silt loam about 20 inches thick, and the lower part is a brown, mottled silt loam fragipan about 19 inches thick. The substratum is a brown, mottled silt loam fragipan about 11 inches thick. Permeability is slow. The soil is classified as a fine - silty, mixed, mesic Typic Fragiochrept. Most of the soils observed on the site ranged in color from brown (7.5YR 4/3), dark brown (7.5YR 3/3, 10YR 3/3), and very dark grayish brown (10YR 3/2) silt loams without mottles. Those observed within the stream channel in the southeastern portion of the property included very dark grayish brown and very dark gray (10YR 3/1) silt loams, both with and without mottles. The hydric soils criterion was satisfied within the stream channel in the southeastern portion of the site by the presence of soils with low matrix chromas, both with and without mottles. 4.4 Vegetation With the exception of a lawn and landscaped yard associated with a house in the western portion of the property, three distinct vegetation communities are present on the site, including forested upland to the north and south; open fields through the central portion of the site; and a blackberry- dominated, scrub -shrub community along the riparian area in the southeastern portion of the site. The canopy of the forested areas include Douglas fir (Pseudotsuga menziesii, FACU), big -leaf maple (Acer macrophyllum, FACU), and red alder (Alnus rubra, FAC). The shrub and woody vine understory are composed of red elderberry (Sambucus racemosa, FACU), Indian plum (Oemleria cerasiformis, FACU), beaked hazelnut (Corylus cornuta, FACU), red huckleberry (Vaccinium parvifolium, UPL), Oregon grape (Berberis aquifolium, UPL), salal (Gaultheria shallon, FACU), serviceberry (Amelanchier alnifolia, FACU), and Pacific dewberry (Rubus Pacific Habitat Services, Inc. -5- MAP UNITS Y _z t • 116 •. 1 :56 r , ' : t -' ; L .SUIT, � i ; -' 4 a , f' - S I 1 1C = Cornelius & Kinton silt loams, 12 2/o slopes ,,,v,-;-,' -'' ` `,. ,•_ '' � , � f47 11 = Cornelius & Kinton silt loams, 12-20% slopes ' , d . ; � =t t � r w ' ::', 11E = Cornelius & Kinton silt loams, 20-30% slopes v t � r ' r .y , r 1 ' 1 D5vc. . , 4 4, � 76 tip - ...'A e�/ ; =:�a: v ' ^ q r `�`' E is i ': f t� 43{i, 's v d '`I r ; ,r 11C., A C�/i{e 3K i 76 ' } k 4 + 76 ��. �1TL R } � � R •� ---• I . f 7 eV • ra aa1� x :OUA - , %, gs ��rs :"a' h "� 4 � 9 1 ' 1 7 �.1 n .. .,r 1 , . ,- / t' 4. �/ ig.`' :.. t - l � 16C. -' yy T y 1 " a t•,- s 1 4 � �� 1 x . _ t V. - J L r �. ~ i B :r-~ °" ,- 1 n. ^ : r r t, , .. -:- C �' s � . r i`„ f� � /` f et I_ 7..^t,i s o'.16C. y -C! vc!*� � ' - ";' • a,,, c' ! ? L � .. ` - .:4 - . 17 �� ,L o f : t9 ••.�((;;�� _, 7 .�1 `- t .; — :i - 7.. . ° ffi ` f ' � =''"•J 1 - ' 7 r,. {� � .,- II - . i . � _ it '. s :,' ,C)r . 7 r- -- � A 0 lr ' t -r / -, � ; y 'wn F t ,, , - 'n: 's• " .�,� <n�a,,. 1, fr � r f- t K� . is . ''n �r � fr ..t ' ,-.6,-,... � � f ' t " r t � f ' i j ' R ' a > r - , 3t •'. : 16 C ' i '` L `� - l r•+ - ' ..- . 7 .‘ j e y lr c . •r1 s }; % j� i 7 1 T i..1 f1 i ty ` ° • . e44 ; ' F t ` - 1 -. , -• , :, - '` i ,� e �i ` t ' " - i O 1'° R P i 64 - i •g 4 '� 7 ,; , /... . v . .(� ej ..--; }: r ++.. 1 ? �r Tw i 'r' • ,a j -..! . 5.4' � � [ ' f .• Y-r J itr r t .. - ? ; i i j t q i 1 C � • r � e 1 7 7 1' ? �'�'� �' S<•cX {. 1 • '' c. 3 1 . ? /; r\ :c ." 'F.,gY 4 s b t , f -.., t , A ` t � Y -c . f ` • Y. o 4 „ x -,1 ,t - Fr , j :- ;n ra . �F + ,- ,r 3 f ;3 1 s. h .- '- x * ! ' r y / ^ +r g c .r 4 �' , ' -0, . f' i w ` y' ,T,', ;t!' n \ '1 14 .5 ;° � > ' y' s r ,.: ; °:.' _ 1'f'� %�P n • ' Y�8 4 ,. ...'+ F•-t '•; w , �t -1 L i tax 1 Kti0 ��. 3 . ,,. . n,t.•a - ' t* •f �, v : . . : i ? ;.; ,- -1 Zv ;fl• a.71 -' _ z �. T'� • ri g . / ,:. i ;+T " p . " 7 - -i a.1. t •;.; 1� ,? ' " ii r ,z •tr z �kx' : . x "� " . ,t -:* o f iY a .i t • .1 � � 7i 1- `y " ` ` �.YC , - • •,,1 ; ,. ' r•_- R , '''S :-1. `✓ . ... .r' . , [ B , . r . , 1 J st :. - -.•:', e .� ,+ . 1-3-" j - r 1 mo ?. • " .� ro a 1. * • _ i • 1 r. ' x � .. cj : : t - � q -4 ' . r i , Bi ' s \B.1;fH` buntairi r .: � ' � - '!t, r0 , , t , u�c �t #` y ` i i i �,C. i. .. - -+•7C a° •i ,, 3 •':,' ,� =` c. �r1054 •.t' t 1 ' t. ,, x�3 • ' .. ... r '� ■ Y . , -, :,t: " ' ^ a- •• B 7D t E ,.- 11C t (] ' : :; `:jfi + , 1' '� Z 'r ,', �l:dY�e.t�:s - !I�'-: .1 �•ia .x�...4. ' F��:�.�' *: I G.eC f1t 7 - - ._.:�.- ,y+ • a I , � ,1 ._ ? ' ' � y�# ,� . h. ' �T I • , # 0- - , � , ' k' ;11C �. a :4 11C, r `{ J 4 , 6; 3_,„ �_. r " . . • r. • i ' F ft :: 11 . + .ty .4,7$ 7 I , -, t - - °a� ca s , a y ,' / 1 4 r ;„ s - . t r : s ^ - � � .' ^b v . ter. ii ^ ' .� na .. tl7 - . [ fi t r '}" - ��':,_ Si r. ,a , ` t ,,,. .,_ r . `i ... a t" '.. iz .. , i - r • t _ "..° . • ti �L I - i: ' . . . _: %y �^ L.�� ``. IL • „ '?`": , r ;r - -• .• v . -;_l '=;^..� ., + ? t y Y1C� -- , . e �7 : A ; -1 ' t c ., 1 r , = SITE 6 - t 1 ' t � i � • ? aa' '( x' °— „; .T 2 It tip. ;,: "'_ s • , 1: ` : .. , I . ' Yr i ' t t + .. • itk - r,-, w e( „: „ i , r!...,,,,,,,. • , } r4 �- s.. . . .. T.z.:- ' . ” TID"` „ ` i t D , r 7 ,1h .„ . , p7 r - „1 ` '1 ""t . - !..... - 1 _ .. f --_ _ } ' , L Y, -:, , . 1 { is f- '� '� 1� 1C a S" f . - r f� r � . ✓• : � r , -`+ � ".��.. ,{� - 7 7 � { . -0" ' 1. r-t- .. P r � a �- r ��/ d .c 1 i P - q» '"'•1.'l∎`.. �F.., _2%.e.:0:-.Z.4 !VII'''. ,i -' - • .. L''''''' 3 4 .J`�{t ° . *- ' T",r a v ', J� 3 , T r : -� f" - w . - s t • _ }, t . f r y sr' "'" ''It-. 14 .. C.)„, t h , .1n ,.. --,-,...-s,,, , ..,24'.,,•,.- -, � e r r •• - ' ' y , ..•�l,,,o n ; u c ; - t t ' i.r- ' '7,^' - , y1 • • L i i , , .'. 'a -' / f ,L lgC 1 ! tt r t. 'Tile +,• jr ` r � �i 1 2 fi r , `" �.. , t .�'a f, >' .: ,jf;i ;9 . t � �s 198 t to 11 � z • R ? ` ' `'' - - z B_ P AZ - 1 ' ✓ 7 ' P' z Ci' y,-)'t ,xntC A ,t- .- ; 0 4,4 1 . s i, "' . i.1i r- . ?. _ + - c ^ cF " ' _ „p?,,, '.. • e y rt i1 1 p rx �eY T _ `'t' • Sr �te S `•nti;i;'.i�t 1 . ' - :. ,c - r ' F'�. • ' { • _ • • a'} r - ./^ : , 14- 1 t, ' r 1 • , 1,4 is [ .3, ,, ,r J :, i� s b' ... ."1 - A . ,'", - -,. ".• R s * > :11- C I' y L yj: 7-. Y' - F t: J • s � t \n ��f' r . t { d' 19 D .c.�` �+ i 7t° rf . _ , q t h if f : �y ii t' B - r.I _ f t , , � V . YV' x ,'-a �-'"! .. off, , ` 'i ..�l t 9E � -w- - '' 1 +- '• 9• , ..`c* 4 7 ei { 7C: ,r, 37Cs, t ( .'.� I i `• 3 .' `s ." c t '1 o ^ t t t 4 l -.•,i Y - v' . 'fn 0• 4 T'"'� �.. � r,. f ' ?� � � , - ?:3? . ..,.., i p - •'� -c r, e . � - aiS'4'S � Y l ' � _ �- _ � r • L • a 376' -7 ,- i t f ° �:1, ,, -.. � f • v �s - , F J _It, er t J_ . ` i �Y' w f lc,— '= = ±> �a '. r i1 �' . �, c � ` a ; • ` ^^z_.f ni - � . .r k' t .. 2 t' t i ' t ` - K'' r . / ;, ' 'r: • , , ..3 -` Y .d 7 / � 1 i 46F; ." ' tt F` 3 t t/ i 'J [ , a - j' � "" ' 1 -3 6 7 r � l',"-..: sf r4 '' 3 ti r ' -3 - „ is , ,.a.., i' ' . s i t • a, Yt -.-•! t oi ,. 7 . t 4. rr ' ,4 �• ` s.L+S .� k J � �G ,0 -- i " 'v 4`7,4 7- ^ - - - ‘r.' •- A :.y:.2t�,. '` -. ` ; kz -'T'% r .v' d „'i .,,... _ 4 • . _..' -• i 10/5/99 9 -2001 Figure 2. Soil series for the proposed Raven's Ridge development site in Tigard, Washington County, Oregon (USDA, SCS, Washington County, OR. 1982). , Pacific Habitat Services, Inc. WJ' ursinus, FACU). The herbaceous understory includes such species as sword fern (Polystichum munitum, FACU), bracken fern (Pteridium aquilinum, FACU), inside -out flower (Vancouveria hexandra, UPL), Pacific water -leaf (Hydrophyllum tenuipes, UPL), wild ginger (Asarum caudatum, FACU), and western trilium (Trillium ovatum, FACU). The pastureland primarily consists of tall fescue (Festuca arundinacea, FAC -), spotted cat's ear (Hypochaeris radicata, FACU), white clover (Trifolim repens, FAC), red clover (Trifolium pratense, FACU), sweet vernal grass (Anthoxanthum odoratum, FACU), St. John's wort (Hypericum perforatum, UPL), Queen Anne's lace (Daucus carota, UPL), and colonial bentgrass (Agrostis tenuis, FAC). The scrub -shrub ripaian community in the southeastern portion of the property is dominated by Himalayan blackberry (Rubus discolor, FACU) and climbing nightshade (Solanum dulcumara, FAC +), also present are red alder, vine maple (Acer circinatum, FAC -), beaked hazelnut, lady fern (Athyrium ftlix femina, FAC), reed canarygrass (Phalaris arundinacea, FACW), and sword fern. Vegetation along the boulder -lined ditch west of the stream channel primarily consists of blackberry thickets, and herbaceous species such as common velvet grass (Holcus lanatus, FAC), tall fescue, St. John's wort, Italian ryegrass (Lolium multiflorum, UPL), Watson's willow -herb (Epilobium watsonii, FACW -), and red clover. The hydrophytic vegetation criterion was satisfied within the stream channel in the southeastern portion of the site, by the presence of a dominance of wetland plant species (plants with a wetland indicator status of FAC, FAC +, FACW -, FACW, FACW +, or OBL). 5.0 WATERS OF THE STATE AND WETLAND DISCUSSION & CONCLUSIONS 5.1 National and Local Wetlands Inventory Neither the US Fish and Wildlife Service, as part of the National Wetlands Inventory (NWI) program, nor the City of Tigard Local Wetlands Inventory (LWI) have mapped wetland within the site (Figure 3 and Figure 4). PHS however, has mapped palustrine emergent (PEM) wetland associated with the stream in the southeastern portion of the site. The NWI maps are generated primarily on the basis of interpretation of color infrared aerial photographs (scale of 1:58,000), with limited "ground truthing" to confirm the interpretations. Therefore, areas that are densely vegetated may not be apparent from the aerial photographs. LWI mapping is sometimes done off -site using aerial photographs and NWI information. These may, in part, explain the reason for the inconsistency between our mapping and that of the NWI and LWI. 5.2 Waters of the State and Wetland Conclusions Based on an investigation of the three required wetland criteria (wetland hydrology, hydric soils, and a dominance of hydrophytic vegetation), PHS has identified approximately 0.03 acre of potentially jurisdictional wetland and waters of the state associated with a stream in Pacific Habitat Services, Inc. -6- L - _ . 1' s ' - PEON 9 \''. `— . PFOIW r'• : .� ;�-.7---- •`' F551`! PE �•' • fi f , -P If -. • • – mo t , • \ � ; " " FO \ - - K : J :/ / 7, . . ' i .. ' P,FO \ .... .�: 64 I -e..y /• .. G : . �: '}' 'i' r ^ ' :� gip' 1g ii %' Z. " i -- ; j , P —l Y P t -" SE �• ---1. 1 r` r -` ... - :; - / - . POV.IZ +s 1 ...,....<:,.,..;.... : %-, /-_�.S- t: -(fi i G t.! 12 .t ; . � / =_ 'i 3 � '�, ', f k. ..., _ .. ___ ,,, ,, _ ; =. -?- 1 ., t t 1, ` ; 3 ` ' ! - /:' .. ...• v�..,.• -." _ sr .1 =.. ! SITE , , Y J - ('", C• \ :' 1 -- ' :', _, _ \ `; - iii .iil ,• r `!'' i'2 i . _-_-_--.....' ''''-''''-:--.:_- ....:;/:_:.,... ' 7 --13. \---- ' - `..__,4.../ . .? .. • ' r ; : 1 l ' :t . .... ','',' 'i ' :4 ',1 '..,,:,-,:(..' „.... '2 - . * *-1 : -/ . . ,...,fr :-'.:: ..t '-':. r.,.. : :::: . !Ji -.. s - \ J'' Yf ' � ` 1, ' ^ ' `''t om r � _�C- -•"' - -"---' " --••;//: ' '\--"' I ' . '-'•:•._, � - , gi n _ , . . . . . � , r n :: i— f i � oWt,'Zii • i ,• , f �\ i _..,-_.��' C l j ..: ' .....:6137-,444( • �. ' i _ i r ,, - .P F W -, G, , f�" - = '_JL., __:. �1 . - - • • . L j _ ,_., • ..... � .� . '''9\ /t f- �!,.,,t ., ... P FOIW ` tmcsflii a' •_ dl' • / l �i EM -- y 1 ROW / _ ;_ ;,,Poly;, • .; •' „,,W /`� ' - ' .��' :,� � (( 11 - • • . :.:.� PIO .�. , 7.f.;....*:: _ >r `- N WK J , • 7 -' - Lct PO �� R20' c PFOIW� _ - L _'_ : = P E M I Y _ _ „.:±L---_-,-; - _. � PEMIY ^ --- �-� yam. 10/5/99 9 -2001 Figure 3. National Wetlands Inventory information for the proposed Raven's Ridge development site in Tigard, Washington County, Oregon (USFWS, 1981). „ i Pacific Habitat Services, Inc. •,� ii , , .4,1_7 : -- L:0 - 7. : (..k ,, • 1 ! ' . 5 f 6 T - . 1.' f 7 '"Cji l l _ ( I: i y _ .... 1 r , _ . , / ''r' .. l `. 2 -, , , t , it ,P irr r3' . ^` r , ,�' ' / `.t t ti. j am ` • < � , . : t- , j ... ��: � ;.. - \ L- Yr _ _) �_ �" a c / .� l —...G ` ', , 1 •--- i. • - :.. _ , -- . ?� 1, > •S ITE �� �'- -I �'" T _ : i L. t , : : '.{' _ 7 " I `•1 i / *-- ` `... T -C : 7 Y � '' _ t •\› s \•:\,\<,r• .. `>_11:j L• ro .. ' .\ / t '., ''./ Qp C i \ fi L it _ 1 • _ — —� ! ; . r'/ u • L � 1 111,', -1 t. <'.i / L3 �i- _: Y p,} __ r'.1� r I ':_1,--' . - ' ii L- ±.' r ... .. _ — _ ; \ ., — • - _— x'44_ � ;;• J -.' >r%^,.1 _, - i l • - - - - ''1 ,,.: --;,-•-• ce': : +_- , ,_ . %` - - - i: • % ._ -- 1 I : _ -- :— - __ .. f -_ yt! ': -_... • '- t Wetlands - - --.: , . • — : _ - -- -- \, FloodPlains _ ; - City of Tigard — 0 800 1600 Feet - N t King City • 10/5/99 1 inch = 800feet 9 -2001 Figure 4. Local Wetlands Inventory information for the proposed Raven's Ridge development site in Tigard, Washington County, Oregon (City of Tigard, OR, 1995). A Pacific Habitat Services, Inc. IOWA the southeastern portion of the site. Figure 5 shows the locations of potentially jurisdictional wetland, waters of the state, and sample sites on the property. It should be noted that because the central portion of the site is actively grazed, and thereby considered to be agricultural land, PHS has applied the "Interim Operating Procedures for Completing Wetland Delineations/Determinations on Agricultural Lands" to this portion of the property. As a result of applying the Interim Operating Procedures, PHS has determined that the wetland hydrology, hydric soils, and hydrophytic vegetation criteria for potentially jurisdictional wetland were not satisfied in this area, and therefore, we concluded that no wetlands are present in the central portion of the property. This delineation does not become jurisdictional until DSL and COE review and approve our assessment. • Pacific Habitat Services, Inc. -7- . , .... , • ' t lii 1 s • '1 ' I ow. i• me 1 mo 1 -....... ..._,....,..-.:._ . . . -.... . '' • •••.:1- • .. -,.• .1'; .._. .. . . . ..... . . 1 ,' !, : ' \ If .,, \ --, .,. :' . • . ,,......--, - " 460 ----- Ci . ,, , . ......-... _. .... .. • - , • - I- 5 •:. L , -, . - . . '...' , - --.• - - • .. , ' -, •'\‘'.. ■• . , . . '., •; '. 1 --... ,, - - _ • . • , i, . . • = . 19 0 • ' - - . . . . --.. ',.. . . . , . . • I L , . . _ I -. . . . • . •---.. , - . , . . - • - \ - • ( • I 1 _ • . I _ • . , r` . ' c I . . _ , . ' .. 1 i 4 ' , . I .. . . ; , . • I 'i \ . . 4 ro I • I ! !' , • : .• I i i i • . I . . • , . , . . . . . , ' • , , ' ' lt •I . '7 .. -••'••• ', • . . • .:•• -.%; i ...).,, , • t. ., ' ',-',:•••••••_- •, . _ ...., . . \ ‘., I . • • il , 1 i 1 ' I . • , '',, 1 , , . \\\, Y .\, •\ \ k \ LP \ \ 11 r '1` i',- -Li • • , •._ .. I ..---,J .•.. .. 1 I , ') t\ 'L, • , , , 8 \. 1 d l' • , • ,, ! i , , • ` ', I I ; 1 ; .• ' • ', 1 ! ' I l ; i I l ! 1 ' • I i ..• . '. I 1... '' 1 ! • .. i ! I ; ■ 1 I I 1; • f / . ; ,, , i, \ i 1 ' 1 I ' ; i ; ! i i ‘1 ■ i !: i , ‘ 11 ! I . .. . / . I i t . ' ' : I i ‘ • f . • \ I '''. '\ ' I . . • ' . I I f • ' • ' ! 1 • ICC • ••'• , • 1 . . 1 . . . ■ 1 • • :' ! • . I• • H I !.• 1 1 k ' I 1 Al • ' / . ' . ' ' • ' I . • :." 1 II'.',' , : . , ■ • , I '. ' ■ . . • Ji 21, 2 . r • ' .1 I , • ' • .; I . .• . , . . . ' ' , .. ./ - • ' • / , _, . '',/' - • ....- . I ' ' •3 . o • • ,,/./..". ''.,/ • • - ._ . . . „ , • - t. , - - - • • . • . _ .'I ' ,-..: '''. -• ' • . .. ., '„ ,,' • ...• .. . ' • ' •• ' -- * ` ,.,..../..' .,. • ' .''.',..'.• •!•-•;-. ..'' • :- .. ' ": - • "— , .I' •••••.., • / .:,''....?/4 • 3 ; 3 1 ?, - ..-• , ', . „ „••'•'...',' .,-,-;.:.2=.:i 717.777-77 . ; f( i , ..;:::''.. : :; :;<; , ;? , .. ; -,.. :.,,:;;.-. • ,,,.. . _.„........, iii ,.t .._ ..,,a\mipii - i - ,,,...,, L___ ,: . ------- -.. • , 'i ' II f i ' .........7, . -,.. if Hq c .....:::::;-:.,;,..!:-=-- : -.' ...... . I 1))} -7--":7-.- ••• : . - --1 :: : :;.:' • .,.::::: ... ' '`I'.- • 1 4 , F.:-...,..F - 1 I ... .. ....,.. 11 ,/ 'i 1 fir .----- ' f -‘-. -........,:-.-:.,- •-7.:..-......-,-...:•:.:T,:f-; -.C111 ii If, --, i ( •- •1 il . 1 ■,. Iv -' . ..--".._.., i ,- --Ii I • ' 1 !II il ' 1 lq •r` :1 . • ' '. : • ,, .. ..... — I 530..t.,..----%----;.. , .. ,•'.. 2 ....,- , :6 '''. . , i , \I\. - '-', .'..-• ',;'... -%. -- ' 1 -; ;•4.•--- • ..! 1.....t_____.:_____,___I _ sw Starvisw • 95‘ • 7 : -,,, . . 1 • % ' . • • % - ., '2 '-= • ; 1 ' gile. • , Ar.' I ‘. • .. 1 0 • 71 \ ' . \ 1 V ‘ • 0 44°1- --' : ' --7.1• • i ,.....;<., 6, ..--;•: -:.„.; \,, • - . ,.. •- ....**" ,.•- • • 1. . %5,\: . • 1 \[ . ' .. LEGEND • r Potentially Jurisdictional Wetland/ f . Waters of the State i ' (approximately 0.03 acre) • 1 Sample Point ••11•111.1 Study Area Boundary o eo 100 200 ■■■■■■ ...■.■ SCALE IN MT 9-2001 Locations of potentially jurisdictional wetland, waters of the state, and sample FIGURE 11/9/99 points on the proposed Raven's Ridge development site in Tigard, Washington County, Oregon (base map provided by Harris—McMonagle Associates, Inc., 1999). 5 P HS j = A Pacific Habitat Services, Inc. 6.0 REFERENCES Munsell Color, 1988. Munsell Soil Color Charts. Kollmorgen Corporation, Baltimore, Maryland. Oregon Division of State Lands. September 1995. Removal -Fill Law (ORS 196.800- 196.990) and Removal and Filling in Scenic Waterways (ORS 390.805- 390.925). Reed, Porter B., Jr., 1988. National List of Plant Species That Occur in Wetlands: Northwest (Region 9). Prepared by the U.S. Fish and Wildlife Service, St. Petersburg, FL. NERC- 88/18.37. Scientific Resources, Inc., and Fishman Environmental Services, 1995. City of Tigard Local Wetlands Inventory. U.S. Army Corps of Engineers, Environmental Laboratory, 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y -87 -1. U.S.D.A., Soil Conservation Service, 1982. Soil Survey of Washington County, Oregon. U.S.D.A., Soil Conservation Service, 1989. Oregon Hydric Soils by Counties. USFWS. National Wetlands Inventory map, Beaverton, Oregon quadrangle. Aerial photography in August, 1981; 1:58,000; color infrared. USGS. 7.5 Minute topographic map. 1961 photorevised 1984. Beaverton, Oregon quadrangle. • Pacific Habitat Services, Inc. -8 - PHS I Wetland Determination Data Form )1. - Routine Onsite Method Pacific Habitat Services, Inc. Project: Raven's Ridge (Number: 9 -2001 Sample Site: 1 - Applicant: Grim Logging Co. County: Washington Date: August 31, 1999 Investigators: DG /CR Township: 2S Range: 1W Section: 9 Primary Indicators Secondary Indicators HYDROLOGY Inundated (Yes/No): No Water marks: Depth of inundation: Inches Drift lines: - Depth to free water: >14 Inches Drainage patterns: Depth to saturation: >14 Inches Oxidized rhizospheres: Other: Sediment deposits: IMIETEMMINIEW SOILS Mapped Series: Cornelius and Kinton silt loam Hydric Soil ?: No Classification: Ultic Haploxeralf Drainage Class: moderately well drained Typic Fragiochrept -- Depth Matrix Soil Redox Concentrations Other Hydric Soil (Inches) Color Texture* Color abundance /size /contrast Field Indicators Comments 0 -8 10YR 3/2 SL fine subangular 8 -14 10YR 3/3 SL medium subangular *SD Sand, SDL =Sandy Loam, L =Loam, SDCL =Sandy Clay Loam, S =Silt, SL =Silt Loam, SCL =Silty Clay Loam, CL =Clay Loam, C =Clay I i' : l e - r'k f ,_ , .(-` , -: VEGETATION Tree Stratum (20 %) Status % Cover Herbaceous Stratum (35 %) Status % Cover __ Acer macrophyllum* FACU 35 Asarum caudatum FACU 5 Alnus rubra * FAC 30 Erodium cicutarium * UPL 25 Pseudotsuga menziesii* FACU 35 Hydrophyllum tenuipes UPL 5 Polystichum munitum * FACU 25 Pteridium aquilinum FACU 15 Trillium ovatum FACU 5 Shrub Stratum (35 %) Status % Cover Vancouveria hexandra* UPL 20 Acer macrophyllum * FACU 20 __ Corylus cornuta* FACU 40 Woody Vine Stratum (10 %) Status % Cover Gaultheria shallon * FACU 20 Rubus parviflorus * FAC- 20 m Sambucus racemosa* FACU 20 Rubus ursinus* FACU 80 Percent of dominant species FAC, FACW, or OBL *: 8% 1Gn.1ep.. , Comments: ii• �a d ! afi'4n'Pi Wetland Determination Data Form Routine Onsite Method Pacific Habitat Services, Inc. Project: Raven's Ridge (Number: 9 -2001 Sample Site: 2 Applicant: Grim Logging Co. County: Washington Date: August 31, 1999 Investigators: DG /CR Township: 2S Range: 1W Section: 9 Primary Indicators Secondary Indicators HYDROLOGY Inundated (Yes/No): No Water marks: Depth of inundation: Inches Drift lines: Depth to free water: >14 Inches Drainage patterns: Depth to saturation: >14 Inches Oxidized rhizospheres: Other: Sediment deposits: • SOILS Mapped Series: Cornelius and Kinton silt loam Hydric Soil ?: No Classification: Ultic Haploxeralf Drainage Class: moderately well drained Typic Fragiochrept - Depth Matrix Soil Redox Concentrations Other Hydric Soil (Inches) Color Texture* Color abundance /size /contrast Field Indicators Comments 0-4 10YR 3/3 SL medium granular with medium round shot 4 -14 10YR 3/3 SL medium subangular ;SD Sand, SDL =Sandy Loam, L =Loam, SDCL =Sandy Clay Loam, S =Silt, SL =Silt Loam, SCL =Silty Clay Loam, CL =Clay Loam, C =Clay VEGETATION Tree Stratum (0 %) Status % Cover Herbaceous Stratum ( 100 %) Status % Cover Agrostis alba * FAC 20 Anthoxanthum odoratum * FACU 20 Festuca arundinacea * FAC- 40 Hypochaeris radicata * FACU 20 Plantago lanceolata FAC tr Taraxacum off cinale FACU tr Shrub Stratum (0 %) Status % Cover Woody Vine Stratum (0 %) Status % Cover Percent of dominant species FAC, FACW, or OBL *: 25% I,CMr_,__>t a! '. A - Comments: PHS Wetland Determination Data Form )1 1 1 Routine Onsite Method Pacific Habitat Services, Inc. - Project: Raven's Ridge 'Number: 9 -2001 Sample Site: 3 Applicant: Grim Logging Co. County: Washington Date: August 31, 1999 Investigators: DG /CR Township: 2S Range: 1W Section: 9 Primary Indicators Secondary Indicators HYDROLOGY Inundated (Yes/No): No Water marks: Depth of inundation: Inches Drift lines: - Depth to free water: >14 Inches Drainage patterns: Depth to saturation: >14 Inches Oxidized rhizospheres: Other: Sediment deposits: L C t �� � �� J .- t-1 �L s4 :: �� SOILS Mapped Series: Cornelius and Kinton silt loam Hydric Soil ?: No Classification: Ultic Haploxeralf Drainage Class: moderately well drained Typic Fragiochrept - Depth Matrix Soil Redox Concentrations Other Hydric Soil (Inches) Color Texture* Color abundance /size /contrast Field Indicators Comments 0 -6 7.5YR 3/3 SL medium platy 6 -12 7.5YR 3/3 SL coarse subangular •SD = Sand, SDL =Sandy Loam, L =Loam, SDCL =Sandy Clay Loam, S =Silt, SL =Silt Loam, SCL =Silty Clay Loam, CL =Clay Loam, C =Clay - Refusal at 12 inches on rock. 1:671 a ,' = i, ��e VEGETATION Tree Stratum (20 %) Status % Cover Herbaceous Stratum (20 %) Status % Cover __ Corylus cornuta* FACU 100 Epilobium watsonii FACW- 10 Erodium cicutarium * UPL 30 Festuca arundinacea* FAC- 40 Holcus lanatus FAC 10 _ Tellima grandiflora UPL 10 Shrub Stratum (0 %) Status % Cover Woody Vine Stratum (60 %) Status % Cover Rubus discolor* FACU 100 Percent of dominant species FAC, FACW, or OBL *: 0% e>p Me ";- :'`; Comments: g Wetland Determination Data Form Routine Onsite Method Pacific Habitat Services, Inc. Project: Raven's Ridge (Number: 9 -2001 Sample Site: 4 . Applicant: Grim Logging Co. County: Washington Date: August 31, 1999 Investigators: DG /CR Township: 2S Range: 1W Section: 9 Primary Indicators Secondary Indicators HYDROLOGY Inundated (Yes/No): No Water marks: Yes Depth of inundation: Inches Drift lines: Depth to free water: Inches Drainage patterns: Depth to saturation: Inches Oxidized rhizospheres: Yes Other: evidence of ponding and Sediment deposits: overbank flooding 1 e" SOILS Mapped Series: Cornelius and Kinton silt loam Hydric Soil ?: No Classification: Ultic Haploxeralf Drainage Class: moderately well drained Typic Fragiochrept - Depth Matrix Soil Redox Concentrations Other Hydric Soil (Inches) Color Texture* Color abundance /size /contrast Field Indicators Comments 0 -12 10YR 3/2 SL 10YR 4/6 common, medium, distinct refusal at 12 inches on rock •SD =Sand, SDL =Sandy Loam, L =Loam, SDCL =Sandy Clay Loam, S =Silt, SL =Silt Loam, SCL =Silty Clay Loam, CL =Clay Loam, C =Clay ter,''a VEGETATION Tree Stratum (0 %) Status % Cover Herbaceous Stratum (80 %) Status %Cover Epilobium watsonii* FACW- 20 Juncus effusus* FACW 20 Phalaris arundinacea* FACW 60 Shrub Stratum (0 %) Status % Cover Woody Vine Stratum (20 %) Status % Cover Rubus discolor* FACU 100 Percent of dominant species FAC, FACW, or OBL *: 75% 100 ems_ ria Met:, Comments: D ter-. De rdaninahon • 1 ippr Wetland Determination Data Form Routine Onsite Method Pacific Habitat Services, Inc. Project: Raven's Ridge (Number: 9 -2001 Sample Site: 5 _ Applicant: Grim Logging Co. County: Washington Date: August 31, 1999 Investigators: DG /CR _Township: 2S Range: 1W Section: 9 Primary Indicators Secondary Indicators HYDROLOGY Inundated (Yes/No): No Water marks: Depth of inundation: Inches Drift lines: Depth to free water: >14 Inches Drainage patterns: Depth to saturation: >14 Inches Oxidized rhizospheres: Other: Sediment deposits: („ e„r a _�et�, SOILS Mapped Series: Cornelius and Kinton silt loam Hydric Soil ?: No Classification: Ultic Haploxeralf Drainage Class: • moderately well drained Typic Fragiochrept -- Depth Matrix Soil Redox Concentrations Other Hydric Soil (Inches) Color Texture* Color abundance /size /contrast Field Indicators Comments 0 -14 7.5YR 4/3 SL coarse blocky *SD =Sand, SDL =Sandy Loam, L =Loam, SDCL =Sandy Clay Loam, S =Silt, SL =Silt Loam, SCL =Silty Clay Loam, CL =Clay Loam, C =Clay VEGETATION Tree Stratum (0 %) Status % Cover Herbaceous Stratum (0 %) Status %.Cover • Shrub Stratum (0 %) Status % Cover Woody Vine Stratum (100 %) Status % Cover Rubus discolor* FACU 100 Percent of dominant species FAC, FACW, or OBL *: 0% I r a a n et r K , - }� I Comments: 3 (nation_:` - 40 Wetland Determination Data Form A Routine Onsite Method Pacific Habitat Services, Inc. Project: Raven's Ridge 'Number: 9 -2001 Sample Site: 6 Applicant: Grim Logging Co. County: Washington Date: August 31, 1999 Investigators: DG /CR Township: 2S Range: 1W Section: 9 Primary Indicators Secondary Indicators HYDROLOGY Inundated (Yes/No): Yes Water marks: Depth of inundation: 1 Inches Drift lines: Depth to free water: 0 Inches Drainage patterns: Yes Depth to saturation: 0 Inches Oxidized rhizospheres: Other: Sediment deposits: 1 e AU §r f WC,k -t r. SOILS Mapped Series: Cornelius and Kinton silt loam Hydric Soil ?: No Classification: Ultic Haploxeralf Drainage Class: moderately well drained Typic Fragiochrept - Depth Matrix Soil Redox Concentrations Other Hydric Soil (Inches) Color Texture* Color abundance /size /contrast Field Indicators Comments 0 -3 10YR 3/2 SL 10YR 4/6 common, medium, distinct gravelly 3 -14 10YR 3/1 SL 10YR 4/6 common, medium, prominent gravelly *SD=Sand, SDL =Sandy Loam, L =Loam, SDCL =Sandy Clay Loam, S =Silt, SL =Silt Loam, SCL =Silty Clay Loam, CL =Clay Loam, C =Clay VEGETATION Tree Stratum (0 %) Status % Cover Herbaceous Stratum (20 %) Status % Cover Phalaris arundinacea* FACW 100% Shrub Stratum (0 %) Status % Cover Woody Vine Stratum (80 %) Status % Cover Rubus discolor* FACU 60 Solanum dulcamara * FAC+ 40 Percent of dominant species FAC, FACW, or OBL *: 67% ICi fi._ $_ Comments: • 0 c ADaPT Engineering, Inc. • 17700 SW Upper Boones Ferry Road, Suite 100 Portland, Oregon 97224 Tel (503) 598 -8445 • Fax (503) 598 -8705 14 %. January 5, 2000 ADaPT Job No. OR99 -3290 • Grim Logging Company P.O. Box 5930 Salem, Oregon 97304 Fax (503) 581 -7926 Attention: Don Grim RE: GEOTECHNICAL INVESTIGATION • RAVENS RIDGE SUBDIVISION • WASHINGTON COUNTY, OREGON This report presents the results of our geotechnical investigation of the proposed Ravens Ridge residential Subdivision in Washington County, Oregon. The purpose of our investigation is to evaluate subsurface conditions at the site and to provide geotechnical recommendations for site grading and • construction of foundations, utilities, drainage, and new streets. Additional input is necessary for • retaining walls and will be given in an addendum to this report. Our work was performed in accordance with ADaPT Engineering, Inc. proposal letter No. 99- P1081, dated December 23, 1999. BACKGROUND INFORMATION • • Project Information Location: The site is north of S.W. Bull Mountain Road between S.W. Starview Drive and S.W. Ridgefield Lane. It is accessed by a private drive between 132 and 133 Avenues in Washington County, Oregon (see Figure 1). Owner: The Grim Logging Company (see address above) Civil Engineer: Harris - McMonagle Associates, Inc., 12555 S.W. Hall Boulevard, Tigard, Oregon 97223 -6287. • Jurisdictional Washington County, Oregon Agency: SITE DESCRIPTION AND PROPOSED DEVELOPMENT The site, which contains about 7.85 acres, lies across a broad topographic nose on the eastern slope of Bull Mountain. In years past, the site use was agricultural (potatoes, grazing, Christmas trees). Currently, the site is primarily a grassy pasture with a mix of Douglas fir and deciduous trees at the northern and southern extremities. The topography is gentle to moderate over most of the site with grades of between 10 and 16 percent. The wooded northern and southern portions of the property are somewhat steeper with grades of between about 25 and 33 percent. Drainage is generally to the east. There are no permanent bodies of water on the site (streams or ponds); however, an intermittent stream and wetland corridor is present at the south end of the site during the wet winter season. Existing structures on the property include a residence and detached garage, a storage shed, and a barn (see Figure 2). • • The site is proposed for development of 40 lots for single - family residences, and includes about 1,400 lineal feet of new streets, with 275 feet of private drive. The existing wood -frame structures on the site 1 Page 1 • ADaPT Engineering, Inc. Job No. OR99 -3290 • Ravens Ridge Subdivision • will be removed. Proposed construction also includes 1,250 lineal feet of retaining walls and a 173 - foot long water quality swale. REGIONAL GEOLOGIC AND SEISMIC SETTING The subject site is located on the eastern flank of Bull Mountain, one of several anticlinal structures within the Tualatin Basin. This basin is a broad northwest - trending syncline with faulting along its eastem margin where it meets the Tualatin Mountains (Portland Hills). Intrabasin faulting occurs along the north and east edges of Bull and Cooper Mountains. The Portland Hills are a northwest - trending zone of folded and faulted basement rocks that are cut by parallel and transverse high -angle faults and by southwest dipping thrust faults. Although numerous northwest- and northeast - trending faults have been mapped in the area, none have yet been shown to cut Holocene deposits. Some faults do cut Pleistocene rocks (Madin, 1990). At least three major structural features capable of generating earthquakes that could impact the site are known to exist in the region. These include the Gales Creek - Newberg -Mt. Angel Structural Zone, the Portland Hills Fault Zone, and the Cascadia Subduction Zone. Gales Creek - Newberg -Mt. Angel Structural Zone The Gales Creek - Newberg -Mt. Angel Structural Zone is a 50- mile -long zone of discontinuous, NW- trending faults that lies about 12 miles southwest of the subject site. These faults are recognized in the subsurface by vertical separation of the Columbia River Basalt and offset seismic reflectors in the overlying basin sediment (Yeats et al, 1991; Wemer et al, 1992). A recent geologic reconnaissance and photogeologic analysis study conducted for the Scoggins Dam site in the Tualatin Basin revealed no evidence of deformed geomorphic surfaces along the structural zone (Unruh, 1994). No seismicity has been recorded on the Gales Creek or Newberg Faults; however, these faults are considered to be potentially active because they may connect with the seismically active Mount Angel Fault and the rupture plane of the 1993 M5.6 Scotts Mills earthquake (Wemer et al. 1992; Geomatrix Consultants, 1995). Portland Hills Fault Zone The Portland Hills Fault Zone is a series of NW- trending faults that vertically displace the Columbia River Basalt by 1,130 feet and appear to control thickness changes in late Pleistocene (approx. 780,000 years) sediment (Madin, 1990). The fault zone extends along the eastern margin of the Portland Hills for a distance of 25 miles, and lies about 6 to 7 miles northeast of the subject site. Geomorphic lineaments suggestive of Pleistocene deformation have been identified within the fault zone, but none of the fault segments have been shown to cut Holocene (last 10,000 years) deposits (Balsillie and Benson, 1971: Conforth and Geomatrix Consultants, 1992). No historical seismicity is correlated with the mapped portion of the Portland Hills Fault Zone, but in 1991 a M3.5 earthquake occurred on a NW- trending shear plane located 1.3 miles east of the fault (Yelin, 1992). Although there is no definitive evidence of- recent activity, the Portland Hills Fault Zone is judged t� be potentially active ( Geomatrix Consultants, 1995). Cascadia Subduction Zone The Cascadia Subduction Zone is a 680 - mile -long zone of. active tectonic convergence where oceanic crust of the Juan de Fuca Plate is subducting beneath the North American continent at a rate of 4.5 cm - per year (DeMets et al., 1990). Very little seismicity has occurred on the plate interface in historic time, and as a result, the seismic potential of the Cascadia Subduction Zone is a subject of scientific controversy. The lack of seismicity may be interpreted as a period of quiescent stress buildup • between large magnitude earthquakes or as being characteristic of the long -term behavior of the subduction zone. A growing body of geologic evidence, however,- strongly suggests that prehistoric ds Page 2 ADaPT Engineering, Inc. Job No. OR99 -3290 • Ravens Ridge Subdivision subduction zone earthquakes have occurred (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). This evidence includes: (1) buried tidal marshes recording episodic, sudden subsidence along the coast of northern Califomia, Oregon, and Washington, (2) burial of subsided tidal marshes by tsunami wave deposits, (3) paleoliquefaction features, and (4) geodetic uplift patterns on the Oregon coast. Radiocarbon dates on buried tidal marshes indicate a recurrence interval for major subduction zone earthquakes of 250 to 650 years with the last event occurring 300 years ago (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). The inferred seismogenic portion of the plate interface lies roughly 50 miles west of the subject site. SITE GEOLOGY The site is underlain by Columbia River Basalt of Miocene age. Residual soil representing completely weathered basalt rock underlies the ground surface at general depths of between about 40 and 46 inches. No indication of hard rock was found in the tests pits to a depth of 10 feet. It appears likely that the depth of weathering throughout the site is well in excess of planned cuts and utility trenching. Near - surface soil units below the topsoil horizon consist of loess that appears to have been subjected to some transport and redeposition, an underlying mixture of completely weathered basalt rock fragments in a matrix of silt with some clay ( colluvium), and residual soil from in -situ weathering of Columbia River Basalt. SUBSURFACE CONDITIONS Our description of subsurface conditions at the site is based on observations in 6 exploratory test pits located on Figure 2. The logs of test pits are presented in Appendix A. The site soils are discussed below. Soils On -site native soils consist of topsoil, loess, colluvium, and residual soil as described below. Topsoil — The topsoil horizon was observed in the test pits to range in thickness between about 9 and 14 inches. However, 9 inches appears to be an average thickness of most of the site. This soil unit generally consisted of dark brown to grey -brown silt with some organic debris and a trace of clay. It was moist and soft at the time of our investigation due to the wet, winter weather. Loess - Available geologic mapping for the region indicates that a surficial blanket of loess with a thickness of greater than 5 feet should be present at elevations generally above 300 to 400 feet. Our test pit observations did encounter loess that may have been subjected to some erosion and transport; however, the maximum loess thickness recorded in out test pit logs ranges between about 16 and 18 inches. This soil unit is moisture sensitive, subject to seasonal changes in apparent strength, and subject to slumping on steep slopes when saturated. Colluvium — A soil unit below the loess consisting of mottled brown, light grey, and rust clayey silt was found throughout the site with a thickness ranging between 11 and 26 inches. This soil zone appears to be a colluvial mixture of the overlying loess and the underlying basalt rock debris. The rock fragments, which increase in percentage and size with depth, are completely weathered to brown clayey silt. This soil unit is stronger than the overlying loess, and has a lower potential for slumping on steep slopes. Residual Soil - Residual soil is produced by in -situ weathering of the underlying parent basalt rock without lateral movement. At this site, the residual soil /weathered rock is typically dark brown clayey silt with numerous residual fractures with black mineral staining. Page 3 I. ADaPT Engineering, Inc. • Job No. OR99 -3290 • Ravens Ridge Subdivision In addition, the residual soil contains numerous fine veinlets that were formed by gas in the initial molten rock. The top of residual soil was found in the test pits to be between 40 and 46 inches below the ground surface. It is typically very stiff, and stable on steep slopes. Fill — Minor quantities of fill are present on the site. These primarily include driveway rock/gravel and landscape soils. Groundwater None of the six exploratory test pits encountered any seepage of groundwater. The loess soil unit appeared to have a higher soil moisture than the underlying colluvial or residual soils, and it appears likely that a shallow perched groundwater condition could develop temporarily at the base of the loess during seasonal periods of intense or prolonged precipitation. SLOPE STABILITY For the purpose of evaluating slope stability, we observed the topographic features during a reconnaissance of the property (Figure 2). The slope morphology over almost all of the site is generally smooth and uniform, consistent with stable slope conditions. No geomorphic evidence of deep- seated landsliding was observed, and none are anticipated to occur. In extreme cases on steep slopes, the loess soil unit under very wet or saturated conditions may have a high potential for generating shallow slumping; however, it appears unlikely that these potential failures would be deeper than the observed depth of the loess (about 2.5 feet). The underlying colluvial and residual soils have moderate to high shear strengths, and corresponding lower potentials for slope failure. The steeper areas along the wooded drainages at the northern and southern ends of the property were more thoroughly inspected for evidence of unstable slopes. The head of an incised drainage trends east - northeast across the northern site boundary; however, this feature is not reflected by the topographic mapping in the area. A shallow slump feature is present on the south flank of this drainage in the approximate position sketched on Figure 2. An inspection of the wooded slope along the southern portion of the site found no evidence of unstable slopes. CONCLUSIONS AND RECOMMENDATIONS Our investigation indicates that the proposed residential development is geotechnically feasible, provided that the recommendations in this report are incorporated into the design and construction phases of the project. Cuts in excess of 3.5 to 4.0 feet are likely to encounter stiff residual soil; however, based on our observations at the site and experience at nearby sites, rock is not anticipated to be encountered within normal utility depths of 10 to 15 feet. Benching and keying are recommended for engineered fill placed on native slopes inclined steeper than 20% grade. Appendix B contains an itemized checklist of soil testing and inspection procedures that are recommended to help • guide the project to completion. - - We recommend that the drainage 'area along the northern site boundary be mapped in more detail. The map contours do not appear to Well represent actual site contours in this area. The slump feature on Figure 2 will require remediation. Jt may also have an impact on construction of the north retaining wall, subsequent fill placement, and development on Lot 5 and possibly Lot 6. Ultra block or cast -in -place concrete retaining walls with maximum heights of about 10 to 16 feet are proposed along the bottom of fill slopes on Lots 4, and 36 through 38. These extreme heights with slopes above and below are briefly discussed in the Retaining Wall Section of this report. An addendum letter can be provided once a wall type is selected and preliminary designs are laid out. - i Page 4 i . ADaPT Engineering, Inc. Job No. OR99 -3290 Ravens Ridge Subdivision Slope Stability In our opinion, the potential for deep- seated failures on natural slopes with grades of Tess than 30 percent is relatively low. The thin layer of loess between topsoil and colluvium is moisture sensitive and relatively weak, with a potential for slumping. Because it could serve as a failure plane for any fill place over it, we recommend that it be entirely removed in areas of Engineered Fill. In addition, long shallow cuts through the loess parallel to topographic contours on grades in excess of 20 percent should be avoided. Site Preparation All areas to be graded should first be cleared of debris, trees, stumps, vegetation, etc., and all debris from clearing should be removed from the site. Organic -rich topsoil should then be stripped in construction areas or where fill is to be placed. We anticipate that an average stripping depth of 9 inches will be necessary to remove organic -rich topsoil. Deeper stripping, or tilling and root - picking, to depths of 1 to 2 feet may be necessary to remove large tree roots; an average stripping depth of 12 inches should be planned in forested areas. Stripped topsoil should be stockpiled only in designated areas and stripping operations should be observed and documented by the geotechnical engineer or his representative. The final depth of stripping will be determined on the basis of a site inspection after the initial stripping has been performed. Where stripped surfaces are to receive fill, the area should be ripped or tilled to a depth of 10 inches, moisture conditioned, root - picked, and compacted in -place prior to fill placement. Cut and Fill Design Engineered fill placed on native slopes inclined steeper than 20% grade and should be constructed on keyways and benches in accordance with the typical design shown in Figure 3. Keyways should be cut entirely in residual soil. Benches should be cut entirely below loess, be parallel to slope contours, and should be near horizontal. Because proper compaction of slope faces is difficult to achieve, we recommend that fill slopes be overbuilt horizontally by 3 feet and then trimmed back to finished grade. The lowermost bench or keyway (of each fill mass) should be excavated in residual soil, and include a subdrain consisting of a minimum 3 -inch diameter Schedule 40 or ADS Highway Grade, perforated, plastic pipe enveloped in a minimum of 4 ft per lineal foot of 2 "- 1 / ", open, graded gravel (drain rock) wrapped with geofabric filter (Amoco 4545, Trevia 1120, or equivalent). A minimum one -half percent fall should be maintained throughout the drain and non - perforated pipe outlet. We recommend that ADaPT's geologists inspect benches and subdrains to verify proper field construction. For maximization of Tong -term stability, we recommend that constructed slopes have a maximum inclination of 2H:1V (50% grade). Cuts Tess than 4 feet deep may be constructed to 1H:1V (100% grade). , Drainage Surface water drainage should be directed away from future structures and slopes. Roof drain water should be carried to the street. Recommendations for footing drains are presented in the Foundation section of this report. In- ground storm water disposal systems are not recommended due to low permeability of the clayey silt, soils. - . . Retaining Walls The site grading plan (Figure 2) indicates a total of about 1,250 lineal feet of retaining walls with maximum heights of 10 to 16 feet are to be constructed around the site (see Figure 2). Walls in Page 5 b ADaPT Engineering, Inc. Job No. OR99 -3290 • Ravens Ridge Subdivision excess of six feet in height located over slopes steeper than 30 percent grade and walls in excess of 4 feet in height located on slopes steeper than 40 percent on this site should be planned to be excavated to four feet below existing grade at their toe so that they totally bear on the residual soils. This is recommended for global slope stability beneath the retaining walls. Additional recommendations for bearing, friction, and lateral forces can be provided in an addendum once a wall type is selected and preliminary wall layout is complete. Rough Grading All grading for the proposed development should be performed as engineered grading in accordance with Appendix Chapter 33 of the 1997 Uniform Building Code (UBC) with the exceptions and additions noted herein. Proper test frequency and earthwork documentation usually requires daily observation • and testing during stripping, rough grading, and placement of engineered fill. Imported fill material must be approved by the geotechnical engineer prior to its arrival on site. Oversize material greater than 6 inches in size should not be used within 3 feet of foundation footings, and material greater than 12 inches in diameter should not be used in engineered fill. Engineered fill should be compacted in horizontal lifts not exceeding 8 inches using standard compaction equipment. We recommend that engineered fill be compacted to at least 95% of the maximum dry density determined by AASHTO T -99 or equivalent (Appendix A). Field density testing should conform to ASTM D2922 and D3017, or D1556. All engineered fill should be observed and tested by the project geotechnical engineer or his representative. Typically, one density test is performed for at least every 2 vertical feet of fill placed or every 500 ye whichever requires more testing. Because testing is performed on an on -call basis, we recommend that the earthwork contractor be held contractually responsible for test scheduling and frequency. Earthwork is usually performed in the Summer months, generally mid -June to mid - October, when warm dry weather is available for proper moisture conditioning of soils. Earthwork performed during the wet - weather season will probably require expensive measures such as cement treatment or imported granular material to compact fill to the recommended engineering specifications. Erosion Control The potential for adverse erosion during construction is low to moderate during the dry- weather season, and moderate to high during the wet - weather season. The erosion control plan formulated for the project by Harris - McMonagle Associated, Inc. should be followed precisely. We recommend that cut and fill slopes be seeded or planted as soon as possible after construction, so that vegetation has - time to establish itself before the onset of the next wet- weather season. Excavating Conditions and Utility Trenches • Based on the degree of rock weathering observed in our test pits at depths up to 9 feet, we anticipate utility excavations to a depth of 15 feet below the ground surface will most likely be feasible with standard excavating equipment. All deep excavations and shoring should conform to U.S. Occupational Safety and Heath Administration (OSHA) regulations (29 CFR Part 1926). The majority of on -site soils appear to be OSHA "Type A" soils and the walls of temporary construction trenches are expected to stand vertical with only minor sloughing. PVC pipe should be installed in accordance with the procedures specified in ASTM D2321. The city of Tigard requires that structural trench backfill be compacted to at least 90% of the maximum dry density b Page 6 ADaPT Engineering, Inc. Job No. OR99 -3290 Ravens Ridge Subdivision obtained by AASHTO T -180 or equivalent. Initial backfill lift thickness for a % " -0 crushed aggregate base may need to be as great as 4 feet to reduce the risk of flattening underlying flexible pipe. Subsequent lift thickness should not exceed 1 foot. Typically, one density test is taken for every 4 vertical feet of backfill on each 200 - lineal -foot section of trench. If manufactured granular fill material is used, then the lifts for large vibrating plate- compaction equipment (e.g. hoe compactor attachments) may be up to 2 feet, provided that proper compaction is being achieved and each lift is tested. Use of large vibrating compaction equipment should be carefully monitored near existing structures and improvements due to the potential for vibration- induced damage. Anticipated Foundations The subject site is suitable for shallow foundations bearing on stiff, native residual soil and engineered fill. Foundation design, construction, and setback requirements should conform to Chapter 4 of the Council of American Building Officials (CABO) One and Two Family Dwelling Code. For maximization of bearing strength and protection against frost heave, spread footings should be embedded at a minimum depth of 12 inches below exterior grade. The recommended minimum widths for continuous wall footings are presented in Table 1. Table 1 - Recommended Minimum Width of Continuous Spread Footings Number of Stories Minimum Width of Continuous Spread Footings 1 -Story 12 inches 2 -Story 15 inches • 3 -Story 18 inches The recommended allowable soil bearing pressure is 2,000 Ibs /ft for footings on stiff, native soil and engineered fill. A maximum chimney and column load of 40 kips is recommended for the site. For heavier loads, a geotechnical engineer should be consulted. The coefficient of friction between on -site soil and poured -in -place concrete may be taken as 0.4 with no factor -of- safety added. The maximum anticipated total and differential footing movements (generally from soil expansion and /or settlement) are 1 inch and ' inch over a span of 20 feet, respectively. Excavations near foundation footings should not extend within a 1 H:1 V plane projected downward from the bottom edge of footings. Footing drains are recommended along the upslope sides of house foundations, but are not necessary around the entire foundation perimeter. Perimeter drains should consist of a minimum 3 -inch diameter Schedule 40 or ADS Highway Grade, perforated, plastic pipe enveloped in a minimum of 1 ft • per lineal foot of 2 "- % ", open, graded gravel (drain rock) wrapped with geofabric filter (Amoco 4545, Trevia 1120, or equivalent). A minimum one -half percent fall should be maintained throughout the drain and non - perforated pipe outlet. Surface water drainage should be directed away from structures. If possible, roof -drain water should be carried to the street. Pavement Design • Table 2 presents our recommended minimum pavement section for dry - weather construction, based on our experience with similar soils in the region. This design was formulated using the Crushed Base Equivalent method, a traffic index of 4.0, and is in general accordance with flexible pavement design methods prescribed by AASHTO for light -duty streets with a design life of 20 years. Generally, one subgrade, one base course, and one asphalt compaction test is performed for every 100 to 200 linear • feet of paving. • Page 7 ADaPT Engineering, Inc. Job No. OR99 -3290 Ravens Ridge Subdivision Table 2 - Recommended Minimum Dry- Weather Pavement Section Material Layer Minimum Thickness Compaction Standard (inches) 91 % of Rice Density Asphaltic Concrete (AC) 3 AASHTO T -209 Crushed Aggregate Base 95% of Modified Proctor ( " -0 over 1W-0) 2 over 8 ASTM D1557 or equivalent 95% of Standard Proctor Recompacted Subgrade Soil 10 ASTM D698 or equivalent Areas of native soil subgrade should be proofrolled. Any areas of deflection should be tilled to a depth of 12 inches, aerated, and recompacted in -place to 90% of the maximum dry density obtained by AASHTO T -180 or equivalent. ADaPT recommends that subgrade strength be verified visually by proof - rolling directly on soil subgrade with a loaded dump truck during dry weather and on top of base course in wet weather. During wet weather construction, soft areas that rut, pump, or weave by more than 1/4 inch should be stabilized by excavation and rock replacement prior to paving. If pavement areas are to be constructed during wet - weather conditions, the subgrade conditions should be reviewed by the project geotechnical engineer. Wet- weather pavement construction is likely to require cement/lime treatment or a base rock section of 6 additional inches over geotextile fabric for adequate construction support and minimization of creation of soft spots. Seismic Design Probabilistic assessments of the seismic shaking hazard in Oregon predict that in the next 50 years bedrock underlying the subject site has a 10% probability of experiencing a peak ground acceleration (PGA) of 0.20 g, a 5% probability of experiencing a PGA of 0.27 g, and a 2% probability of experiencing a PGA of 0.38 g. We recommend that structures at the subject site be designed for a peak bedrock acceleration of 0.3 g in accordance with the minimum design requirements of the 1997 UBC. In our opinion, the UBC soil profile type that best models the site is "S ". Amplification seismic coefficients of Ca= 0.33 and Cv= 0.45 may be used in accordance with Sections 1630 and 1631 of the 1997 UBC for determining elastic design response spectra and base shear. Higher ground accelerations could occur at the site due to the occurrence of an earthquake larger than the design events chosen in the probabilistic analysis or due to localized amplification of seismic energy beyond the recommended coefficients. Nevertheless, the predicted values represent the average experience at sites in settings similar to the subject site; and are therefore, considered sufficient for seismic resistant design. In our opinion, the potential -for liquefaction or liquefaction - related ground failure at the subject site is . very low, and no special mitigating measures are recommended against liquefaction. Page 8 ADaPT Engineering, Inc. Job No. OR99 -3290 • Ravens Ridge Subdivision INVESTIGATION LIMITATIONS AND GENERAL NOTES The opinions and recommendations contained within this report are not intended to be, nor should they be construed as, a warranty of subsurface conditions but are forwarded to assist in the planning and design process. If subsurface conditions vary from those encountered in our site exploration, ADaPT should be informed so that we may provide additional geotechnical recommendations, if necessary. The owner /developer is responsible for insuring that our recommendations are implemented by the project designers and contractors. Monitoring and testing by experienced geotechnical personnel should be considered an integral part of the construction process. We encourage review of this report by bidders as it relates to factual data only (i.e. test pit, boring, and laboratory data). Sincerely, • ADaPT Engineering, Inc. . c ikED PR OF FS , S 10 1174° Pk't " GOM k" 4' . 14743 9 � • Iiiiii 1 JAMES E 01051 OREGON (4 Ir ‘S1 v4N 23. 1- James E. Pyne, R.G. James D. Imbrie, P.E., C.E.G. Geologist Geotechnical Engineer Attachments: Figures 1 -3 Cc: Harris McMonagle Associates Page 9 b • • ADaPT Engineering, Inc. • Job No. OR99 -3290 Ravens Ridge Subdivision REFERENCES CITED Atwater, B.F., 1992, Geologic evidence for earthquakes during the past 2,000 years along the Copalis River, southern coastal Washington: Journal of Geophysical Research, v. 97, p. 1901 -1919. Balsillie, J.J. and Benson, G.T., 1971, Evidence for the Portland Hills fault: The Ore Bin, Oregon Dept. of Geology and Mineral Industries, v. 33, p. 109 -118. Carver, G.A., 1992, Late Cenozoic tectonics of coastal northern California: American Association of Petroleum Geologists -SEPM Field Trip Guidebook, May, 1992. DeMets, C., Gordon, R.G., Argus, D.F., Stein, S., 1990, Current plate motions: Geophysical Journal International, v. 101, p. 425 -478. Geomatrix Consultants, 1995, Seismic Design Mapping, State of Oregon: unpublished report prepared for Oregon Department of Transportation, Personal Services Contract 11688, January 1995. Madin, I.P., 1990, Earthquake hazard geology maps of the Portland metropolitan area, Oregon: Oregon Department of Geology and Mineral Industries Open -File Report 0 -90 -2, scale 1:24,000, 22 p. Peterson, C.D., Darioenzo, M.E., Burns, S.F., and Burris, W.K., 1993, Field trip guide to Cascadia paleoseismic evidence along the northern California coast: evidence of subduction zone seismicity in the central Cascadia margin: Oregon Geology, v. 55, p. 99 -144. Unruh, J.R., Wong, I.G., Bott, J.D., Silva, W.J., and Lettis, W.R., 1994, Seismotectonic evaluation: Scoggins Dam, Tualatin Project, Northwest Oregon: unpublished report by William Lettis and Associates and Woodward Clyde Federal Services, Oakland, CA, for U. S. Bureau of Reclamation, Denver CO (in Geomatrix Consultants, 1995). Werner, K.S., Nabelek, J., Yeats, R.S., Malone, S., 1992, The Mount Angel fault: implications of seismic- reflection data and the Woodburn, Oregon, earthquake sequence of August, 1990: Oregon Geology, v. 54, p. 112 -117. Yeats, R.S., Graven, E.P., Werner, K.S., Goldfinger, C., and Popowski, T., 1996, Tectonics of the Willamette Valley, Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 183 -222, 5 plates, scale 1:100,000. Yelin, T.S., 1992, An earthquake swarm in the north Portland Hills (Oregon): More speculations on the seismotectonics of the Portland Basin: Geological Society of America, Programs with Abstracts, v. 24, no. 5, p. 92. Page 10 . . . • • p 11 i II W \L,.., 1 41i � �- / 1 ∎ :I_ - 1 {1i • a ��l� • ��� 4^ 4.' ' '�6 , • ,, , l k - " ) _ii � (� NORTH '"~��"' ...,A' 'f■Ftr ;;',/ r. \ ,,") r- - :, ' w__, ' ::::: ,, Iii. r ;IT; sim s,. o _x„--_,-.-. x:;,27;'+ , ..., -... -: I' r i u : ,, 1 - ' 'l. - W � � � � i —�� pl. t __ - 1 = 1 � �' ,rte ' — 1) - . _� _ y 1 ‘,.. 1 ._ / /f, '.". ) W e tii ,,,f 741‘....N. I 1 r ( __ai=zio, r ‘i 0 ci.-- - ( ri^ - r,, �, .�� ,~�' o ff . � � �.�r s'� � ,---__.....-1: � j l ! % i I ii�� ' - o 'er ( API Vi 4' / �� pi, / 1 '"� � ` �= ; , IC \moll -• ;� Q X 1 III / - 1 ./'% ^ ( ;-- .: ., -- F. • t]t*A ..1. . � (l - . `•,,,,1 I I . wre---, 4 ,..-T - i _.,-, r --..___- 'N wit will 11, - ,*2:411(_7 1 P----‘ 04 -t-- --- ii , if ' - - =- - I { � �� � � ��; B00 (kill 1 �hi'0 � pOp �'� °6 i 4 I i � � : / / k 1 - * I fct:1: 4 1 \ ..c. 4 ? \,e ) , ,,-,„, _ ....,_. C.-..; '3*' 0 1 � . � � � �- 9� )„�°.' Cam ` •' & '" ', . -=�'� . V _ \ \`J 35 0 �I'r' =�/ 3 _ , �, - . • ik ®;r 1 1, _ C° 4. ;\ \\ --- -4, ,..\.___ i .. J �� 7 kr re �- •/� g 611 1 ilICII .\..ijit Y ._ ,,____________..4-e_His 0 1 0 ,.....-4-- t----- W , I;LIPV:; . :1P.IP kW f ----- 14': =--.YN".1%-41.60 1 . ig ' • ."4 -1r .. 1 _ 1, -------,. , --r - . - .. 2 --- 1 /1111110... I ..i .. 1 ) , ....-- 31 .- if I I l Y v Portion of USGS Beaverton, Oregon 7.5 Minute Quadrangle (Topographic) 1961, Revised 1984 GRIM LOGGING COMPANY - RAVENS RIDGE SUBDIVISION SITE LOCATION MAP SCALE 1" = 2,000' CI =10' ADaPT JAN. 2000 FIGURE 1 • • e4 Z Ili >" 0 CC Z - M . a u) 0 ix a r1-. 2 a 0 m z c° 0 M 0 u) w 0 0 IL 0 re 0 D -) I- .. • • -J CI) (1) H ' l . '' ' ' ' m Z • E2 > 1- NORTH -',..._l_.` \ ..___\ ' , 07 _ \ ' :. ....,\ \ s.. \\.N '• N , ;.-....,-......- -..:: 7 .- -...• . u _ * f, *:.:• r: (9 g (0 A , ' ••• - . 't. . ' 5 0 - aai 2 ' Ca- --. 40- - ' "` . . -• • I \ 1 •... \\ .\\ \.\ .. \,,,,: , .. .---'4•••.•. ---..... :. ... ,z.: ,,,,--I•umn.cprir Ple - ? 4',..;_. •.1- :.r. - • 1 . , \ , * , .F ..........,,it ....::-... . ....7,` .... , .._ .,,,,„,.;,..„,.. . Ru 0 • Alt 1. ... • . I , I • , I I . 1 ' : •J. . t \\ \ ' 2•• •••■.... CD ..,..7 -c),..6 i„. ., . r .- , . 1 \ : i . ; , , „,.,,,,,.. ‘.. , - - . ----- - : -...-- =,, ... - .1 . .ii■ . : 01F: '. • ', 1 . \ \ \ \ , . N • .-- ,, 0 ' Aliamou . -40 0a I \ ...___ -".41.„,..09:41",„,„--,..".■„_ ... ' \ , • I •-•-• 4 80 Em.,.,,.,,..____ \ ... C • . , r . I 01 I 1 . O ,, t ....•‘.... • i ' ; I -- • • $?1! ' . • • V ''''' .... .... . ... .. re .... \ , \ \ 11F -L ... ..„, • ... .. .. Z 4111 tV * -...' .! • . ' • , '" • Si' rrir * ' \ \ I. iri, : • -411r .- - • . -- .-- ... .... . . , • • \ ,., ••. -.. 1 c . , \ . \ ' N '. . . 11111 - -- • •-• a' ... i _....._ .. .. ...... I . N • 1. 4.. • \‘• \- , -- . .,„, ■ .. \‚ •,\ \ ,, . • . 1 , ,..', •\ . , :. 1 : . \ :; •,._... ......,„,....4 IIII IIIII%bll'- o i`gi; : • . . . .n * • . . . I I ' s. • NN' ...11. L8:2 N .. \ I ‘. I '..,L • , '. \ • N , ■ , ' ‘ .." . < fl . - • , \ N • . . . • ., N s• \ ,,,, ..-. /---- i . \•• § \ 1 . \.. .7 0 ... .. .. \ . •Arg ••,1 . -.,...> . • .. . • 4 7 t ;. '• . • \ • \\ .. ' \ \t 1 ,1271--. a . - • 1 r v er v erjavi911 , \ . 0 .1 - •• , I ....,-._. 1 . 1 .. ip - ■Iiitit Win , F- ," ' • •-•"" , ivy _-.7- : -11/0 ap • .,. A :. • . ••••• -- .-.--N- ...., L . . 1.._.:. • . nomusualinia . •ii■iimait_iiiinketa.r.aiitiorani allOr .&. 7. .--ta ..at .-- . a1, ... 1::....1:kkp.,. 0 • , . . . . ,,,c,,,,,.. , . ,,,,-; - 1 8 . 1 • ' 1 (iip ,• .....• • , ., ,. ., , \ _ • \.. .P',- (I . 6q:,', i° I, 1 I I • .. 4 J nR . ' . . s 4 11 1 ) 9 ' 1 \••••• : I i 4 , 1 ,..,, ,, , . .,...... . . .t.R. • ... • ... tsi t.. 1 . • 1 Aol . i 1 I ! i 4.-) • 1 - ' , 1 co i o 1 . 1 . • . , 2, IFIF '''" . ' 1 0 1 ! 1 • ' i ( 7 ) ' • . il 1 . • 1 i : , , 1 1 1 . 1 . i , L 1 1 i; : . . : , I ■ __ , _ i l . ,. i , / I „ i ., -:::,\ iG • 1 ..:1 ri /. , 1 2 • \ , - 2 t - 8 11' . .• /.■ ...i . • . , 0 ,. •• 1 ,. 1 tit 4 '!' Id . $1 4, . • . • I ; '1 • ,_ . / ' , 'I ti, , i ."'* i ; , • / • .. • .i i • I i . ,. i p ,. • i • : ... a . , . u i VI i :.. ..; , I '/.. - : . ., • , a 1 :1 , 14n • 1 irfi fi r..ii-:..4 16 firiiiir ifir • ..,,,, 1 ,„ • •:.• ....:.,„:„.:,, ,...?, ,.. .,•,•,. 7 • ' •••,',. • ., - I - • 7 It . , . . INV nir • 4.4 i .. • . , . ifilifiliild" taissisig 111111'111117: - , ' ..,:t .. 74. Iiii,,:..:.! ,, .-litazzaellariall • _MiSIAIIIBM111111111111 ran .- 0.4P- ,,,.,..:!:;, - ...;....;!...• . . :*". ''''-••. ....? l• .".••:' :. 'i I.: r ......, •.:..si , ,.,, , .. 4 ....:,.,........0. .:.-..;.,•,.,,...,••• t .•::-,)! , . . .. . • • ... • i . .....,'. 4 i . , .., ,"-.• / /.• <;',•,.. ,.,••,-,. r ",•,,• :, , . ... ...I • ../ , ,, ,,,,,:, ..'.,,,..; „,,.. • . .;, - ..,-,--,,,,•.-..: - .- .. . ., : ..,.. .,. gt•I'l, b / .-... e.,-; , 4 '/ ' A• //_/,' )1k,"/•'' 'AV il • .'''',..-. 7- • • ' - . . . • . • ..*..,,,./..;,, . /,,,,, • 1■,;' . ... ., ... z .. , ,. . F p ' • / .• .; ., ../ 4 _.,.. .. „C :„..,...-. .---.-.. -...--.. 7 .--. - 7 : i , . . • ".....,.... , s :, ••/L7 . , ;44 .:. /.. / . / / .../. rr: .. . , ., w . • 0 , / . • - 'if • : . .:-. • ': :7. . ., ,/ ! , ;•....... .5t.fP.,. .,,,' ',0,' .. T /__: .-:-.::: 1 _J :-- 7 ,.."'., .k.,4/....;e„ ..: pli ir ,5 ..4.(43cfrie., Yr•r" ./.•/--- . 7 ,...:• -..----- --- -. 1_:::• - - . . • .., . ..> •.....,,-• ..._:... V: --.----:-.:....---.-. , .A.4W41 Aur . . • ...... g 4. ‘......; ". . / ' wit fa ..... e.w .., • 4. , . / 5 „•,. 0 :•,,• A i • // 7, • . 1 . ,.../. - • . --- -...,... .. . .......,_....- -,_ _ _,_ _- - • • / .• . i , / .„,. '' F. /.// / 16 9g / -• .... „.....--.": : 1 - ----- --•-•.- --- --* --...--- - -,-/ --- : . i ...- • ••• • •• • i /, . ' ' • . 1 r . 47 /•-/7,', • x • .0' ,/ -- .:: :;;.....217 , ---E . X. - §10111 : 1 ... DRAINAOE giiT..------ • - l' :. . ... ...../: / / 4 / • ' / / , / / ''. ' ; / .---.-- - --'-' - 1 , ..-': ---. ..-1RACT-A- ' - . ." - ---- -1-- • . • / I /. 2 *../ ' . '/' , i • '1, 1 •/- ‹.-- -.'>'-'.. ._•,__--. --.• ..- -'" "-- -- . 7 - 7: 7 :r.. ...._ .. • • / / , / / /, // 1 / . 4 . 1• ' l' • .....• . ' ..• 1 ..* /,.. f • I r l e c •:::f: 7 .'' - .....;- ; :=ON -- € i. :::* - - ...--......-:.- .... ..... .- . ./. / /'. . ....,./ f I. i / • .f-x •- --_-::"..._ -.-..--• •-- ••• ,.. , • t ii ,••■ / ././ -• , • ..' .1 . , . • , ' . • •-, .• .• / / . , 111 , l , i / i /.. , ••• ,/...-- - • - -••• •• ..., ...... . ... ,..)ii, II:I 11, / . P THWAY EASLWCHT '.'' "'''' ../......."••••••-• ....,••• • I 1..' r,•6 • •: ..-. I • ' , ,- 1 ....:. •-.-_-: .....:-.-_•....1 5jcy 1 '!1...) 1, 1,1 „ ; , / ; . 1 ' 1 1•' i 1 i 1111 L ' .- 1 , ,. .-.-.-.-- ..-.'" ----\.:.•:. ..-.---- -- 1 . .. , ,7. •,_._______ ..... _....., .., _ 1 . ... . . • . . • " EX , .RtCK LIN.. D. . 0 . , i.4 1 'C .- .- 1 4 • - 1.... . • 71 , / ' ' :.,' ":.:77.• . . : I 041 EL ..... . ,1 '' /••• I ii i'f < ''''• - .... ' """ - . ' . " ••• -- - - j-- .-- -i...:::: _ • -- • - ..:1 1116 III 1 I st - • L. -_:: ' . • - 7:7: " . 1... •••• _. .- g Por , ,i. ,••• .. ..., ,1 ii.; • .. .,.. • i.1•01.) 111:•_=• - - - ., i ..- ......t:.'v.'A , _... . 1 . : „, .. .....•• .., 11 1 .1 - -' , ...• 1. 1 1.1 1 1 1 ! ,' .,_._. • .-- '.. ,„. - . W. i __1 ____ 1. _, - _I•.i.,_ 520 -_-_1:_:-..1:- r 1.11,1 sr .‘.... . .,•-...,\ \ , ....::..:,- r -----0:7'... •" - .. '.-- .. _... • 1 1 c \.;._ _ -... . . , Ii 1, 1 .. ... . . . , • - •..\, ,,..:::-..! . . - - .-- -- • -• . ___. cr- 1 , \ .,.. ••• •-'_._• : . , C --- • SW STARVIEW DRIVE ... ...._. • ! . ... „ • ..\\\\A ‘-":"' • ! .,-- • ..----" t • - ..- _ . , . . . -1..- -.- -- . . • \ A' \.' - j. ' • , ..'". ... . .... . I 1 I I • I I '\ \ s :, -I .. • .• ,.... ,. . • ' ' • . ' „ ,. .. •• „„.., • . ' • • I. . I i t I I e I ' - ,.\-- i ,..s......... ..„1.,,.... . . 1 (., .,. . ., r. F. . . 1 i 1 . . ....,4,......,,.,,....,... , ....... . , . • . . " . . • • • , , . . . . . : • . . . . . .. .•. • . , . . , . . ,. • • i ADaPT Engineering, Inc. 17700 SW Upper Boones Ferry Road, Suite 100 FILL SLOPE DETAIL Portland, Oregon 97224 Tel: (503) 598 -8445 Fax: (503) 598 -8705 Project: Ravens Ridge Subdivision I Job No. OR99 -3290 FIGURE 3 Tigard, Oregon TYPICAL KEYWAY, BENCHING & FILL SLOPE DESIGN _ Original Ground 3 -Foot Horizontal Overbuild Final Fill Slope Face (2H:1V max.) , , / \\ Engineered Fill_ Residual Soils _ / . \\ Native \ 1 \ \ Benching ` _- Benching Native g Keyway- , Ir Native g Keyway- ' ... 14o ok/ - H/2 (10 ft min.) Keyway Subdrain • H /10 (1 ft min.) • f I 3 Date: 12/8/99 Drawn by: PAC 1 • ADaPT Engineering, Inc. • Job No. OR99 -3290 Ravens Ridge Subdivision APPENDIX A FIELD EXPLORATIONS, SAMPLING, AND LABORATORY TESTING On December 30, 1999, six exploratory test pits were excavated on the subject property to depths of 6.0 to 10.0 feet at the locations shown on Figure 2. An ADaPT Geologist evaluated and logged the test pits with regard to soil type, moisture content, relative strength, groundwater content, etc. and collected representative samples for laboratory analysis. Logs of the test pits are presented in this Appendix. The test pits were excavated with a 4 -ton Takeuchi trackhoe operated by Earth Explorations, Inc. of Beaverton, Oregon using a 22- inch -wide bucket. All excavations were backfilled immediately after completion of logging and sampling. Minimal compactive effort was applied to the test pit backfill. Classification, Moisture Content, and Unit Weights Soil conditions were evaluated, described, and classified in accordance with the Unified Soil Classification System and the Oregon Department of Transportation Soil and Rock Classification Manual. No natural moisture samples were collected. Maximum Dry Density /Optimum Moisture Content One compaction test was performed on a bulk sample to determine the moisture- density relationship of the native earth materials on the subject site. The test was performed in accordance with AASHTO T -180. The results obtained may be compared to field dry densities for evaluating relative compaction of fill and in -place native material. The test results are summarized in Table Al. TABLE Al - Compaction Test Results Material Description /Location Maximum Dry Density (Ibs /ft') Optimum Moisture Content Clayey SILT (ML) / TP -6 @ 2.0 to 102.9 19.5% 2.5 feet • • • = Page 11 b 1 ADaPT Engineering, Inc. • 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland, Oregon 97224 Tel: (503) 598 -8445 Fax: (503) 598 -8705 Project: Ravens Ridge Job No. OR99 -3290 Test Pit No. TP -1 Washington County, OR. N T C T rn ,.., o O 11 E.= F ' c � 7,. ` a o o c a � Nc m Cn o a c 0 - o Material Description a 0) o Dark brown silt with a trace of clay, moist, soft, some fine organic debris - - . - -and grass mots (9" Topsoil)_ - - - - - . - -- . 1 - -- 1..0 -- 1.5 Light brown silt with some clay, finely micaceous, moist, soft (Loess) 2 -- 0.75 Mottled light grey, brown, and rust clayey silt with numerous inclusions 3_ 3.0 of basalt fragments that are weathered to dark brown silt with some clay; fragments increase in size with depth; moist, stiff to very stiff - - >4_5 - - - - .(Colluvium) 4— . • Brown silt with a trace of fine sand and some clay, black mineral stains 5— on residual fractures, numerous fine veinlet, moist, very stiff (Residual Soil). 6— >4.5 7 -- 8— >4.5 Residual soil similar to above, very stiff. 9 Test pit completed at 9.0 feet, 10— No groundwater encountered, Test pit walls appear stable, 11— No evidence of color change or rock. 12- 13 14- 3 15 . 16- 17— T LEGEND o Date Excavated: 12/30/99 , Buck aet did Logged By: Ed Pyne 1.003 5 d r� Surface Elevation: 499' Bag Sample Bucket Samote Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment ADaPT Engineering, Inc. tr 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland, Oregon 97224 Tel: (503) 598 -8445 Fax: (503) 598 -8705 Project: Ravens Ridge Job No. OR99 -3290 Test Pit No. TP -2 Washington County, OR. d a T c °- d= o -c U p c y y. f y E N C n o 2 o n o o .- Description Descri tion o a0) E — 2 v� o � � a m Dark grey -brown silt, trace of clay, some tine organic debris and grass roots, moist soft (9" Topsoil) _ _ ._ _ _ 1— 1.25 — 0.5 Light brown micaceous silt with some clay, moist, soft (Loess) 2- - 1 - 0 - - - - -- _ 2.5 - - - - - - -- - - - - - - - - 3 _ 3.5 Mottled brown, Tight grey, and rust clayey silt with numerous completely >4.5 weathered fragments of basalt, moist, med. stiff to very stiff (Colluvium) 4- - >4.5 Brown silt with a trace of very fine sand and some clay, moist, very stiff, 5— numerous fine veinlets (Residual Soil) 6- 7- - >4.5 Residual soil similar to above 8— 9— Test pit completed at 8.5 feet, No groundwater encountered, 10— Test pit walls appear stable, No rock found. 11— ' 12- 13 14- 15 16— 17 - 1 LEGEND ° Date Excavated: 12/30/99 mow ucke add ® Logged By: Ed Pyne 1.000 5 • Surface Elevation: 485' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment ADaPT Engineering, Inc. • 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland, Oregon 97224 "` Tel: (503) 598 -8445 Fax: (503) 598 -8705 Project: Ravens Ridge Job No. OR99 -3290 Test Pit No. TP -3 Washington County, OR. m n T v N N T N I '15) O N _ n 1.; v.. d 'a a o c c f _ Material Description 0 a s o in c0 � m Dark grey -brown silt with some clay, some fine organic debris and grass 1— roots, moist, soft (14" Topsoil) — 2_0 Light tan silt, moist, soft cLoess) • Mottled brown, light grey, and rust clayey silt with numerous inclusions >4.5 of completely weathered basalt, moist, stiff to very stiff (Colluvium) 3 — 4— - -- _ >4.5 Brown silt with a trace of fine sand and some clay, moist, very stiff, 5 _ numerous fine veinlets (Residual Soil) 6 — 7— Residual soil similar to above, very stiff. 8 _ >4.5 - 9— Test pit completed at 8.5 feet, • No groundwater encountered, • 10— Test pit walls appear stable, No rock found. 11- 12- 13 14- 15 16- 17— E LEGEND Date Excavated: 12/30/99 s ..> u did lOO Bucket Logged By: Ed Pyne _ • Surface Elevation: 501' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment ADaPT Engineering, Inc. 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland, Oregon 97224 Tel: (503) 598 -8445 Fax: (503) 598 -8705 Project: Ravens Ridge Job No. OR99 -3290 Test Pit No. TP-4 Washington County, OR. N N r C N „^ >. . y N o O U O N w (n N E 0 jp a) o C z� . o . E Material Description d in ° U m Brown silt with a trace of clay, some fine organic debris and grass roots, — moist, soft (11" Topsoil) 1 _ — 0.5 Light brown micaceous silt with some clay, moist, soft (Loess) 2— 2.25 3 _ 3.0 Mottled brown, grey, and rust clayey silt with inclusions of completely _weathered basalt,r000st very_ stiff4CoJlivium) _ >4.5 4 — Brown silt with a trace of fine sand and some clay, moist, very stiff, numerous fine veinlets (Residual Soil) 5- 6— 7 — >4.5 Residual soil similar to above. 8 — 9— Test pit completed at 8.5 feet, No groundwater encountered, 10— Test pit walls appear stable, No rock found. 11- 12- 13 14- 15 • • 16— - , . • 17-- LEGEND o Date Excavated: 12/30/99 ,� sucks fed Logged By: Ed Pyne — Surface Elevation: 494' } Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment h , ADaPT Engineering, Inc. 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland, Oregon 97224 Tel: (503) 598 -8445 Fax: (503) 598 -8705 Project: Ravens Ridge Job No. OR99 -3290 Test Pit No. TP -5 Washington County, OR. T c v fO \ pd a o° c a � o o m� Material Description o a -�"2,S CO) U Brown silt with a trace of clay, some organic debris and grass roots, _ moist, soft (12" Topsoil) 1- - 1.25 Light brown micaceous silt with some clay, moist, soft (Loess) 2- 1.25 3_ 4. 5 Mottled brown, Tight grey, and rust clayey silt with abundant completely weathered basalt fragments, moist, stiff to very stiff (Colluvium) 4- Brown silt with a trace of very fine sand and some clay, black mineral - >4.5 stains on residual fractures, numerous fine veinlets, moist, very stiff 5- (Residual Soil) 6- 7- 8- _ g- Residual soil similar to above but change to reddish -brown below - >4.5 9.5 feet, moist, very stiff 10 - -- - Test pit completed at 10.0 feet, 11- No groundwater encountered, Test pit walls appear stable, 12- No rock found. 13 14- • 15 16- 17- - L LEGEND /� o Date Excavated: 12/30/99 100 to a met di d 1.0005 Logged By: Ed Pyne Surface Elevation: 533' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment > _ ADaPT Engineering, Inc. 17700 SW Upper Boones Ferry Road, Suite 100 TEST PIT LOG Portland, Oregon 97224 Tel: (503) 598 -8445 Fax: (503) 598 -8705 Project: Ravens Ridge Job No. OR99 -3290 Test Pit No. TP -6 Washington County, OR. N a c y >. ^ G1° O U 2 N N (n N E y N a C 2 c a o Material Description a cn 0 m Dark grey -brown silt with some clay and fine organic debris, moist, soft (9" TopsoiI) . - - - 1 — Light brown micaceous silt with some clay, moist, soft (Loess). -- 0.5 2— _ 2.0 Mottled brown, grey, and rust clayey silt with numerous inclusions of completely weathered basalt fragments, moist, stiff to very stiff 3 _ 4 . 5 (Colluvium) 4 — >4.5 Brown silt with a trace of very fine sand and some clay, black mineral stains on residual fractures, fine veinlets throughout, moist, very stiff 5— (Residual Soil) — >4.5 6 -- - Test pit completed at 6.0 feet, 7— No groundwater encountered, Test pit walls appear stable, 8— No rock found. 9- 10- 11— ° 12- 13 14- 15 4 16- 17— • LEGEND / - Date Excavated: 12/30/99 Bucket � , Logged By: Ed Pyne to Surface Elevation: 522' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment Ib 4 ADaPT Engineering, Inc. • Job No. OR99 -3290 Ravens Ridge Subdivision APPENDIX B CHECKLIST OF RECOMMENDED SOIL TESTIING & INSPECTIONS Item Procedure Timing By Whom Done No. 1 Preconstruction meeting Prior to beginning site Contractor, Developer, Civil work and Geotechnical Engineers 2 Stripping, aeration, and root- During stripping picking operations Soil Technician 3 Benching and subdrain Prior to filling Engineer, Geologist, installation or Senior Technician 4 Compaction testing of During filling, tested every A t engineered fill (90% of Modified) 2 vertical feet per lot Soil Technician 5 Compaction testing of trench During backfilling, tested backfill (90% of Modified) every 4 vertical feet for Soil Technician every 200 lineal feet 6 Street subgrade compaction Prior to base course every (90% of Modified) 200 lineal feet Soil Technician 7 Base course compaction Prior to paving, tested (95% of Modified) every 200 lineal feet Soil Technician 8 AC Compaction During paving, tested (91% of Rice) every 200 lineal feet Soil Technician 9 Final Geotechnical En Completion of project Geotechnical Engineer ineer's certification • • 2 Page 12 • SUBDIVISION REOUEST APPLICANT: Don Grim PO Box 5930 Salem, Oregon 97304 REPRESENTATIVES: Spencer H. Vail, Planning Consultant 4505 NE 24 Portland, Oregon 97211 Harris - McMonagle Associates Engineer - Surveyor 12555 SW Hall blvd. Tigard, OR 97223 DEEDHOLDERS: James and Madeleine Schultz 13268 SW Bull Mountain Rd. Tigard, OR 97224 SITE LOCATION: 13268 SW Bull Mountain Rd. LEGAL DESCRIPTION: 2S- 1 -09 -AB tax lots 100, 200 and 7000 SITE SIZE: 7.85 acres ZONING: R -7. PROPOSAL: The applicant proposes to subdivide the property into 40 lots as depicted on the attached site plan. An early grading permit is also requested. O r0'41 • "•► l s"L''►''`q I forseT /• / /• ZAP PD Subdivision Request Ravens Ridge SITE DESCRIPTION: The proposed subdivision is comprised of three separate parcels, tax lots 100, 200 and 7000 on map 2S- 1 -09AB. Total area of the three lots is 7.85 acres. The subject site is located between SW Walnut and Bull Mountain Road at the westerly terminus of SW Wilmington Lane and of SW Ridgefield Lane. See vicinity map on site plan for reference. There are two houses on the property. They will be removed as part of the development of the subdivision. It is the developers intent to sell the lots for development of single family detached homes. SURROUNDING AREA: To the north and west of the site are large, underdeveloped parcels. To the east of the site in the Wilmington Heights subdivision. It is developed with single family homes. To the south, and across the Tract `B" open space area are lots in the Foran subdivision fronting on SW Starview Drive. ZONING CODE: The following Code sections are deemed applicable to this proposal: Chapter 18.510 Residential Zoning Districts Section 18.510.020.E states that the R -7 zone is designed to accommodate both attached and detached single family homes at a minimum lot size of 5,000 sq.ft. The applicant proposed to develop the proposed subdivision lots with single family detached housing units, a permitted use according to Table 18.510.1. Section 18.510.040.A sets forth the minimum and maximum densities. It states that the minimum density in each zoning district have been established at 80% of the maximum density. Section 18.510.040.B states that the establishment of the appropriate densities is governed by the formulas is Chapter 18.715. This chapter and the density calculations are discussed on pages 3 and 4. -pageZ. • l I Subdivision Request Ravens Ridge Section 18.510.040.0 pertains to Adjustments in the density requirements. This proposal will not require this type of Adjustment. Section 18.510.050 and Table 18.510.2 set forth the Development Standards for the R -7 zone. (1) The Code minimum lot area is 5,000 sq.ft.* * Section 18.430.020.D allows for lots less than the minimum lot size allowed in the underlying zone as long as the average lot size is not less than allowed by the underlying zoning district. In this case that is 5000 sq.ft.. In addition, none of the proposed new lots is less than 80% of the minimum lot size as allowed in the R -7 zone.(Also see discussion of 18.430 on page 5) (2) The minimum lot width is 50'. All lots widths are indicated on the proposed plat. (3)(a) Minimum front yard for single family homes is 15 feet. Minimum setback for comer lots is 10 feet for each street frontage. (c) Minimum side yard is 5 feet. (d) Minimum rear yard is 15 feet. (e) All abutting property is zoned R -7 (f) Minimum distance between property line and front of garage is 20 feet. (4) Maximum height is 35 feet. (5) Maximum lot coverage is 80% (6) Minimum landscaping is 20 %. All lots meet the minimums described above and all new construction will comply with the above referenced dimensional standards. No Variances from these standards will be required to develop this site. Chapter 18.715 Density Calculations Section 815.715.020 sets forth the formula for Density Calculations. The gross site area involved is 7.85 acres or 341,789 sq.ft. From this amount, subtractions are made for the following: - Page 3- r Subdivision Request Ravens Ridge 65,079 sq.ft dedicated for public rights -of -way 3,443 sq.ft. dedicated for private rights -of -way 98,811 sq.ft. for slopes exceeding 25% 1,279 sq.ft. for wetland areas 177,117 sq.ft Section 815.715.030- Residential Density Transfer - states that the unit per acre represented by the subtraction of those the gross area as determined above may be transferred to the remaining buildable land subject to two specific limitations. In this particular case, 98,811 sq.ft. was subtracted for slopes exceeding 25 %. Section 18.715.030.1 states that 25% of that amount may be transferred or added back into the density calculations. Therefore, 25% Of 98,811 sq.ft. or 23,703 sq.ft. is added back to the buildable area as determined in 18.715.020 for a total of 200,880 sq.ft. This amount is then divided by the 5000 sq.ft. minimum lot size. The result, 40.2, is the maximum number of lots allowed on the site. These calculations are also noted on the cover sheet of the site plan. Chapter 18.730- Exceptions to Development Standards This Chapter presents exceptions to the height and setback standards contained in the various zoning districts. No exceptions from the requirements of this chapter is required. Chapter 18.795- Visual Clearance The proposed public streets have been design to comply with the visual clearance criteria of the City's codes. No deviation from the standards is necessary. • Chapter 18.765- Off-Street Parking Section 18.765.080 requires one off-street parking space per single family dwelling unit. All homes constructed in the subdivision will have one or two car garages. Chapter 18.705- Access, Egress and Circulation The proposed subdivision includes the dedication of new public streets, with sidewalks, and a private access drive. It will be noted on the site plan that the new streets, meet the Code required standard of a 46 foot width - page 4- Subdivision Request Ravens Ridge for new streets. The Private Drive also meets the Code required standards for width and number of units served. See Sheet 1 of 4. • Chapter 18.790- Tree Removal A Tree Preservation Plan is shown on Sheet 2 of 4 of the site plan document. It shows a survey of the trees and their caliper. The survey shows the trees that will remain (bold type) and the ones that need to be removed ( faded type) either because the condition of the tree or because of conflicts with street or building location . The total diameter of the trees with a diameter of 12" or greater to be removed is 1.418 inches. The total diameter of the trees of 12" diameter or greater to be preserved is 1,128 inches. This represents a removal percentage of 56% of the existing trees in the over 12" category. Section 18.790.030.13.2c requires a mitigation plan be prepared that would provide for the replacement of 50% of the trees removed in accordance with Section 18.790.060.D. Section 18.790.060.D, Guidelines for Replacement, states, at subsection D3 that the number of replacement trees required shall be determined by dividing the estimated caliper of tree(s) being removed by the caliper of size of the largest reasonable available replacement trees. The trees being removed have a combined caliper of 1,418 inches. Dividing that amount by the 4" caliper of the replacements is 355 trees. The Code section referenced above requires that 50% of that number or 178 trees ( with a 4" caliper) be planted as mitigation for the trees removed by the development. Additionally, new street trees will be planted for each of the lots as they are developed as required by code. This tree mitigation plan will be incorporated into final construction plans as will a landscape plan prepared by a certified professional detailing the location of the new trees. Chapter 18.430 Subdivision Standards This Chapter sets forth the general provisions and approval process for new subdivisions with the city of Tigard. The submittal materials contain all the information required by this chapter. As noted above, the - pages - • Subdivision Request Ravens Ridge application is making use of Section 18.430.020.D- Lot Averaging. The lot sizes range from 4679 sq.ft. (Lot 8) to 10,659 sq.& (lot 10). The average lot size is 5,832 which is above the 5000 sq.ft. minimum required by the Code. (Also see discussion of 18.510.050(1) on page 3). The preliminary plat document, on Sheets 1 -4, contains the required information pertaining to the street plan and its future extension, lot orientation and dimensions, grading, tree preservation and storm drainage plan, sanitary sewer and domestic waterworks plan and a future development plan. Chapter 18.810- Street and Utility Improvements This Chapter provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers and drainage and takes into account the comments provided in the pre - application notes. The proposed streets within the subdivision conform to the right of way and improvement widths set forth in this chapter and in Table 18.810.1. In addition, a Future Street plan has been prepared as required by 18.810.030.F. It should be noted here that the future street plan does not include an extension of SW Ridgefield Lane. An on site inspection was conducted by the applicant's engineer and representatives of the City. It was determined that a westerly extension of the right -of -way impractical because of the constraints caused by steep slopes. The proposed subdivision shows a 15' wide pedestrian access across lot 6 to Ridgefield Lane. The future street plan shows one lot within a future subdivision with access onto SW Ridgefield Lane. Utilities The development will connect to the sanitary sewer lane in SW Ridgefield Lane. Water is provided to the site by the Tigard Water Dept. The development will connect to the water line in SW Wilmington Lane. - page6- Subdivision Request Ravens Ridge Fire protection is provided by the Tualatin Valley Fire and Rescue The storm drain will connect to the sewer in SW Ridgefield Lane and make use of an existing storm water easement in tract A. CONCLUSIONS: Based upon the information provided above, the 40 lot subdivision should be approved with the condition that the tree mitigation plan be submitted for approval prior to the issuance of development permits. SHV /me November 29, 1999 _ Page 7- • Tree Condition/Mitigation Review Ravens Ridge - Tigard, Oregon Prepared for: Grim Logging Co. PO Box 5930 Salem, Oregon 97304 (503) 581 -7890 Harris - McMonagle Associates Inc. Engineers - Surveyors 12555 Southwest Hall Boulevard Tigard, Oregon 97224 -6287 (503) 639 -3453 Prepared By: Robert Mazany, ASCA #133, ACFE Consulting Arborist Robert Mazany and Associates Post Office Box 1305 Beaverton, Oregon 97075 Phone & FAX (503) 646 -0897 cRogEtt n 4 / azamJ ar2cl og a t..E5. 7 e and Zands afze Co►isuftin e�e2vie£ MEMORANDUM TO: Jay Harris, Senior Project Engineer Harris - McMonagle Associates Inc. 24'7"4 FROM: Robert Mazany, ASCA# 133, ACFE Consulting Arborist DATE: January 3, 2000 RE: Ravens Ridge — Tigard I have completed my preliminary site and plan- review ofthe proposed Ravens Ridge development in Tigard as requested. I have measured and documented all trees over twelve inches in diameter as required in Chapter 18.790 — Tree Removal — for the City of Tigard. I submit the following to address the mitigation requirements of this chapter. 1. There are 110 trees with diameters over twelve inches. The total diameter inches for these trees is 2345.4. 2. Based on the plan information available, 1020.2 inches will be retained and 1325.2 inches are to be removed. 3. It is my professional opinion there are 14 trees whose condition dictates immediate removal regardless if the property is developed or not. The risk and/or failure potential is unacceptable. The total diameter inches of these trees is 299.8. Of the 14 there are four designated to be retained having a high risk potential and must not be retained. The diameter total for these is 62.6 inches. I have included in this report a tree inventory with diameter measurements, site specific information and a tree numbered plan with tree protection fence locations approximated. Tree and Plant Preservation/Protection specifications are also included. Please contact me if additional information is required or if I may be of further assistance on this project. n (D. Box 1305, SEacF7to12, (Dz90!2 97075 • (503) 646 -0897 Site Specific Field Notes and Requirements General Observations: 1. All of the native Willow are in serious decline with decay throughout. Many have failed portions with a high potential for further failure. Any proposed construction or other activity in close proximity would dictate removal due to the high hazard potential 2. With the exceptions to be noted, the remaining trees within the site area are in fair condition. 3. All viable trees to be retained will require pruning to ANSI A -300 Crown Cleaning standards for deadwood removal one inch in diameter and larger. Conifers to be retained will also require interior thinning not to exceed fifteen percent live tissue (branch) removal for windsail reduction. 4. Tree protection fence must be installed as required in the attached Tree and Plant Preservation Protection specifications. I have marked, on the plan provided, the approximate location for the fence. 5. The following trees have a high risk potential and must be removed: 38 Douglas Fir — Has a high crown with several weak conk areas in the trunk. 43 Douglas Fir — There is serious conk on the trunk indicating interior structural weakness. It also has a high crown which increases the potential for failure from wind thrust. 56 Cherry — This tree has a broken top with serious decay evident. It leans toward the adjacent property and street. 76 Douglas Fir — It has a pronounced lean to the north with a weak deformity at 30' above the ground. The existing barn covers almost half of the root zone on the west. An adjacent tree within three feet on the south has recently failed leading me to believe this will happen to this tree. 77 — Maple — This tree is also covered on the north and west by the barn with decline from compaction and other factors evident. It leans and is heavily weight - loaded to the west over the barn. 86 — Maple — This is a weak co- dominant stem tree at the ground with decay cavity in both stems from the ground up to 15'. It has an unacceptable risk potential and should be removed. • Site Specific Field Notes and Requirements Page Two 6. A review of the grading plan would indicate that relatively few trees can be retained. Any clearing will increase the potential for failure of the remaining trees, most notable on the east portion of the site. There has been some serious root zone intrusion from the development to the east leaving the edge trees with a serious potential for failure. There are three Fir on a neighboring property with a high risk potential. Two with dead tops and one with a seriously weak stem union. These appear to be in Lot 3 in the Wilmington Heights addition. 7. Additional requirements will be submitted following a review of grade and site improvement staking. Ravens Ridge - Diameter Measurement Field Verification There are 110 trees within the proposed project with diameters of over 12 inches. All have been measured to the nearest one -tenth of an inch at 4' above the ground as required by the City of Tigard. Tree numbers are noted on the tree survey plan provided by Harris - McMonagle Associates Inc. 1 Douglas Fir - 40.8" 25 Douglas Fir - 16.1" 2 Douglas Fir - 28.6" 26 Douglas Fir - 17.4" 3 Douglas Fir - 14.3" 27 Douglas Fir - 24.3" 4 Willow - 12.8" 28 Douglas Fir - 12.4" 5 Douglas Fir - 37.0" 29 Douglas Fir - 12.6" 6 Douglas Fir - 13.4" 30 Douglas Fir - 28.6" 7 Douglas Fir - 13.5" 31 Douglas Fir - 14.5" 8 Douglas Fir - 13.4" 32 Douglas Fir - 16.4" 9 Douglas Fir - 12.2" 33 Douglas Fir - 16.4" 10 Douglas Fir - 43.3" 34 Douglas Fir - 22.6" 11 Willow - 11.3" - 9.0" 35 Douglas Fir - 20.8" 12 Douglas Fir - 22.4" 36 Douglas Fir - 19.2" 13 Douglas Fir -22.6" 37 Douglas Fir - 14.4" 14 Douglas Fir -13.5" 38 Douglas Fir - 26.1" 15 Maple - 10.T'- 7.5 "- 8.2 " - 39 Willow - 12.1" 16 Willow - 21.4" 40 Douglas Fir - 36.7" 17 Willow - 10.2 " - 17.2" 41 Douglas Fir - 14.3" 18 Willow - 12.7" 42 Willow - 10.8 "- 9.9 " -7.7" 19 Maple - 13.8" 43 Douglas Fir -15. T' 20 Douglas Fir - 23.9" 44 Douglas Fir - 24.2" 21 Douglas Fir - 24.3" 45 Douglas Fir - 18.0" 22 Maple - 12.8" 46 Douglas Fir - 16.5" 23 Douglas Fir - 17.6" 47 Douglas Fir - 16.3" 24 Douglas Fir - 27.4" 48 Douglas Fir - 15.7" 49 Douglas Fir - 27.1" 80 Douglas Fir - 21.7" 50 Douglas Fir - 29.3" 81 Maple -21. 51 Douglas Fir - 13.6" 82 Douglas Fir - 18.0" 52* Maple - 11.8" • • 83 DouglasFir -16.5" • - 53 Douglas Fir - 14.8" 84 Douglas Fir - 14.6" 54* Douglas Fir - 11.3" 85 Douglas Fir -21.5" 55 Willow - 10.8 " -10.6" 86 Maple - 23.8" 56 Cherry - 16.8" 87 Maple - 14.4" 57 Maple - 21.2" 88 Maple - 16.4 " - 15.1" 58 Maple - 16.7" 89 Douglas Fir - 22.9" 59 Maple - 27.5" 90 Douglas Fir - 23.1" 60 Maple - 27.0" 91 Douglas Fir - 27.7" 61 Maple - 19.4" 92 Douglas Fir - 16.5" 62 Douglas Fir - 26.8" 93 Douglas Fir - 24.8" 63 Douglas Fir - 22.7" 94 Douglas Fir - 19.2" 64 Douglas Fir - 17.1" 95 Douglas Fir - 17.0" 65 Douglas Fir - 31.2" 96 Douglas Fir - 24.7" 66 Douglas Fir - 29.5" 97 Douglas Fir - 17.3" 67 Douglas Fir - 23.6" 98 Douglas Fir - 23.9 " - 26.3" 68 Douglas Fir - 18.2" 99 Douglas Fir -- 31.9" 69 Douglas Fir - 25.6" 100 Douglas Fir - 27.2" 70 Maple -17.4" 101 Douglas Fir - 21.1" 71 Douglas Fir - 22.7" 102 Douglas Fir - 32.2" 72 Douglas Fir -28.T' 103 Douglas Fir - 17.9" 73 Douglas Fir - 17.0" 104 Grand Fir - 15.0" 74 Douglas Fir - 23.4" . 105 Grand Fir - 12.7" 75 Douglas Fir - 21.8" 106 Grand Fir - 12.3" 76 Douglas Fir - 36_3" 107* Pine - 11.7" 77 Maple - 24.6" 108 Pine - 12.3" 78 Douglas Fir - 18.2" 109 Pine - 14A" 79 Douglas Fir - 12.8" 110 Pine - 15.3" 111 Maple — 12.2 " -111" 112 Maple — 14.0" 113 Douglas Fir — 28.8" * These three trees have diameters less than twelve inches. A condition assessment and additional site information is documented in the Site Specific Requirements attached as part of this report. TREE & PLANT PRESERVATION/PROTECTION PART 1- GENERAL 1.01 DESCRIPTION: A. General requirements: Preservation, protection, and trimming of existing trees and shrubs, and other vegetation indicated to remain. B. Definitions: 1. Consulting Arborist: A Consulting Arborist registered with the American Society of Consulting Arborists (ASCA). 2. Certified Arborist Certified by The International Society of Arboriculture (ISA). 1.02 PROJECT CONDITIONS: A. Make every effort to protect all trees, shrubs, ground cover and other vegetation existing on the Project site with the exception of that indicated to be removed. B. Meet local jurisdiction requirements for protection of existing trees and vegetation. C. Provide temporary fencing, barricades and guards as required to protect trees and other plants, which are to remain., from all damage. Erect prior to commencement of clearing and demolition work and remove only after all work potentially injurious to trees and other plants is complete. Fence shall be placed as far from trees as is practical, but in no instance closer than one foot behind required construction limits. Fence shall be 4' visibility plastic on steel posts placed no further than 6' apart extending no less than 4-1/2' above the ground, kept taut at all times. D. Protect all trees from stockpiling, material storage, vehicle parking and driving within the tree drip line or tree protection fence area. E. Protect all plant growth including root systems of trees and plants from: 1. Dumping of refuse. 2. Chemically injurious materials and liquids. 3. Noxious materials in solution caused by run -off and spillage during mixing and placement of construction materials, and drainage from stored materials. 4. Continual puddling of running water. F. Restrict vehicular and foot traffic to prevent compaction of soil over root systems. PART 2 - PRODUCTS 2.01 MATERIALS A. As indicated and required elsewhere in this Specification Section, and as may be recommended by Consulting Arborist. PART 3 - EXECUTION 3.01 GENERAL: A. Protect root systems of existing trees, shrubs and ground covers from damage due to noxious materials in solution caused by run -off and spillage during mixing and placement of construction materials, and drainage from stored materials. B. Protect root systems from flooding, erosion, excessive wetting and drying resulting from de- watering and other operations. C. Protect all exiting plan material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or braising of bark. D. Do not allow fires under and adjacent to trees or other plants which are to remain. E. Engage a Consulting Arborist to direct removal of branches from trees and large shrubs, which are to remain, if required to clear new constriction and where indicated; and to direct tree root pruning and relocation work. F. Where directed by Consulting Arborist, extend pruning operations to restore natural shape of entire tree. C. Cut branches and roots with sharp pruning instruments. Do not break, chop or muti late. H. Water trees and other vegetation which are to remain as necessary to maintain their health during the course of the work. Maintain a water schedule and document_ 3.02 EXCAVATION AROUND TREES: A. Excavate within root zone of trees only where indicated and acceptable to the Consulting Arborist. B. Excavate around tree roots within tree root zone only under the direction of a Consulting Arborist retained by the Contractor. C. Where trenching for utilities is required within root zones, tunnel under and around roots by hand digging. Do not cut main lateral support roots. Cut smaller roots which interfere with installation of new work; use sharp pruning tools. D. Where excavating for new construction is required within root zones of trees, hand excavate to minimize damage to root systems. Use narrow tine spading forks and comb soil to expose roots. Relocate roots in backfill areas whenever possible. If large, main lateral roots are encountered, expose beyond excavation limits as required to bend and relocate without breaking. E. If encountered immediately adjacent to location of new construction and relocation is not practical, cut roots approximately 6 inches back from new construction, F. Do not allow exposed roots to dry out before permanent backfill is placed; provide temporary• earth cover, pack with wet peat moss or 4 layers of wet untreated burlap and temporarily support and protect from damage until permanently relocated and covered with backfill. Water puddle backfill to eliminate voids and air pockets. G. All pruning shall be performed to ANSI A-300 Pruning standards by Oregon state registered tree care firms employing Certified Arbarists. Other therapeutic care work shall be performed to National Arborist Association standards. 3.03 GRADING AND FILLING AROUND TREES: A. Maintain existing grade within root zones of trees unless otherwise indicated or acceptable to the Consulting Arborist. B. Lowering Grades: Where existing grade is above new finish grade shown around trees, under direction of Consulting Arborist, carefully hand excavate within root zones to new grade. Cut roots exposed by excavation to approximately 3 inches below elevation of new finish grade. C. Raising Grades: Permitted only as acceptable to the Consulting Arborist. 3.04 REPAIR AND REMOVAL OF TREES: A. Retain a Consulting Arborist to direct tree repair work. Engage a Certified Arborist, acceptable to the Consulting Arborist, to perform tree repair work. Repair trees damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of riattnaged trees. B. Remove dead and damaged trees which are determined by the Consulting Arborist to be incapable of restoration to normal growth pattern. 3.05 REPAIR AND REPLACEMENT OF SHRUBS: A. Repair shrubs, and other vegetation damaged by construction operations in a manner acceptable to the Consulting Arborist. Make repairs promptly after damage occurs to prevent progressive deterioration of damaged plants. B. Remove and replace dead and damaged plants which are determined by the Consulting Arborist incapable of restoration to normal growth pattern. 1. Provide new shrubs of same size and species as those replaced or as otherwise acceptable to the Consulting Arborist. 2. Plant and maintain as acceptable to the Consulting Arborist. 3.06 HARDSCAPE INSTALLATION WITHIN TREE PROTECTION ZONES: A. Electrical conduit and irrigation main lines should be run under walkways, within stone or concrete subbase, and should not cut into native soil within the Tree Protection Zone (within the drip line). Drip irrigation shall be installed within the Tree Protection Zone. Lateral electrical lines to individual Iights, should be installed as close to the soil surface as possible with short runs from the main conduit. B. Electrical fixtures, housing, and irrigation valves must be installed with care to avoid cutting roots. Digging must be minimal with excess dirt removed from the tree preservation area. Do not cut roots greater than 1" in diameter without the approval of the Consulting Arborist. Roots greater than 1" in diameter exposed during excavation must be cut squarely at the edge of the excavation with a sharp saw or appropriate pruning tool. C. Install walkways as close to grade as possible to minimize excavation into the soil where large roots and areas of high root density exist. Backfill with loose dirt to the minimum depth necessary to achieve a natural look. Mulch if appropriate, as directed by the Consulting Arborist. 3.07 COMPENSATION TO OWNER FOR TREES: A. Contractor shall pay the Owner the value of existing trees to remain that died or were damaged and required removal because of the Contractor's failure to provide adequate protection and maintenance. B. Value of existing trees will be determined by the Consu Arborist in accordance with the evaluation formula set forth in "The Council of Tree and Landscape Evaluation Guide for Plant Appraisers," Eighth edition, 1992. C. Any wound or damage to a preserved tree constitutes partial injury. These include, but are not limited to: Any cambian tissue damage. Unauthorized cutting, breaking or removing tree branches. Unauthorized cutting or damaging protected root zones. Soil compaction. Toxic run -off into tree preservation areas. D. Partial injury will be calculated by percentage of the total value of the damage ree. E. The loss value penalty will include cost to the Owner for loss appraisal by the Consulting Arborist plus the cost for necessary damage repair. PART 4 - PRE - CONSTRUCTION TREE CARE 4.01 PRUNING AND STRUCTURAL SUPPORT: A. All trees designated to be retained within the project limits shall be pruned to ANSI A -300 Pruning standards with selective low limb removal, as directed and approved by the Consulting Arborist, where required for construction clearance. B. Structural support (cabling) may be required on specific trees as identified by the Consulting Arborist, to National Arborist Association Standards. C. All therapeutic care recommended will be directed, inspected and approved by the Consulting Arborist. PART 5 - POST - CONSTRUCTION TREE CARE 5 01 FERTII.IZATION!AERATION A. Aeration as determined by the Consulting Arborist may be required in areas where construction compaction has occurred. B. Deep root liquid injection fertilizing of all trees retained within the project Iimits will be required following the completion of construction to National Arborist Association Standards. The timing of this fertilizing will be determined by the Consulting Arborist. Prepared by: Bob Mazany ASCA #133 Consulting Arborist Robert Mazany and Associates P.O. Box 1305 Beaverton, OR 97075 (503) 646 -0897 Resume ROBERT MAZANY American Society of Consulting Arborists Registered Member #133 American College of Forensic Examiners - Diplomate Status The resume of education, training and practical field experience listed as follows is in support of Robert Mazany's qualifications as a Consulting Arborist. ROBERT MAZANY & ASSOCIATES Beaverton, Oregon Principal. 1988 to Present: Tree and landscape consulting services. TREE & LANDSCAPE CONSULTING SERVICES, LTD. Portland, Oregon Principal. 1984 to 1988: Arboricultural and Landscape Consultation and Contract Administration. TEKTRONIX, INC. Beaverton, Oregon • + • .6 : 1 6 ill ill U. intenance Manager. 1977 to 1985: All aspects of construction and maintenance of 600+ acres of industrial campus. ARBORICULTURE & LANDSCAPE CONSULTATION SERVICE Beaverton, Oregon ,pelf - -Fmp1 rf for sailtant. 1975 to 1977: Consulting projects in landscape construction and tree surgery. CITY OF EUGENE, DEPARTMENT OF PARKS & RECREATION Eugene, Oregon Horticulture & Forestry Division Manager. 1960 to 1975 TREF. SI JRGERY & LANDSCAPE CONTRACTOR (Texas). 1956 to 1960: All aspects of tree work and landscape design including installation. DAVEY TREE EXPERT COMPANY. 1948 to 1956: Ohio/Texas Line clearing, chemical brush control, tree surgery, and large tree moving. MAJOR CONSULTING PROJECTS COMPLETED/IN PROGRESS O City of Portland, Bureau of Parks - Pier Park - Plaza Blocks - City Hall. O Nike World Headquarters Campus - North Campus Expansion, Beaverton, Oregon. O Westside Corridor Light Rail - Portland to Hillsboro. O LDS Temple - Lake Oswego, Oregon. O Mentor Graphics World Headquarters Campus - Wilsonville, Oregon. O Oregon Department of Transportation/Washington County - Road Improvement projects. O Neabeck Hill Development - Philomath, Oregon. O Metropolitan Service District - Washington Park Zoo Renovation/Expansion. O State of Oregon - State Capitol Grounds - Oregon State University - PERS Building. O Clackamas County /City of WilsonvillerTualatin Hills Park and Recreation District - Park Improvement Projects. O City of Beaverton - Road Improvements - Library. O Miscellaneous Construction Projects - Oregon and Washington. ROBERT MAZANTY Page Two PRIMARY QUALIFIED EXPERIENCE AREAS O Tree Preservation/Protection Specification Preparation - Supervision - Monitoring. O Site and Plan Review Related to Arboricultural Concerns. O Therapeutic Tree Care Specification Preparation and Inspection. O Tree Casualty Loss Evaluation. O Tree Risk Assessment - Hazard Tree Evaluation. O Expert Witness Court Testimony. TECHNICAL EDUCATION O Texas A & M University - Horticulture O Oregon State University - Horticulture and Forestry O University of Oregon - Horticulture and Landscape Architecture O National Arborist Association Educational Programs O American Society of Consutling Arborists technical meetings since 1974 O International Society of Arboriculture technical meetings since 1961 O Western Chapter of the International Society of Arboriculture - Regional and annual technical meetings since 1961 O Pacific Northwest Chapter technical meetings since 1980 O People to People International - Member of Landscape Horticulture Delegation to Mainland China - October 1985 PROFESSIONAL MEMBERSHIPS 1978 - Present Professional Grounds Management Society 1974 - Present American Society of Consulting Arborists 1970 - Present American Forestry Association 1961 - Present International Society of Arboriculture 1980 - 1989 Chapter Representative to International Society 1982 - 1983 Pacific Northwest Chapter President (two terms, Founding Member 1980) 1998 Member by Invitation - Diplomate of the American College of Forensic Examiners GUEST SPEAKER AND /OR INSTRUCTOR O Pacific Northwest Chapter - Certification Review Board Member O International Society of Arboriculture - Western, PNW, Ohio, Atlantic and Texas Chapters O Portland Civil Service Commission Arboriculture Interview Panel Member O Portland Department of Parks & Recreation - High Climber Training O Oregon State University - Horticulture Classes and Short Courses O Clackamas Community College - Apprenticeship Training O Lane Community College - Horticulture and Forestry Classes O University of Oregon Landscape Architect Department O PCC (Rock Creek) - Horticulture/Arboriculture O Oregon State Extension Service Short Courses Additional project or reference information furnished if required or requested • . TRANSMITTAL Harris - McMonagle Associates, Inc. Engineers - Surveyors 12555 S.W. Hall Boulevard Tigard, Oregon 97223 Tel. (503) 639 -3453 - Fax 639 -1232 DATE: g/ TO: JULIA HAJDUK CITY OF TIGARD ' 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 PROJECT: , 6 % WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS: SHCF DRAWINGS SAMPLES CHANGE ORDER COPY OF L_E i t ER PLANS DATA SPECIFICATIONS MYLARS OTHER: FOR YOUR: 41112% COMMENTS APPROVAL USE FILE COPIES DATE DESCRIPTION REMARKS: t _4619 / 1 ?el • c■ - / - .4°' /",, d .Z7de;o SIGNED: / • W,(0 tn i • ESTACADA NURSERY Telephone (503) 630 -7335 Fax (503) 830 -2999 26100 S KINZY RD ESTACADA, OREGON 97023 !'DICE /N CIouJ) /2.00 /2.00 CoST 7d DEG S IS, 0 0 COST To PL4t 37 00 /S 0() 7 A/s?0,' S.0 7. vo 9 1 TO P'iz T .2s /600 o0 • • i , . .4. • N In N In N � f 0 0 0 0 0 ,dIIIit N M V �Q II hi R 1 s r• ��•� i 1 11311111 s g u1 `� at N vl ul Li M 9 9 '' \� r '1 I lit ma p I n b+: 1 ki i ; 1 III me : , .. E 9 ■ Ii ior.: mir...z ...a._ W ' 4 .1111111 .0.P.1 U ao t 3 a v r i 1IIi S `� ° • 6661 !,SliA Yo I ruwaltit lib lit Ill Nw 02111 0 • it. . luvror it :I i• l Ipir 1 ,oR ! i ! l '.. 1 'f 1 5 5 5 5 I? It al o oSce7K I 4...... . ac�lv°�u. v� i i / S.W. RIDGEFIELD , ' - - -- LANE / v. t..7:11/7 --- \ \ 4 g 1 ..ua awx.�s iw. 1 2 3 4 5 6 I ) 1 igg§ I = _ 11gW I La Z f ROAD A —_.... 7 — —I TAX MAP 2S -1 -9A0 \ TAX MAP 2S -1 -9AB 1 Z 1 < . TAX LOT 400 3 TAX LOT 100 8 O p � 1 ; J 14 13 12 11 � (3 I 9 __Z_ —_ I3 \t)-3: 4.4 I y — I N/ 1 J 4 / / 15 16 17 18 / / 3 10 / `" i / „ / - ___----<i t a I E 4 41110„ 5 11 7 — — S.W. WILMINGTON LANE ■ . '111: CE i 24 23 22 21 20 19 40 5 1 % TAX MAP 2S -1 -9AB TAX MM 2S-1-9A8 TAX LOT 200 Z TAX LOT 300 39 i ,- . Lk” W 25 26 27 28 29 30 / . E /'/ 38 - ROAD 9 - - -� TAX MAP 2S -1 -9AA N O - __ - �/ TAX LOT 1201 W E R 32 11 31 36 37 — s fl W • FORAN ICT 12 1 TAX MAP 2S -1 -9AA • TAX LOT 1100 TAX L T 7000 35 25 -1-9A8 "" .e.:: Q 33 34 1 1 / :, o..uu« �,,. TAX MAP 900 1 -9AB 1 TRACT A 1 OPEN SPACE .,,,x. -- . • III - I IL I 0 ES • / III 3 I 8 I II I I _i, /' 0 \I • -" - - - -- ° STARVIEW DRIVE "----- ---- 1- •--- •------ ---• -- - - -- • N r 1 .. I I I 1 /../ °- �—+ u. 1 1 I I I (, w • - 1 0 _ - 1 9 I I 8 I 7 6 1 I 3 3 I 32 \ ', } _ I In 1 II I 11 I Ila II w U /.''' In II \ 1 11 1 1 1 11 31 I IA 1 1 I- I- -.�..-- ., III J I 1 1 I • • • ;I 4 , !f'r NOISMitl i$31V1 U0.4 ON13VN1 01 H3fl - - Ec►c -aro (cos) :3NOs i T110 431 - - Si - MOMS - A311 ' 11TH c9L9 -tote eo • axfvou r 1O 5wigt NUr 0601 111E1 J!U 0_11V11 21.11L11 MID 0!d U4SIh1tl '1 037173/43 TAM 1204 'MS 9roLI NVId 133!>11S ONV b 6NO.LSANf19_SN33N15N3 •a 1V)d AHVNwroad wo ta 'sain�oss► nflnlw�roe S188111 AMMO 0091 199 :Hd ►OC10 00031 ''d 7043/2! / Y 7A • ri 'N'o'r 0900 0314 'O loses 129 7 W414 S.W. RIDGEFIELD . _ 8 N me Sn' mi 00 so' 'r I ._. . - - LANE 1 E :. ' PIM J91.U1 r111 4.4H. - ` • • SA 141180 SLAP • — 51111>M 07511151:8 89517. — (1) \ 3 — 1 2 3 4 5 6 I I I - I ; , 11 Y `1 1 -. 6,612 sq.fl. 6.62.3 INN. 7.93519.11. 7,6611 s9.I•. 7,:1111 sq ft. 10.579 sq 11 1 --- 0- - - - ---1 I 1 — I 30• S9• an' 34 , , 57' rt ROAD A _ 1 z TAX MAP 2S - -9AB \ •0• 7 1 TAX TAX MOT401 -9AB TAX LOT 100 1 r / � p p a NO I 0 8 1 I.e79 .•.q.R. I z El 14 13 12 11 . r 5.010 sq.t1. 5.010 sq.11. 5.0411 eq.11. 4,970 sq.11 1 M+ — - - I J 1 . 4 % 55 53 I a 9 Z_ 13 al 1.718 -.q, Il. c 1 vi' 1 I � / / gi . 15 16 9 17 'g 18 IM h // / / • G11 p1 5 , 117 oq.f1. 5.117 sq.ft. 5,117 9q.11. 5,047 sq.II j ~ 10 wQ • 5 e • / / / / III. x1l�s S4 x' 56' .fe• •/ l I \ i / p / 7 ti TT- S.W. WILMINGTON LANE - -- - - Y _� / i+' li I I I.._i__. _ -- 1 el • 52' .. 52' 1 52' Sx• 52 yo• ,�� '\ 1 % / e u 11 0 !{� I 40 P I -. s il 3. 24 o 23 A 22 x 21 1 20 s. 19 `' 5,665 30.11. 5 I / / 111; 11 1.940 4,940 39.33. 30.13 I 1 / . 1,910 sq 11. 1.910 10.13. 1,910 10.11. 5,315 sq. 11. V _ / / 113. ) I TAX MAF 2S -1 -9.B / 4 TAX MAP 2S -1 -9AB 52' 5x' TAx. LOT 20032 „' S7' . — / TAX LOT 300 39 / / I 5,905 401. hi • 3 25 o, 26 1 27 x 28 n 29 :R 30 1 81' , / 4.940 sq.ft. 4.940 !Nit. 4,940 sq.ft. 4,940 34.11. 1.940 Eq 13. 1,921 30.13. / n 1 38 r 15 II 57 5 2' 52' 52' 1 52' 9' / 6.000 19.11. rI ROAD-8 - — ; / — —r -- - - -. . .. — 91 TAX MAP 2S -1 -9AA : I' 1 1 6 TAX LOT 1201 I/ ; • 30 - 37 •5 73 54 �. Ss ` - I 20 b `' 32 q s 31 36 37 //; - • - - -"'�� 6,671 ...:1.11. Q C — ss]2 eq.N_ -- 7 'pi w 1 4 .._ ._.. ... '7.251 511, 1t. `•�•. / � /// 1. 3e• - \ \*.;;... ( "� /i ......"1.1::::::-..." „” • '- FORA � _LCL -12._ 2]' 27' 73' i1• .imm 1x,57NU ;. "'l TAX MAP 2S -1 -9AA h TAX., �2 - 1 - 9AB IA. - I ..• %/ • • 91 Eq. #IrU1f R1 UEAK 1 '01w01A91C. TAX LOT 7000 3 5 m ;;'s ` ' "4' TAX LOT 1100 I 1I j ; ' —Ex. S3I M DRAINAGE (1M3. p p � TAX MAP 2S -1 -9AB 33 34 I ( 7,779 s9, It. 17. - 1 , i rC;i �II TRACT A p TAX LOT 900 R 9,006 sq.fl. 6,189 slit 1 d ....k I OPEN SPACE •� .59,9RI tq.lt f ; - b 1 I :1 205' _ _ 1•FRE3f511 . ' �•" • 1• 01MAI E • � - I I I .. .. • I _ I 0 ESI � I � g .,•': III I wp00Fp I /to III _.- EX. ROCK USED F{1A/NEL .3 I x1 I 5 I I / i W s \ y.. I F� 1,-0 -:: \ III A I 1 I I ii , o � 2 2 3 : ' : ' s 1 I IF O- • 1 I I I I / II I I I I / °- a 1I 1 I I I f I f 1C • '\ I. _..... .-... .... .... . -I -- -,- - -- -1;T - -• -- .- ._1.._ - - -- .J-- .. .. y— 1.- s i 1 / . .. -• - S W STARVIEW DRIV - -I-- - - --- -�- - 5 y — 4 14 il ' / / %'1 1 \ . \ I I I 1 \•',, \ II / / / � / 10 1 1 9 8 7 6 33 1 32 \ 1 1 j 1 I IZ I / N 11 \ \ I I L J a • 1 r 6 • r — 1 -- 1-- -- 1 — 1 - -- --- - - -- -I I• \ -- 31 1 31 I I // 1 N 1 I- - --} / - - - - -- - -- - I EIOST. 7.0 PRIVATE I � DRAINADE EASEMENT I I 1 3) I I ,, I • • • • 1 ..,:11" • '' .we • , ti • , • . . ' I Plrig, .' ;', ,' I litliC, ' ,*H. ,, '::: ', ' .' ... : . .. • • . ' i ! f f , . 's. n; ■i! • , , ,.,, , „ , SO I 1 1...... • 1 • . . . . ' W .. ' • I 1 I L. 1 v , . 0 . : ,. ........ p r.... . ilc x • .2 . --.....„ 1 I 1 ii . 1 - +1 ....-- ---- 1 ::.::::::.: : i ::: ('7 .1: : - - • • t • I - , 17......7i 1 ... .. ± 1 1 I i fr■ .4 1 ...},, • ' ,.. 41 ,, • ..,............., .c...... ......_A- .. ,, ....:if,:.......„1...••_.... . 1,..h, 1 i 1 J .. I . ..1... 1 0,,,„ , ....k, ........4" k \ (3\ .. ?:7 - ' 1 \\ ..v. 1- - - - - - — - — _ ci. _ .... _(..--.: ._ \ .. i . ''.. I -1 - ..• 1 .....,. ........- •i 1 ,l' .,... •• ....... I" • :::.--. .-,.:•^. :.414-:.: •".." Ill ••:,.i.,-:::'.7. . . ... ----- i•t:M111 • ' \ 1: ' 0.- ' -'217.- e ''...."..... l' i \ I \ •• .._. . • _ k:... ...,... , 3A180 M3u41 IS MS . .‘-^- ..--- • I ; • .- 71- 4---..'s.-'- - - • . d-1.1. — .c- -36 • 1 " " .--,,,..k ''.‹? :i. • ; 1 1 11\ oi 6 , \ ". I ,,, 9 L 9 6 , .i , /:.. '' i ....,... I ,I., &' ...*' I.. ' . • - f--:I- ---- - ' - t • 1-..:V- :-.:':. . '‘.. .. .. .. -- , • 1 I I 1 1 1 , : i .. .... : ..... ill t..1:11... ,:,.....-',..-.„.....-,11 1 i II, I l'')-- . . 0 01 . .: . 1 . I I I 4 1/ / 1 4 ;.*::::::: - .1_._z_._:._..1..-4-. ...1.--t .',„..--:-..-- • . ' ' .0.%, .--A • ,-%-. _ ..i •- • li ,e, #',,,,11 i'• 1 , • . 1 .1: : .:, f . 1N4 r 4-11.1''''' 1 i I- ' — • i t - ' 4...ir..- • - • =--' 7,--r74-4.[ 7 „, • 4-, • .' ......_:•-• ::...••:.-- ,•;,--::::;:. Cad lc i I, . ... •-i,....g) eg----- ....-- • • ., ' - - , 1 . ,.c,... 1 .13 ,, " .."-•"-. -- . ......z.0.1.;--`. . ',,, , IIII .. •.• -:=--=._ ---.. .----''','' '..--- 'ne .." . ' ,,k1 t!„; . 1...........; 4 .' ' ........ ';./.. , ......,....;;■•-"."-/ i I I iii .! .1 ( ...... - ....... .• • ' , r: 9 r,....:.-.:•--. j i : ;i,r III 1 , b t g - ---- ........... • - .. . ,5,. • ,..............• ,,..--, 9 91 1 : i ...,/ , :; ,. ,:,....,..,..,. - '... ..,,,-;,...., 4 l i s •••••• -- • ••• .......... --- --- -lif l. ":"t --- ... :4 - . ....,._ . • .; I Mi I 1 1 ir _........ i .. - - .. . , . :: ..,...,,,......,„..... , , iv ,. -... • ••••:::::.:::. ..... 1 - .•.:•:-' . ' .. - -4 5-1 '•':::'''. --- . 4 :::..1* -' ''.... " )1 14 °I. , i1I II to i . t ..... ... - -,-::....„ ,., ill ,',• ,,, ., . . .7,- ...... .. ---...- . ..... • ... . , ... . ...,...., . „ ! 1 4.. „.- ••':...• . -:......, / „/,' 1 . ---- . .... ................. ... . ....,:-.0- , ..,..,- 1 , ..',.... J.,: ,... -a • . : i ,: „. p 1 .. _ • 1. .. . - ,,,.. --i:7- I .. • • • ./../....., • , - -.-G ,, ir.:. - ------0--- --- ......pr.c.z... :dee-. .47.4 ,/ 1 ....-- •• :•,. ., r ,,„ ...,. ,. - --: •• ..,,--•-•,--- vaiws Ar 1 i e- i - t:r.:..1. . ...,,,,, • • jp- # - — /0 4 0 ,0 ,.ois •••• 7. : .. ............ : i :• - • ; , - ,;.,". A r , . d il 1 ... ..... - ---•::.- ' :- ..,,,',,. .,../,. .' J'r :-, • -;'.-C . / ::;:'• .... ... ............. .. 1 -..-...:- :71- 1 , 1 .•.' • . - : ..... ................................. 7' . ''' ...... ... frzeordwrireser" .. 1 , or, )1. ..,... i l 1.. .._ --. . 7 . :'..V; . .. _ ': '",.......#-,. ' • .(41 ....* / / ' / 7 . 1 . ,.... ,r, , ,r4 . . . , ,..,.- 040 47.1#001k.voltai6 • $ • ' / . -: _. d f r e m r. ) 14,74".sr•,.. • -", /I, , , I s , 0 . - ; , ; -, 0, - / • • . /8 ,......,,,,,..,... 4 711., ' •, ;;;.:. I.:. .1, "7 '---' ''. 4 : :: 4 .0 4 1 TOr i ;p ) • • ' . I ...... _. ...L. lizy, /01 ./r/ :e • A .4 1, . ../ ./ 4* * . hofr . ) A, r ,... ' / i • ,' i; INN' ' .--.. - . - -- ..... - --.■%... ,. ii /:'' '''' '!.• ,. r .1,: , • ...b.,F, .., ,..::::—.1..„ ,,;%. - ' . - A AY ':.- . .. e4 , , ,,,t5r,: 4 " . -.. , V Z . Ate ..i 1 ... . . .. . . . . , / • • - • .,, , , ; rfe II • • • 1.g • . --- — ' 1 .7' , e ill 1 h A •I ":, ' ' ) 1 A ,/11 ..../ // ' / • A6r. l. ''' / // Arr i '. I i '' / 1 A ' / / i•-• • 1 V I '""-•"''''''' • i• 7' ./,` ilt-- , /- 1- -- • .--.•, ...,'.. ./ , . :::,:-:,...,"""‘"* : . .. / / /i ,.'...f. ../ : 4 ., liras • .a . ...:7/7 H/i.. -../4/--. !---i 7 /- 7 I --/ - I - I ■ / / j i: ::/ .. ./ . 7 , / , ,l-i'Ll_.- . ; 1 / . :S ( 1 1 ,....• i i .4 i f / . -,' / / i ii e , ,.,, , , .. ( I / /i / if • , i 7 ,,,,' iq ! pe ' 0 ... „pt... ', 4 1 • '. I I ' It • - : 6 4 . ' t. '; T 1 1 'I ..i , /..: f i o• . .,, / ....i .,,:. 4, / / 1 / T 41 1 , .. ..... ., . , . i „', 1 • ; ',Ore . . 1 ( ' I i i 1 _ r 1 ,o4, e Al . t.. , ... z . • • \ t oi , 1 i I fa le . , • -4, i ..,04.i I.' ** , ..‘.t ' 11 i . ... / ....ee.,; .. 1' (1 i / ; i I r 4 'P i 1 1 / Mg / I ,„ 1 r ! . I ' • 1 ' • ! 1 1 \ , I 0 10 i i ! i ! i : 04 i ( . I " *I i . ,,..1. 1 1 . , .. :.,, : . l: , i l Iv I 1 1 11 -I- .. v ,, It , , I i Ip. r , 1 . x ...._..d .L._..._ 1.. i ii 1 1 0 e 1 ; lip \.11 a i ,z1 Icz 1 .1 i k . 1 , i \ \ ..........'. - , .... , . 7r..-- ' \ '. \ ', ''.',.• ' i i .. I) r . 1 1 , 1 II: 1 11 ' 1 1 1 ... v.: 0 . . I.• 1 ,.T4+- --- -",---,:.:..- s, ,;:.•- 1L,-L,• ___,•q____:,_ ___\ _ , '.., t • il 9 f. .' I ' \ ''' \ \ • -., I 1, i I , i.:. ,..:: :: ............... . .,.. s. • ..'4 • .:I ...... • • ii . li — I I TIT '‘'. .- H ! - - .-',.--: -L - .:.:-..:;:-`:•„_.:•,„,, 1 , I Notititrom4\ • $. . .. ,. --: .... -. ,. ' • . - 1'1 1 .' .•, il I 4- nyv.i- - • '', . - - . - - - t_ ' • • •,, . Aiti.. ifiln-via.m.ram \ ..:?_...i. ,. • .,-.. • ----- , . -,---. \ . .. , \ - :yk a I . ' '.. 1 ...k. . ., , • .•:\- , 7_ : 1 ' I or n . ‘X ' , ... ^ • .' .. • ' ' • 1 :!. kW. ' • ..1 .„J __ , I P , RL . • 9t L i. • I il ..,.t I i,,,.. ,— ,••:- -••- -41 IP . \ ...• 1 \ '.. ilq \ \ \ \.• ''. ' '. l' ' ' \ • . ...., .- ..„ i I \( ' \ kl ' . .. k. ,.. ....•. ,..,\.,. .„ . .... ...1„..\... \_t\......i_i_.... 1. 4' 3 ' % 22. Si ■ 0 '1 'I ':, fa '1 . .... I . . , • . • \'' I I r9 l'\61 i . Ilihs; • . . ,, ti, ,.. ..,.., im ,,,„,,,,,„;; itlak.,.. ... •-•i -- ,. k...... 11\1 .. , • "III a ." • -E. c . 4% • .. . .... lil ° sii :Olt* C. - gok : \•,.. , -... 1 .. • 11 11%, 41iiii .,, AKOt s ''.. I. •.'' , •. ..... .... , ...‘ s ilit ...: ' \ \ • .4.16.—. IrAr 16 \‘''''' '''' , '' 'i ... \ \ ' i \ 1 1 ..,.... - ..: " -.- 1 111111 '... „ 111100114;111 111 . \ •\ ‘ , . . , • '''CI ' ' • \ s \ \ . .,... , ./.....A.--.1e19.41,41Ar e * ■4 °," %\ . l ' ' . 1 ; i 1 .. , ' lia- fr417:11#,AWP4Jr#, 47 A1 I I I I i I ( ' ,1 \ \ \ \ \ \ \ :. ...7--- .i Y• . n!.. a 0 Av A o e # ,rdr, v :,,:,., i 1 1 , 1 1 , d ..■.....„, , , , an eisj•-..., .. ,.. . ....., .,, , ; \ '"* -______---...........,.. . . ,. . - ; __ ......... . _.... .. •........ . . „.,.. , ,,,, "AS .. : .. -----' !-- .. ---- ... ---- - sz...Z-...Z• , ,,.,,,, .v,,V,,,' .. 4 %Ittaile...................: • \ ! ••• \ \ \ \ \ I \ -I' ... ,,, . „..•••■■.,:m.,..mt-,■biuman›,‘ \ i \ I ••■7 ,„. , -- - -:*--;.: . z:::::: .::::- ..:,' ' "` • '‘ , ' ' 6 ' \ I I I I t 1 "•,: - -: 2 :". ..,.. , ..-: .. .......,■ .777' ................ "".+" . \ .....A. % AV'. ',I i ' I • I ' . . p . : ,. piii......_ 4......., ...............,.. \ 1 I 1 ';'''' • ' **- - L- III' I t . ' : -%":":---:- • . -..›,' •', '''' V.I.', '-' .. .. ' , , I , i I i I 1 ' - . --'m*". 15fteo l. ""4 4 C "Iii .6 ' l '' 1-17 •' .' • • \ I 1 d ' I 1 t / 1 -,,,,' .- • .. '' ...',.;;-.9 ‘ ‘ ,',I v ..... ... ‘.\ ■'11',10% I , 1 ...,.. ' Ii4-, , 14 7 . "WI_ :::- '..-• '..... '. . • .• " .• '' • - - -.,-;.- - .......... - . 7 " . ..:::::: . :N.s'A..:A;;A\ \ A\k‘■'.1'. \ ', % A\ ',, I P 1 . 1 ! ill 1 : 1 ,. ..,,, • .., ... rt , Lt ... - -■ . " 4: :14. :. : • :- . ‘.."4:: '..\\.. 1 1 i i 1 ::. " .• • . .,...._z_ < ° -.Z .... • ' .. i * ' \\\ '■' 1 1 1 ( gz. . , ■E ii - 11 , :fri .. I' ....9F : -, - .'..,' - -, . ... \ *V' k ' It '''..'. • " - 4. .....4.4P. VO !. c [ll .. - • ..... .- _ X• \ \'‘'.,'' ''' \ \ . ... ....- ::•-:'''.....:•••'::::' .,...: \ .... V .. 1 T • ......--- ....- . - ..- ..... .. -.7 :7.7•■ . - .... • . \ , --- pg 3+ ... - - _ -... - ..... ...... _. .....•-.. ... ' ; 1 1, 1 N i PO 1 1 1 1 -• , c.,.._ I Z M 1 1 I °6 11 . - S t. 101 II 41'._ _ lit •§:§ g g • h'i 11 1411!1■1101 • N h 1 ; . ! i g $ g . ,,, 1 / 1 ... 11111 N z a Iratk g Ui DESIGN ____ 41 isp RA YEA/ R/Dof ovm loon* C P.O. BOX 5930 SALEM. OREGON 07304 J.O.H. ......_ —____ PH: W-581-7890 ORAwN • • -- Q i PRELIMINARY GRADING AND HARRIS ASSOCIATES, INC. ENOINEEITS-SUFNEYCRS J.O.H. lv 12555 S.W. HALL 8LM. =ARO. OR 97223-6237 0780 , I. REVISED PER CITY LETTER DATED DEC 17114 1999 J.0,H. 1/4/T (II TREE PRESERVATION PLAN W.LIA0 8tV. ancoonos PHONE: (503) 839-3453 MI AMMO_ MIL REFER TO TRACING FOR LATEST RE _ VISION • . . • , . . • 4 . • 1 11 *1 1 lc 1 1 1 - --. , 1 — • \ _1 1 131 ....- 1 I 8 . 1 -1 - 7 1 - N . ). , ..-- , 5, L I z __ _ _ _ _ \ I .• ,- I , ' ›I I I <, --- " ) ( - 1 -1 I I I I I I (,)[ \\ - ,• - I 1 Wu, \ zc £c 9 L e 6 \ I • _ • . ". \ ..... 7.77.7 .- 7 7 7 t- f 1 .1 ... , . .. ._ .._ _ . --- • --- . . -- • I I i .. k -- - -- . 3Al210 M31A8V.LS MS IA •-• 1 1 / - 1 1 1 1 F — — 1 ' .. • -. 1 •\ • I 1 , • \• :' I 1 i _ _ 1 r ... _ 1 II 1 1 II II, 0 i I i • 1 \ I -... i I G 1 c: -43Nir1443I a3Nn mos 1(3 .........:::„..-•:"?. -..,....---- - s ' - 61 i • (DOW I I I ' ,•••,..., - .- 00 I ' I I ,•••••:::-.•:;.:-' - r'Hin,x,ilaTi: .:.--::../....:-- V 13Vai ,:i.,jii:6 .,. tiC CC i ..„,,do valor • .. x 1 -. AO' .• •-:.:::2"::::.•..• no if, atm 4 , -- ..- -. 33 , .,. ......- 33. • --7--- — I --—•• .. A zc \ ... , ... x.-- - osil .... S S.---....--0 S • ' ' r : W41 "..S V 0 a --MO 0 . r t . , ES 1-- I m , r ----- N 0 i 6Z Et Z L. Z 9Z g Z a ....... • ...- . ...- .1 ..-- i -- i -- .„- c 6 I. 0 Z 1Z Z Z CZ 17Z ..--- t ... .-- ' • : . - .... --.. -.... - - ... % ...... _-- _ -_ - _. ..... _ / 1 ,...- 111.1.1-1-14Q1-0444.181-1-14&-#4-S-RIS-------0 — -- ,,..r .... .-- . / / '- , .... li 1 / / ,. / , * 0 l / / . / / ' , / / — 1 . . 9 L 1 9L g 1 i , / t 1 -- ,„ , — 6 rr l • —I 0 H 11 • ..c 1 i 1 : 9 --I 0 I o / I • , . z 1 r. z _ — ( › 1-- — — — • Al L M 4----11i 01084— . . . , 41 i . • IP, S —••-- A -- ---... Mys NW • 01111 —UVII o 1 Z • ,., - • . .• - • m 1 . .... _ . _ _ _ r _ _ _ ' I I I I 1 — I I g \ (1) I '11 30VNIV• 1 "Its m \ ...19. • — • [.- -Av.:LT= iiiitill - ifi N i7. 1 .. -- ...., , I 1 , ......../ I A. ' /•-• . - , 1.....1 C1131330018 74A 'S / .-- -,' --- 5 i a igi R,IYEA/ RIDOE CA/A4 1001Alf CO P.O. BOX 5930 DESIGN J.O.H. _____ ___ _ , . AI i II. , TALOA. OREGON 97304 PH: 503-581-71390 1114349 — • . q i PRELIMINARY UTILITY PLAN HARRIS ASSOCIATES. OW. ENGINEERS-SURVEYORS 12555 SW. HALL MVO. J.O.H. CHECKED I. FTEYISID PFR CITY IFTITR CIA1E0 nFc. 17TH 1999 J.D.H. /4/Elt 01 0,) 11GARO. OR 97223-0297 PHONE: (503) 939-3453 W.L.He. Atv. nowynni REFER TO TRACING FOR LATEST REVISION MI MT . . i■:: , `aE ' , • • • ; • ; 1 1 • • ■ • • • • • i i: ' M1 w .• , : , I e ., y • .,4:- .,,.., .I „M.. y \° ` `�. S Y4 `ti : c },•r , h, : i , 1 5 41 ( 1'+,... 1. 0... 4.3 % : :: : ::-J'',0 4..-- � ., ' m.. - I I l j ( ril 5 \''' a te' y '.j ' �, ,�� I + \ � ,l. ' . \ y \. �.,,..`,.,`.4'I.. ,4.4 I. y � „ Ik',......., ., . •I•' '' /,; i ; II 11 , \: , 4 ,. -- ,7: ' - i ':1'' . - r A l • " -� • �. � ' ... ` • .:�••'� 7�, -`�' ,s- , �rT` 4 � �'•- ..._.. _ IiR..1.,.�. :- ,; ....h..4.,1-tit ri �rl' I ISI I i >., ,�1ti .:� .,C' • �`• � J `�,,, wi`� \':' S •d,�.,' fr JI IrJr' 5.,. h k . wTr / PP • v � 5 ., ` " .`, 5 "` .., ..,_,/ v.• ",.� •': 7'S ,','Y�" 4 4 I , l "t ` �"I� ;.1 '' r r1:'r r t rll :!: �R &�#'IS; ,� 2:•.11, ..... ' `'�•.,,, ,R ,..� I, ,1' ,S r,,.i. � . L: " „ • r ?;! 11 I 11I, hall r "�, �:::;�:;�.` f�::''li� t • 4: "I `•..c: F�y,;,,,n..+ .: :::I. t,.:;, j9 ��1 _ -�£.r �••.,•:,: `'`•. : ,:i ce .... .,,y Y `"" , it / r •�' s'! ,: ,+; r ; ', : r I t - i ' y.., :C,�,:,,..4\. ••w,y -_„ . :2 _ •'` f : � .. :e •/.°11, ' 1 ' f1� { 1 , ,,,, . ...{,- �,•- '�.,- •.:,'6" :�:r !/ ,> '�I'•••' ' 'i 1 � ' � " ' ' \. `..,.. � .... 1 fl - ,f ' • , , '� Ii '' ii 1 II +V °"^ 'w:; -. `.,,,,' "ti'..,;` ' . � �..1: %':.•• ' • ' : ,C ' '' P • :' 1 1, 11 1 : I Q „("'• H ;*.` ".,-:'''• �/'� .. .. ; . l Y r , w� ,,,, .,,,;, -, � ".., :' x'•1''"[,,,I.;;;".'" ` ' J ' r r \ --- 1 r.J + 71 ' '? Vh .,,f { , , 4 , , .. r � ▪ .r e; Y r' a -f , ' � k r "�';'= -^,� " / � , ; . . •.. . �� ,. .I',� ,, } I '/,' ` iayi I�.,�,.. . � p V i,'� , r b :. .. -.. r { q y ` ", _ ,: s ".CtA4 x e.,• ��.' " ,I :, e r l / 7., h . , . .,, ,- ..''• ti t - fl• � • , A + {. - j ' ' / / d / / J d y 1N + , +' 1 �'ti at y. ° ': 1 •- 1 • r. �:.,' u " }i ' / f / !' `" ., • � ; .' `� - .- r , J _ 4 ,,__t_..,. 4 `.. r / : //" •' ,r Ic• " ,:1,,',, 5 1'7'i''4,t '1 • Y1''. 4. ,' r I Lp ' . ' ,,.�, ,. , ` "�. ,,, . / �,FJ ' 'r ' I r , .. / i f . ` " - .. fi;; l � -, 1 . . ,.,:r -- . r' I r 1 P 1 \ �, t ,C0 �5 a'• cr • J :A ' ��� ! { c� ' ` : fir ' ,.. yI' v c r ' . 'p, �' p '� 1, r w ' «, r ��,: ... 1. - I ti: CJ. y 4 ^ L, , M , 1 : I� ' -- :: :•; . ` .; `r • [ ' [ :" ,., . , r A4:it v .."''."1..''...:',.."'•:' " '�• ��� i , �' �, �,• ,5 ,f � r ,1'� , , `,'� �, � . `1:;•-:•`:x .I.--;-:,.--....--, '.. --""'• °A.3 + 4 1 � 1 ' % � i.l:,w .- •:F c a.... 1 • ` ' 4 1 . ! ti . . / �_..V�', ,i ..� r •IJ l ..._ T • .:1. - + 55 , f :w : : . «..•� .. _ , •�"�. r -/ ^� • '4 .`S�,SI! :�ucx:d! J,''.,r�'J . ". �.., �` `� _7�". • R' �+.t . , 5, .I^ . � ,� j Y Y \ ° . ..• . 1e w 'y. L ?.q �� i y y / :t= '." J' r , ,, , 1 . .. . + " "•. � � ., 1 `�� 1 1 \ `�, • � w o ti' "_1. .,q'� ��"•o --. `` � � �' i'.:4...,°.; r" h' � � i � A � 1. � `'� ▪ *. ,,,,�is� h 5l c n t^ ' q ,. + ; 5': '` •14 ' , , i' ,� f/ �, ;,„ �,' `� �, ,, w '”„ 7...i .." ,�f'+•- " 1 1 \ , 0 ;' • •d» Ra, r / '',, jy ., 6 Yl:.; ` • 4 5h, /; %' .. „•r : o r . d : ! �I l .i g l r , h + 1; , ,,, , rt : - . '"' '+ ,'. r 0, 1 ,t '" �• y ¢' ;,�' '"�(}� :4y'•' '•\ � '. 1'...a... r •/ J j tJ f ) {j p ! . , ..,„,, ,, ,,,-...- 4 , ' `` 6`. T�- � �• f 11 , 4\ Iti 1 Y � ''+",d'31 0 �, 4 .+,.R, � '! ^ " "_:,k ' r`��,. 9. ° jr � `"� 1 , ` r.4 4. Wil _:�« � y - • . . e l, I 1 h r '' "' � L'�I : ~` \ . ^ ; ' " �` r'.'r t'r h�j� V ° �- `` __ . r�Y • J� 1 '? "• \,\-1,,,), )).% ,' •� I/' 1 „� 'fit' ' ,tlti.• ti .', F "ft ' •I ��jj 1%,;.'.'.s.., \ "R „`,/1`'"""'•.•".� �..- '".. - � \ 1� `� :s �' .,� � � '.: • 'y -- ;.. + d fr 1 ` A 1 1 k, �Tw .--• „•. .•- 'da•••..,,., ..1 .� .. ., .. 1't a 4 i1 ` '0.. "� . 0,; I 17i'' . {, r _ Y \ , I 1 r / y 1 t 1 1 \ ,, " .._.. • V - „„,,,,.,,..,. w,...,. """�r4, r 1 "P'" ` '�G'1„ L J � .1 � c.: wF '�. ,,--- . • -�+- + i �.....•• +'�''' '' ' I h4 ..... ..rar.,.... ^._.., . .. f�, � � 5 �` { �� r ... "(,,: • 1,,,,,, a , ” w i t' r h 4 .55, ' i ' Y ” 1' I I L 5 , - .c-•- ". ., :o m ww 1, !' , ,;r'• , ..._.- A. I, ' 1 , , .I i +. ' 1: � � ••,,,..,. _ _ �r 'k i 1 \ \ JI f`.1l ;.� .. 1),...'1 '........ ,r . 4.. :",' ' r . r 'Y! •,', 1 ' S y • 4 ' '• 'S " ',w ' . �,' . '+, , .. .' u :,.,. ";,;a•r; �i• -. ,�' 11 1 �.. .., 'S +I %, ` ,� • � "'F . r' ?r ±• 8 C a � � w � � y.� : *: . C'. . � , +' i Y i.p � �' } L}'�;' I .V I I . 5 ,. � '' "'�`'� . •, ,. r�";'' �" `�• � .. I I II ' +. `�.• , >/• • ,,( fY 1 �',JI�IA ,,L a " . „ »...! A �� .1; ” + 'e'. "6,. ::�...- ,,,; II 1 "'S ,. .. ,�• � ' T � " _, I r w , J 4#$ r` ,0, f r " .- - ^_ ,� ' T ". -� h . ; . . . ... , . . , L , I A i L I S• ; '' ' "., ..,Ar • . ^• ' 1"'. `� " _ .._ �. I 7 I r � r� 1 5• \' �+ �Yl. 1 IP (f N j' ' �.u • - ° c � � 1 �, �` .,,, ' ` 'w , ` • I`_t_� I `' ``..- - ! 8'�. / � I, /' jl: 1... ' dI i '1'.' ,.,..( y ' ; i t F � w `` ` ., --,,. s -f •,��/rl `+ - "j Y ':Y:, I ; 1 Y � �� t±l -� « T - � i ��rr ','i' . , , ,, .. •'..AA � . ., 7• y � r � I;'t .. / f " . , rr J r !' / „ � ••'� �, � � , � i w °� 1 , Y , , y 1 R t z_:„,...„1., • : a y _ II , i l � V!1f , n ' #, 1 " t 'i: : : „ r , • ' :` 00.. .. ;"L' � I . ! # If , 1 1 11 • / 1 � � - 10 . ,,, •. nr y .. .. . ▪ �;, am' - '+4 .: , .�,.. •1 , ', • r q l r r' . :.. ... �a�, 1 , g ..A 1. ` , : , ,'1::::]_ ; ,,-.. : • �.. _� r j,; 1 r r ..- \:‘;:p.:1•-::::,' - . ." - 0 ) : . .1, y , ... , ...... .., ..". vr 'T ' ; ; '�'� • },�e.rAr' y � ; � ^' , �� ¢ . , 4 � ilYC %� � f I'.i'•'" • I � ; r ' : • .� - � 1. �+ T # -711•! A:1 1 _ ■I GP , r ..�: , ' : 4.: .` t ' • �•. `.: •, ` ,,;: y - , ,. , ,. ! �r 1 \ , — p, �,'I , 31.,+ -.. "7 • � u ili 'itiiii,'„ •' #" L w `: � `� ill 77. ,! • J + ; ;. ' iJ Ff � � 1, , inmata j 1 �I • . vr# if - 1 I ' ' y . , a'sa Y 7 =:i ,�'�j� ' : F • tom I \ „ ^ ' " ' i I 1 ' wl • '� ... ,. ,' Y:rr "t' ....... 7 :�.. ] 1 1 ��' •`,4 i -w'` „: ,.• ,c + ? + + ' '+ � ....... � - i.d I �' tt I �I�'l ,, q ,:t ', . k` CS:�.. : 11' : ' .-......,,,,MI : "� w.� • _ ,. � � .% � �I �' .......,:,,j.....::,::::.,—„-z,--0,,...„...,.... - ` � :1.. ` `, .. ,• yY ` I � !p ' 4 �:. t r ' l I d # 1 +, 1. �' l i l y ', Ir ,'�ti �' ?''r' ' .,. t' ':: :_' . f /` � � � J � =."-7"-.-"`",."--s.'1:-..---'''- a , . 'y '” ..," 1 ' I , �J1, I, '` - I ; 1 ' - .+•".'aC" �• `! r { `,, , -wv a 1 1 r / rr1 ��: l �� _ _ . f a. " ▪ . -.. + + �r4,y ° vi' r . rt lrlr': Fri r 14 �f - " --. ..: e•-.,. "r�.. 6�1C ,_e "`,, • ' �,R / q 4 , i i i Il III 'VI. �' 1'�. "..".Z...44:::::;.",:-^,v7.7.::::::1 `` '' `.. "," "� ,^'T • �r r r 'w., .. ^•,.� .., , I •..,. r ,1 { 11 '•1 t hi k, V rx •,,t . a„M A. ' lull w., a ,,,, / J I , ,, I 4 , N ` �I Y & dL t a .. ,u.,, ,, • r. l I � ; L` 5 - . � f � t I I K , — m.,.,,.. + I SG il'•t� p.,.1 C) ; i "". , 1 .. 6 . ! '' I t� I ti , 1 k ) - ti ( 1 1' .. fir' I h` 1t 1� ' 4. \' ;;F:... - --• N � -- : . ' ; . . `":Ik > t �1 ,1.0 : 6 -:::: - .7,111:::73:7::::1 , .V4': :.; . . L `' _' ;I . �� l il l h ` I 1' 4 5 ' \" :.,1 I i t 1 - . ',..�u : :: :J,c + 1 " + _...,. ' -. : .1--\.1 ' ),.„.1-,,,,,g,... ' `( Fl ,:..:'" i % I ( II ' I� V " \' •. ..0 ).. -... 'I" 1 x 1 • � ..,_ Y . . — .1.7... 1 t a `4,, t°_" ". .1)1,4 -. --,, . 1 J` ` .� . ° i133 ` 'Y� y 4y •. . ."" - ...........\ , :'1 4 y I r h 1 I / "� - 1-,-- � I $ a ! • �' 3T a I �' K...ul w " _.... • Vi tu ^ y ,.. 1 � . 1 �1 / -1---- -17:-.7;; / V . , "r ye a^ \\2,1: Y ' l • � ''r ' I :' „; Q n .,� 1 ro t : i " . ''! M \ } 'w / I w I I ,.., :? / ,/� { \ ,. -----V--: :Ir ' r 16,0. Y /,/,• `n "�` I 4 •CA. �.ry; �5.,,"„,... . .. Al '^ -••.. . '7-• 1 . ` • I ' r y' ) ,, � • '�"•- , . ,, ..... I .,,1. , / ,A t ✓, ,� r :,,:i: c . N , ... f/ t :. 7. 1 �;. j .,•,.. •,, _ 1, "" .r / ' �' f ` a 4 ( - . -..... " / - [z ,ate • - li : S: :°:;::1 ti' y1 ..., , , - "rs.1- �/ .."L • r !'/ 5 1 �"':r', •� �Ak ' t : � ' 2 � .' t k '-1- ''''' '. "• l ili te ' *', , , 1 . x w ^ t �. � • y � \''+., �� r '•r• d ma• ' 2"' I LL + Ir= .e• - :::'° `'?�';, -? Fa'.I�''^''- 1''- -.1-,i11-11- T h `_'- .. „r ., ,+' � 1,� `, ,,.,; �„ ,• Mme }' ', ' I `•�., ',.•?',%,�)r 1 r.,'. '•.,:` �''L ;' '.'C. r " e , Jry 1,,. -. - , / .0 / ';; ( r ` 11 ; .11 �' "' • y: Lr ,, I ( I • •r,� 'S.;l y� 10 r f' � / .,..,„, ./ . ,,, J # l • ,, r , ' , 5 " .,„ +/� 1 I .....h , ,.. •y '�, ,I . .. ,I` ,� ... .., ^, ), ., "•' 1 rr , r . • , ! I MA � ‘1%1! f . 7' I , ....,.,.,...... '� 1,,. r r y r ; -. , J.•, �.. ~ �... _ _ •� f,.y -x ^•�- .'' �- iJ,� � '\ ea:::.7.: .. ,,, ft 1 ir ''... 'S„.41'.• o'+' ? ." -' •••"--". F I w f r. I JIJ err' S ! ...::] "• I ......... • r f ,• ,.n..'G•., -. ,.,— " . __ • ',; r u r � r ,,..,, , . •." 1 / � "' rJ „ "':' , w !r 1 P I '1 '' I I , • : ...... r , .':.:.-' "err • - 7 r1 f 4 l � .. ' b .. , •N I , " .. } • � ' " ;�,:,.., ,, . 1 -'' - F ,,� . :: ::• mo 'I- c }1 1 y1� wl 4• I i „rY...: r" "„ I �' , ,... . N x , . . �.ir • ! l` ` ^`• 11 «� , Jt' ,[...5 , 15'.A A .. "'•',.., I "• ',1.. i..., .Y , ... .,. ''' 4 , ' ,'.• ;�I, f .a,r..,,`,rl+..,,, •1 51'i' ti't�'ii°`�".':.•,' '. ',. .. • I' ,r'..�. ..... I . . ..... .... .... ;'..4 . mss! ..,� ..,�• �.... , \ " •. � . � "` • ^.. -I ... • •u ..� . 'I�i : r.,{`.C°.= : .,. "' Ct.. L rM mow' +m•+?!;N4'yh,. C+. w ' ; \ , � I '4 5 ,�",� ,r- ' .yp . :irC '. , , ,.1' y.'Y, 1 '•. ,¢. , " • •,I. + .l ava . '0,.- ._" 71..' .� . `. I/ , ,! wow 4 . a,' . {' .JRii i„ ::y. :I ' r';.. I " rr'' .ra,...7 d:uu ,.• . T "� :.''71:::a:1. ?- :Vva .�,,,' ,".` � �] . =;:� au4 .'A lu ` "�k ;► ., •.,t'.:'I;r, t• ..C:~,:...,,,- . ",. - -.w,. ., . " '+1'•: ^.��s^ :- •` .,`` ",�+ rr . 4 1 " +R :.: y .. f . �; :l.y: �..,.., II ry,�. +� .„ -' .I ••if• /. ^ l] . '., - w,. }y; .. CLj "'`v': -7�„. IL ,'�.:' : , " W� i. _ .... Y °'.,. ". \. ��4 ...5 'h. � C "- •':� • • , y ` y u r Vr. � V • �... µ � •1, °y f,' 1 �" � ••.; ; � .r; '' ' , :;",• w� � '�1......Y � ,.,_. 1 V . r I'• . 5. ",.:,... '"4 \, '+ p, " � C'.` "g'� -. ::[p' . f = r � r 1' { I ( '^p 5 I ^,. ° ..y , 4 •'`., �';+ '4 ti, ,;* ;:+. ^ 1. -.-.• ,, :,I • �' j L... i•. ..... r 1 ) p • -III ..4 \'',• a, 5 , :; ,a" i . : ".:: •y _ - . k' ' w. jY � O _ d . j ' w \ ' �`. . - „,1 1 •"•'."' . .il 4. <. .,�" n •:r a � ' ti1 I ' +.. , � ; `'' 1 '+l !!� . r., , 4:J;;4,? .:• �s�.cy:: w;: ,,.,, . 1 'c T ;," ,• ._, • �._r .d : o#� .: a,. '' 1r •\ ,, * ,., , t,,•`".,.•. ` I w .r trV:' -r l 'Y7' .y I I ' ' 't : : < 4 . ` c v. .. •, . • � ";.:' � y , ` D ,� 't, I I I r. ' J IA+ I ! i I : I 1 b'1 r4-, ' 15'h� h I :., ,: ly,:.:, : ^,. • . . ..., ..,...:.. : •..:•!'• .: gy�p; p y,` V ti1 r'\ ,' �.. J.� : i" J .'a ,r. (k �J1 ! , I''... , , , ;,; ; ^. . , ...l :.. y��,� x1' e. ` 1 'S .. .;� `' 1, ..I., ti„ . , . + c: r I 1 e� 11 4. ' 4 .. I : . ,t y ..',, r - # . 1. " ' ' ?w,` . I � r ' ,� . 1' ` '' ��� ..Ii r.. +. . ' -: ��F l:l i' lt(, '" 4 . I I ' l `�ri: ,.� �� ; � . k ,. ,,..�• "r . v. �,'I�.1.!YJr I ` r, � � lh• ,r � ,: "� rq P' .( �'''�1•. ,.I, .. ..,�. I iJ I 51, y... "�'; � � ,'r 11�5 „ I n,Iw, J: � " .; `� - ` '� •.;;; v t ' 'I� •«. ., • ' 71 +;F • r J k1 �F � - ^ - •�y,,,, , . I » .G� ::: d "% . ✓•,c ' ' 1 ^• � ' ,I r I `� r i `' g , ,,,.... r ; • w ' • " " ' ` : . •• "' ii V.. ` : ,: 1. ' '1 • �:., :"'S1kxD. 4 �P'. ▪ .. J• ' ~ �,r• ".r I' .,.. L [ . �.: ,.1*, , Ia } L. �' '� L , 'n , l ' " 1.,, .;I,; S.� ` , G r 1 ' t i A ', ,1'�IQr'' S L _ I� { 1+: ` S 1. d ..xhu .... �t _ • -- I-- L- l =�-" -- « q + • y 1' I ;; ' "e r' \ IF } , 1 7 1 1 I "" .1 ;C 1 e ,r - - - 7 - _ - ,•. _ '7- ;t �- �',;,5 „4- . r... 4 I p h 1 11:i.” { .'1 nr „ 4 SFr"+• ' 'S 5 '. n, , V, `,45, 15 y 55 '1y,' J {,-'l � , 1. 'I ',. J _R " _, 4:2.41 = g•.- ' .-1 ± 1 _"'1.. J, t '' , t; a. , .k� ; - • ' ^�'. • 1 \ / `T ! -7 } - _, r i� y ' � 4 i p y • .!'` ,: I ' N t+ ` `� t. Q l c rC: 'till's , 1' ?' ' : , c " � •.«p., a l YI ° € i ° 8iiAX 1gii":4141'44 ii Ill i go A :11� 311111 ;"'6c m A14 + p1 ' 1 §1 1V i :l °1 §g N a l l R � / g :; E1� 142 °1uu / g ° E °'q Ui 11 1 1 g �•+ va' 9 e 4 R-614--. 1 -AA 90 ;11. 3 •,F liogxx_* xi tux„pla l • : 1 1 : i PI i k 1 11!11: 0/14A g'iPg1 °I 4 1:11 1 1;1 :ixli p kl q A . § g ppqR IR 1 " wE A, a l.< �` a R.74 VEN IJ/X f 0 CO _ _ - - _ - - P.O. P .o BOX 6930 J.O,H, SALEM, OREGON 97304 PH: 503 -581 -7690 DRAWN FUTURE STREET CIRCULATION PLAN - YoYONJIGlJ6 ASSOCIATES. INC. J.O.H. - ENGINEERS-SUMMERS RVEYORS 14355 SW. HALL BIVO, CNEOItED el Pte: (503) 639-3453 W.L. Me. REEER 7o TRACING FOR ulESr REVISION YM _4r1111k_ D„< • ,, ; ; :'r, , . ..., • • . • a , • ,3 • 1;:'.4: • . . n • • • . • ..Y4A • p ja ,i. , , • • . . . mr•ou -omm. In, 0 VI .01.1 ..0 ": rt 0 ... a ........,..,—...r,.., III ITITIMIllffliVIRMAIVINI 0 6 1 1 U i 1 i ! 011 H 6 ; • 1 1 I i 1 illk 1 i 5 il gp : . , 1 , _.• ______ RI 111 —: A '41i : V g ill - ir l I ! • 1 a , /•■• 8 § . . STA 1+25 • . TC. 488.35 PV1 STA f• t +00 . — .. . ... A) . FM ELEV . 548.53 . \ ... . . 1 Pt p co : 1 . 1 • • 1 N \ , 1 ; : ! ? " I A kgET .. • • , .. . . . ! 1.n , . i * . ..... . . . • 1 F• SIX 3+55 5 2+83 : . - TC. 515-15 TC. 520.00 1 2 : / 0 . - —1 , / . . 0 : / / 1 . z : , 1 • R , • : . • / / e rn . /,' I ./.4. 55 . 1 1 . , • / . .Ph • 1 r , : v 1 1 ., 1 . . \ 1.-- '' i '' r . . • . . ••• 1 A $gtt'll I V • . J 13 T. , fi MI ............. . . 1 • : • PVI -44402 \ PA • . 041. • 1 1 1 1 ' I 1 : . • \ \ . \ I • \ • \ . • • • 1 V 4 STA 0+17 — i 1, 1c.499.34 1 — , i I • (+1 . § § 1 § + 1M 3m • 4 PVI ELEV . 500.2! I . ..... . . . : mesnul -4X0M4 ' )"... ... 0 / 1 ta' . v PI l . AMINITITKI II IMIN • . c li • / . . . / • 6 ii 0$ , .• . • .." P IN _.:. is • g 11 Eik . .. _ _ _____ _ • 1 --- - / H , • . - • , Et -H • r STA. 0+16 • • - TC. 453.61 A / / I . , t ) . . .• i r71 • .. ... i s / I 1 i i 1 , : , 0 A3 . ' ..". . ' ' gl2ta ' . ...... --- ' • STA . 1+63 ‘ \ ( 1 / tt .11 ! ! i • ' ..K PV1 ELEV . 51 .39 ggi:'11 ..„ ,...i ;-. U. i § -• 1 . _ ■ 1 , . g i g I \ \ 4. . . \ S&10+36 - IL 496.41 I • • • - • TC. 407.03 ZZ • = - I a \ ...\ • v 't% = I 0 1 STA 11+42 A . • ._ tov..7.00 1 . . • > rb — _ — — — — — — — --.-- . _ _ . . I • ..... . . . . .. . ••• - • . ... . . . • • . a ... P • • 4R./.44 zoo** az DESIGN RAVE/1/ R/I4f P.O. BOX 8930 SALEAL OREGON 97304 J.O.H. PH: 503-581-7890 DRAWN - -- • IIARRIS ASSOCIATES. INC. J.O.H. - • . ENGINEERS-SURVEYORS ...... STREET PROFILES 12555 SW. HAU. BLVD. CHECKE0 CR 01 TIGARD. OR 97223-0287 PHONE: (503) 839-3453 W.L.144. reirsonot REFER TO TRACINO FOR 1..A1EST REVISION • • .'?,,i...•.• • • • • • Ir'..14,1:.• { 1 J"k ) 4 6. f ,. 'rat, H, a,'w ro t r , -- ;, .A f,NAC, ADR :13 \ I;AVEN \rPLANNING \RAV -P,RE DWG Fri Aug 13 10: 445: y4 1999 J. 0'. i, • _M,�' } ,,.. , \ i ......••• ' ' 1 • /-'.' fr " v,. • , • •• r: y \ I 1 1 >, F I ti ` s } . '''s--,,.... . 1 �. 1:,. _.._1 _ iZ -_ __ _. _ _ °__., _ _ � 1 _.. . ) _ ___ _ __ _ - _ . "_ _.,... __. _....... _ _. ___ - - _. -. „. _ .. _._ ....J._._. ..,_ .. _" _._ ., - ' -- _ r' / % ,, ;,% ; (, " I �__.» I 3A l Q /1d1 I/� b S MS S q''Y' , i z4,µ M , ,n i_, _. „ .. _.. .. _�. . __ __.� . -_� ...v__._ _ _ _ ._.. �__ �. ... _ .�_ t ' „ _ _. -.. _ _,� _ _ ,. - ,_ . .. �.^ t \ �� . _ ^ + IS 1 1 1 1 ( 1 ` r � 1 i / ,... \‘ \6,„\-1 , -, - ,' , / :, . //' r 4,, 7/ , "V "b �I f F r r,; S , 1 ... �f f `� .. _ Imo _ u r i ! ` s +{ f11' L d NO „S I- •1SIX3 it 1 �- ` Jam � ! - '�'� ,f1 �•. ✓ - _-' " 1 „C._.i I�, I ' mo w / r" F r r, i ' i..- • ' „ •, ” {� /W fi r. 1 - ' i � .... -. ..r_. _.. _....... .._,.....,,, 1 c:'... .,-.. _... - _ _., ''�P 'll I I U , t � V • W -• d • _ °'' Y ... ..._. 1 1 ••�—,. ..__+., _• A 1 1 � / / f � r' / "r` ` / { , t' 'I ` .],h.. v ' ps..ti - 'a'^, ' ■ 4 d I + r / +y ! �' ,+l f' • nr r7M "" f w,....._sw+ ,«.... -.. ,.. -. '�,�. • lr� �}\�.!. i {�^�,�/�^,�/.r 7 x • 1 s a K %r� f ' I f r 1 ' f ` • ! !1 ' kr w 30 ds :ado „, / .' r 1 1 56; • tx.4,,%•, ,' • •_e _�, - �, ". `' I ,% ,,,�� ' ,.. �!1v S3 ,,r o ' oFJ ; ' "�1{3`i xbl �A .�:; r . ,,'�M 0 b .L�' i� , y: ,/ , � .... Nb1291.S3Cl ,S,G �� f ' , ,...t L } , w :, : ,,� b / ' a , 8b6"" l - SZ ` dbW xb1. ; .. +M w < --�," ''4. _ ".� I - d 4 �/ /000L 101,s� X VI. ( F ' / • / t. 1. • '.S.r 9; a 6..- ry . ' '1R 1 �4y ,, ,Y' �� l I f - S Z 4J V X `1 X V _ �`_ ? .._ „_� ', f • J „' _ A• ��, �y M�� w �, g - 1 ” /�'� 4 f/ Z 10 '� Nb dO f{ t i - -� ..', - ' -i, •& ,. .....-------- .6 /.�>•w, �' ''V�: . �j �'"!. • '- ; I + ' _r -�,,� / r f r` : " f "r' / r I r r A t f'' ., -r t y r S h/ rr,.." , 1 ..^ /� f• 1 t f r /, ! I i «' a rr,0 * " r r "1 .: /''�,�..' f ' I �• i ,i ' f r''' f ` yr5nw + •: •R,k xl y ' C y� 7 ( '` ' ' ! ,1. i-V 1.� ° ., �- m III y n � `�--'1 e rr J '"' i` - x' ,88 i p8,l r < J`' fJ i , ) ) . . j 4+",''r • 1 I: , / .- ' :*” L ' L ,, , : ., : :,..,:, p �la��n� ��inn f r'� ) 0 0 ' 9 O � ! r � _1-0\4`81. ,t , 1 , i c m . , , 1 :-' 4: i0 ,,. -'" rf .r . _ ."_ j. I' ,� 2 • r t i f / l ( � I f 16 ,n, JJJ i i f r i i 1 7 ■ i r jI " 1 ! — ,• i! ,8S -± ,ZS _ S — •----- 9 — — ,ZS — I Z I ` .. I / r ` ! r \ 002 01 X r 1 r ( 1 003 101 x''J I 8V6 I SZ ddW X`c/1 / 8b'61 -- l — SZ dbW X�/1 ' r ,g2 ---1: f � / ' / ' l ' i 1 ,--:; � r , \ � 1 1 6 L 1. OZ LZ zz 2Z) (r_ ( J • , r ..,_ __—__:. \ : 1 r ,, ; %� 1 , / 1 1 ` + r'' _. _ _ `t +. • R r o K'" r 1 �' 1 ` 1 I `, i , A i • _..- ....._ , 'r. '_ _._....r. ........_ ......,..» . •w«._. 1 .,..,._...,., ,..r..._.., y : • 1 , i • ", . . fir „` °' 1 / 1 { __A + 1 '. I ,� ; 1 , ,, ” \ ,., \ . ti 7 �y y • A xi �i.,�','' 7'' .` t �,, y ) I / I `�, y Y'` ,,.\ - 'S �`y� ll `• k `� � ,f Y y N // (� �`4 / .�..,. I ip "r 1 I y,..., .. "` X y 1 • I \ 0 `i'T , . -• ' ' 0 1 „ti Al /it 1 I '\, \ . ,, ,, • ,, , •-, --• i , 9 g \ '' -Til ri a'' y� it t} '} ,g y t ' �v ,, , +' � - 1 , i t'. • +.J NI 1 } � � �A 1 ( i ', —I • , • y` YYY1ff 1 \ 1 1 SS w ,�. y ',',� \ ! � . ',I ' . oo� .0 xb1 I .. z 1 ' 1 ,t 00 L ±01 Xb1 ', 8V6 6 - �SZ ddW XVI „' .,, •\, t t 8 6- l -SZ dbW Xbl ``� t m ', • --1 1 r 1 0 ` al ', 4 , l ''' a D , ' , L \ \ i --- „,,,__:_,:„,___:91,, -- +, , F r 1 �'�}�'� 1 ',,4 , , +fix ` +„`+ 5`\ y` j 4 +Y N i -'\ ” - ■ 1 { ( t ^, \ 1 7 ( ^ , - 1 , ..„ ,• :, , :,:, . , 1 ,� ` + 1 1 - I ---- NVI SSG C 5 L �� ` ' I N 1 r. -C 1� 1 i } ? i 1 +mil[ 1 d_. 1 A 1 I f :,� ` �` 1 ' I ' ' t , P y hi T �s .- .___ __ �..,...,_.._,._._ `_�• -_ +I '' ` 11 ,I i i...�_. --.� -- I ...�..w. • jr4 '� Q-13u3ociIei M - _ - j { , , ......, ; KK: _ _ I i 3 ,./.„ ` / f r r r 1 i j j � ! 1 �. • LY4'N. / `',_.. ',r .a/� r r , r" , } p } fl 1 1 1 " - , 1 , _ I ! 1 { I 1 • ` r ' f f` f r 1 1 } r , 5 / / j l'il , 1 \\`'‘, ' : , '.: ' • ;;,,,,' ..::::: 1 f 1 1 , _ }, ' \ .. ' . Y ,�r: 1 , v i • jf °t b k. • 4 `` D f� `c • DESI ; ... ' J.O. '' P.O. 80X 5930 '' , ,r2 _ ..cc. SALEM, OREGON 97304 P ° PH: 503 -- 581' -789th D RAWN ! „ - . : ' i'•X” ' :, "': ' 'I,, ' HARRIS-Melt' O ANGLE AS,SOCIAES, INC. r -,, J.O.N. ti' ENGINEERS—SURVEYORS SURVEYORS rty['' ` , ' ��, , • L AYOU T CHECKED p fF' s " 12555 'S,W. ,HALL BLVD. ` . . TiGAR ©; OR 97223 - 6287. � . DESCRIPTION APPRVO DATE y b W ' al W.L.Mc. , . - PHONE: ('S03 639• --3453 r ., f .` >..h Y":• I REFER TO 'TRACING FOR LATEST' RE "1'' ,w ., „ . , ,; ■ r �� ,. �.....�,�.. , 'ir ,.• r ., . t rrr 1 : : • y is , t , • s , J 7ir ' � w M r • i • • e 4_ ' i� _ . _ i 1 . . : C r , r . 'r , , - - -,_-:-----.---- --'---- , • . . r . . . , il \ALAL)111.1\hdVeH\t'LANN1NW,RdV . lil uwg rvi udn U/ 1U 4 43.11 e0Up Np . .., , -------------------_ 1 --- -----------------------___--------- . . . ,... ,_ , \ i . I ,- I ..--- , (--, , I ; , , „--- - \ j -,;() ---- r 0, -1 ..---- 1 _ ___ 1 I 0 ■ _I--- , r-f- Z = . I \ , , ' ' '. • ,- -- ---- I \ \ LL. u) , , ,--- <1 \ \ ---i ‘ I m t . , 0 L / z \ \ „----/ ,-- . I \ ' m `,, \ ., c c 1 9 I L 2 j 6 \ .„\ .--. 1 _ .„----- 1 , - ',, \ 4 , \ \ \ „,-- ----; ----T - .--- --- ' . , \ ,--- , / ''' ' N )------ , - ,-- , . . . „-- ' - i . . . \ ,, ',, . -„ ,,_ _-- ..,-- __ , ,--- 1 ____J-,- ---- , ' ---- , f • I NN ' — ,- . „------- .,•- ,.. ... — _ , - - . . 3Ale]G M31AervilS MS ...---- , , .• . ______ . .. _____ ___ _______. _ ______ . , \ , ■ , ■ ■•,....."''''''' I ■ + , .. , rt ... ,.. ■ n .■ ■ , y " .' "'''' " ''. `' ■ .. . . I ., : 1 t ' ■ ' • Tr:1573T". ....7■• * ... ''' .0 1 : . \ 1 I i I \ . ■ / 1 00 X3 L ■ . I \ ■ , , I I i 0 3 . 1 . , -..., \ I z \ . . .....-- : ‘ I , . . I 1 l G3N ,- , - ONNVI-01 I1 >i23 ' ' , g t ' ' I1- f 1,--4 . I ! I --- / , J I - ....:--- CY8(33C\°°1\h i i I I q S--3 L _ ____ , 1 I ,,., ,, 7 _..... —.1.N3 d 1/43SV3 ) NVIell.S3C13d , / C:31. i , 1 ' ' --' ,V . . , . i _ ______ ___...:-..._-/ ______ 1 — • , . . •>, il V ; /7 ., , , » Ic.‘ , 4/ 77 1 .. . , 1 ,, L, 30VcIS N3d0 / .7 . . V 10Veii ' V / __ . . 1 7 ' c‘2 , , . 1WS3 30 VNIVela liNei01. 'X3, _ ' / ( --- ' g , , , ----` Z \ 1 r , . . . --- ,?, ( , , ' . ------' Z ___,„, _ -_,,,_ ' -:-....., _ - 9 3 _ _ c _ - . _. 4 I , . _ ,, , STM—/ SIM S b r 3 ' --- • -'-• . . • 'Au [ -,:.,.. . r I : 4 ; - 7*-7 , . , 1 ' - 1 ‘ i ' '..•-7'4iL . i • ' k I ' 1 •,..., i e41 V'cL.1.ek r . _-- , — iz ■-\ ' ilf, rn1 1 ' I . ,. . _ _ --- ,-..-- ..r., , _(._._ ,,_*,,,. ____ — ` -- I ---- cfr, vz„ -----"• - 1 < -,,.'<. . 1 , / Z.2 g . , , i \ --1\-- c ..s .s.\_ L g --,.,,,.: • ' .' i..., .,,,,, --- tc: , ,± - - - -c. „..., ' „ . - k...4 cs. . f i 51: 2:: ' ........,:......... I , ., i,4 • I T ,., , ,:, ,. . ..21 (N. - • >..,_ Is M M M M M M '., J1VMS All1V(10 Aill ' -- All I , - 2131VM , C L. L ..., . , S'" - - - ,s%S'''—`-‘1,1 vs — virs — — vt.L. — KIS '■ in / c t NYS 0 ' , ' 1 ---- S c . ,,_ ' 1 • if • 4. .... .... . , i , i, ___ NI ..,„„\_ . I • ■ I , , . I i III , ..- , t M . › 0 f ' , 9 2 . m , . , • 1 , 1 . . , IIII . . . 6 Z 9 Z L. Z 9 , w . . . , ......N., --A__ 0 ,,, , 6 c , . .-- C , . , . ; ,---- • , ,- I , . , , „--- . . . , ; i ..-- . , ---- \ : ,'' „--- L Z Z 2 t7 1 „,-- \ c , 6L 0 Z : ': . ,,,-- 1 0 t7 ' v.) ' ' ' -- .-- ' I ' \ ------ - , , I 4 --- --- .... .. . .._, - -- M \ M .._ . . /'-' ---- M M , illi ..13 AO , . . . . i . Vs NYS NVS NVS 01_ , , A ____ t ''' ,------ ------ — — 1 , / ,--- , II , \-,/ - 1 \ 1 - -:--Aks . AA S PUS . 0 : / /7- ---- . \ . / / /' --- -i / ./. , .'-'. , i oil , , j lirrilill • )1 s 0 „ 1, . , / / / , . 1 , I L L I, 9 L g L / — 1 / / 0 1---- , A ui I / . . $ / t II I / 1 k j ) — i , 41 . , I , (,) i * _ — — — — Z-- 1 r 6 i , .: 1 --- i 0 H I, L Z L L t7 L i , I 0 , . , ---1 Tk -.,,.... . I a 0 '::::,,..',,, ' • T3,, z 1 f- - c , ,'' , , . . . , r- Z tf,- . 1 > ----- ___ _ _ _ _ 4 i 1,., k !:` - 1-- m m m 1‘ 11 V • a m — I ,,, 1 . ) 0, k , , L_ --s • s --- is -- • -- ikl.S' ----- iliES ---- — ALS -- 0 Frl 1 IA\ i''''r' it • - NYS NVS NYS NYS 4 0 I Z 1 ! -- - • - - - - - - , _ i ! „. . ... _ _ . _.... . . 1 ! I 1 I ';,',:' it 1 •-\. 4 Slivi 0 r — ■,‘„ ), ' f ) I I _ _ ....____ _d ---- , ' , 4 i I . ' ' 1 \ \ L C), . . 9 q t 2 L I (f) r 1 \ _ (I, zi 11 39VNIVe a '!!JOIS , 243M3S A t/ N VS ! ---- -- A VMH1.V d NVIaLS 303d ,g l 1 NV1 . ....,„ \ - 1 i_.-J Vil-S . {a NIS ALS KIS LLS pus YUS 0 . 7 ,; 0\ , . ' ' 1 * AA j , I •"'. - s `'g *, ..\-,,,, / --- _ . / ------ .--- ,... .., : ,.. . I \\. '''''. • , S , • i; ' s... . 1 , • .-..„, • . „,, , . , . . , . , . . . . , ,•. 0 , , . . • DESIGN :. • A) * t P Vi ■....., r .-1 - . . z VfAi iK/DL P.O. BOx 5930 J.O.H. . 1 SALEm, OREGON 97304 ' r. '” rtl ' ° - i'd : ' 1 ' ', I PH. 503-581-7890 DRAWN HARRIS—McMONAGLE ASSOCIATES, INC J.O.H. , . . . 0 . i PRELIMINARY UTILITY PLAN . ' ENGINEERS-SURVEYORS • , - ) 12555 S.W. HALL BLVD. CHECKED ' 1 REVISED PER CITY LETTER DATED DEC. 17TH 1999 J .0 .H 1/4/OC: REV DESCRIPTION j By- APPR'VD DATE . : 03 TIGARD, OR 97223-6287 W. L. Mc . PHONE: (503) 639-3453 ' REFER TO TRACING FOR LATEST REVISION ' • ' • . 1 . ' • • , , , . , • . , , • T ; a • - r - , - s ' , , , , ' , f .: : * ' ,t:' '''' ' ... ,.. , , , , .. _. ,_ ,_ , . , ` ,,,,, ,_ _ ._ . ... . .A- , . , , , , . . . .. ,, 4,,,...., _ mvapp an . 1t! vivo . , *Alm staginime - k F Alr iltA . IS . •, :lik .„ . ,. _. iv- v lli P , : i , Allem lin it..- gioN ii or 1 iu ii - ...., . , -, bilitiliiii PvA . 11111 . .. , ma i., T li ___ „: 1 ,. ;,,,, titttf ■ r ttttt� ins 11 _..ar�. ■ ,„ .,,, ,..,...„ _,., ; 3 N V u r `� s i t'JEC fi SITE IN,F liii , , ,.. s lis.,1 s� / _ , 4 ti - iaa1111 No ... . \ Il 4 at 1 0 ,, ---,0 ■- R "4 4 4 ____ , \ ,--->i V --I -1 4 } -i - 4 X X X X iill � ' D all D 3 • � + xx r - r -K � s � r O pD i ih, . K -� 0 N 17 * , , . , o 1\3(f) o o , 4 i 4 0 mug sou \ I D D Rr� r ■ 1 W� w _ JJ � I F .r '` -J____ N T- SW FORAN ST. �' vi ci N I TY MAP , _ W — — — W N 1" =500' — \\ \ N \ \ _ ,� PRIVATE DRIVE W I I \ ,\ �, W DID • ; ! 1_ o \ _— v 'At 0 o D N > I DEVELOPER: ENGINEER-SURVEYOR: I I ° o -+ - 0 DON GRIM HARRIS–McMONAGLE \_ _-- ti. ` \ 0 1 r\,) o N) D D N PO BOX 5930 (� I N) 0 f c3, x x SALEM, ASSOC., INC. \\ \ 4 CO 1 . OREGON 97304 � PHONE: (503) 581 - 7890 12555 S.W. HALL BLVD. N) > (,� I i > FAX: (503) 581 -7926 TIGARD, OREGON 97223 -6287 -I \ D T-' - p PHONE: (503) 639 -3453 \ W K o FAX: (503) 639 -1232 p CA _ _ I ____ ; � - — — -_ \ N N 0 v __\ \ 0 N I (0 I , D ,,, ` O \ \ z °° - Sheet Index: . I; o P w \ ∎ (0 I Preliminary Plat and Street Plan 1 of 4 I — — H -— z — — Grading, Tree Preservation, and Storm Drainage Plan 2 of 4 x h x Sanitary Surer, and Waterworks Plan 3 of 4 0 I I : I I € m D : S.W. 1 31 s t AVE 0-1 N Future Development Plan 4 of 4 — __.) 0z › \ '‘ ! (F- c v., a rn PI Z Ril )(ENO it/D0f • ri A 4 , I I I ` � \ (..)4 w -� ; � 1 1 f DEVELOPMENT REVIEW PLANS I .. , . .:,,,: .., :: _ p _ - __ { _ _ _ i ' _ , . . ;_, cn ( LOCATED IN THE NW 1 OF SECTION 9, ... _ , , I w I ! I I \ 1 TAX MAP 2S- 1 -9IAA I TOWNSHIP 2 S OUTH, RANGE 1 ST, MERIDIAN o • I I r I WASHINGTON COUNTY, OREGON �� I ! I � o I --i --1 DD WI L M I� Gcs► TON� H N EI H TS z X X ' D D I I - x x ' P GROSS AREA TAX LOT 100= 136,002 S.F. — — — — — \ — r - I © D \ \ \ 1 GROSS AREA TAX LOT 200= 141,126 S.F. j - � � . _' 4 v \ \ , 1 rn GROSS AREA TAX LOT 7000= 64,661 S.F. I I I �,, 1 --a N N \ \ I - \ GROSS PROJECT AREA= 341,789 B.F. (7.85 AC) _ iv I l \ _ _� PUBLIC R/W AREA= 65,079 S.F. �, --1 __ — — — '~ PRIVATE R/W AREA= 3,443 S.F. r i . — — — y 1 D co * D \ S.W. WILMINGTON LANE \ D D \ \ ` SLOPES EXCEEDING 25 %= 94,811 S.F. z ___ -! : / \\ 1I \ \ \ �— \ WETLAND AREAS= 1,279 S.F. _ _ --- — — — ` — — _.._ \ OTHER OPEN SPACE TRACTS(PARKS)= 0 S.F. SW 130th AVENUE \ 1 to =•_..�;�_-� -->- z \ SUBTOTAL-NET DEVELOPMENT AREA= 177,177 S.F. (4.07 AC) I \ \ RESIDENTIAL DENSITY TRANSFER= 23,703 S.F. (0.25 X 94,811) _ - ` — — — - -- ` : �-- - \ \ TOTAL NET DEVELOPMENT AREA= 200,880 S.F. T - - - - -- --- < m MAXIMUM NUMBER OF LOTS: �- — ! lilt iiiliiiilfililiiiiii ii1IIUIfti18tii1111l1ii CD \ 200,593 S.F:/5,000 S.F. PER LOT= 40.2 LOTS I I I \ 0 50 1(30 Q SCALE MINIMUM NUMBER OF LOTS: -. 40.2 * 80 %= 32.2 LOTS cL CITY OF - TIGARD ZONING R -7 w AVERAGE LOT AREA: TAX MAP 25- 1 -09AB, LOTS 100, 200, AND 7000 13268 SW BULL MTN. ROAD [341,789 SF -- 65,079 SF - 3,443 SF -- 39,981 SF] /40 LOTS= 5,832 S.F. - r:n.' ;`: f' o_,1 ;( 'AI 'TR';'o` P `ti 7 R ACT A TIGARD, OREGON L - ___ �_� �_m - ___ _ ___ . __ __ . _.__ __ ___._ _ _ __ ___ _. _ -- w_ -__ . __ _ _____ ._ _ __. - -- __ -- _ _ �- _ --- __ _. _ _ -_ _ - -- - - _ _ ________ -_ -- -- -- _- _ A M Q O . t See r evis;o, P ?so M `,i \RAVENS \PLANNING \RAV --PRE DWG Sat Nov 27 18 2 18 199 J.C.H ` ,' 1 1 H i ' I I I oc: I I I I 1N3w3SV3 3DVNIVZia I , 31VAL Jd S'L 'iSIX3 —" I 1 1 ." I I W 1 f I I I + _„---- ...< -- ri .- ' I �— _ --- __ — r 1 —� « _ _\ \ __ J I F „,,, . , _____ _ I I I ■ \ u) . zI I I I o \ m ' I 2� I 9 L 8 I I 6 f ri ' I m 1 I -� ...1 ' \ I �,- � ; �v o -U m I �' ' / -' 09 I I I I I /. Z R/W r, N L - ` _ ---.-- -- - I _,__ . . __ I -- / ✓-' ✓ ''�/ r N y "w . q 11 \ ^-' - - ....r.,. ...�._,.. --- ..- .-_ _r_,. _ , KK..e. , .ou,,.m,,. ",a.,.._ ...._ .-- __ ..,r,.. - ___Y ..... -_ -..r., . __r.,..M..,.._ -_ ^_'. .M� __ .....__.. -- /�� . / , a -- 3n1�a M]in�dls MS - , r — �� I �� I • rn g l ily :::,' 4,/ ir -- „------ \ \ ‘ ZS) tn . , CI .., - I, ..., NIIIVIIM ..--{-, Co © T I - i . I l i 1 I ` I 1! l 1.73 .5„ n + , I 1 \ " , N 8 0 ,� f __ z 1 5 Z L 1 - / - -.'N , . ..,,,,, I 1 _ ___ C 1 .13N V a3Nln >JOON 'X3 en m D n '' I 1 5�- --+- '- •- 1N3W3SV3 AVMHl`1d rn X X O �� 1 I / I NVIdLS303d ,Z I. • XVI. Z oo� • } � bs L86`62 �� {`/,:y i» , 3OVdS N3c 9 ✓ .y j , . }3'bs 681x`9 }�'bs 9aa'8 ”' 006 10 Fu I I. * - V ±3V 1 ''� •) 1 9 ' L L } }'bs 6ZL'L I 8V6 1. dVW XVI. �� , y:4: I '1WS3 3OVNlbba W601S 'X3 ` //�� ///�.� I � I �... 7o it o i 0 •� xdl I ;�. , - ' 001.1. 101 XV1 , _._,_ .� _-__ -rF - S1 NV38 A9 1.80d3.era 36 i/ g �� , g e w VV6 L - �Z dWW Xb1 f ONV11 M x3 ,40 N � R A W / " L � ,L ,LZ ,CZ 4, ' ,09 cl -PO i.....0 '') ) 30 „� s }} �9Z L N }� Z�6 5 h p N }�'bs bZ9`9 ,OZ _� ,. % / , � ,. 9 2 • w ,oz -- I �� ,1 9S 8L S9 ZZ 0 l . . I f _'_-- . * LoZ L 101 XV! 31 V N31VM 2LL G ti 2'I 4'-- N • M se oa VV6 L - SZ db'W X` I. ,s6 r - , ivw bs 5 .ZS ,ZS }� goo 9 / it 9 T C y 1 a I bS + bS 13`bs o �6`� } }'bs Qb6`i� I t .fi r bs bs } � 0b6`b }� O 6't I r }} LZ6'b }�' bt�6 "17 ': ,t8 o: 6Z ° 23 L 9 Z gZ I N , ti , 1 7 / }j'bs SO6'S + 4& D , 6 'N 002 101 XV1 r n �' .. � N N -- -- i -- , J Ls zs ,zs 00 { � 101 ' 5V1 ,zs i , zs 8V6 L - SZ dVW XV1 6 A) ' 2 . Z - ; 8d 6 -- L -S d W X d1 I __ _._____.__ .�_ iv; 3 :.y 2 � ' � " / �._...._ ___ , r ,58 _ . , }3 bs Sb `S b s � bs bs � -1J-bs - _ --'__ __ __ _.._- ___ --_- __ - .___ - - -- ...� T. col / 1 I - i }3 016 v }} 0b6 }�' 01�b`i7 Ot�6 ir1 }} bs 0176`b, � ' / \ g 1 ' f 6 OZ I L Z �Z , °' i�Z wv 0� I 2 -< / + \ I w X z I ■ N o*, L9 / ' ' ,6 ZS ZS i ZS ¢ ,ZS ,ZS zp _ ( i 3NV1 NOIONIW11M 'M S M f 11 ;:! R �,� / / SE 9S 9S ,9S / ��' bs LSO`S o , � n � , r` '' , 0 L }} bs L-fr0`S }} bs L L L `S } }'bs L L l'S __._ t1 ` 0 m ! 9 LL 9L s gL �'I mm� / b N i p r ., i I / ,99 ( 0 —4 r+ �� bs 8lL'b D O M K cp • i 6 < ,9S ,9S .99 .9S _ I rn r OK 98 • }} bs OLC '11'bs 0170`9 *Wbs OVO.S .wbs 0170`9 -< z 0 J X }� b s 5 L9't� 'n '� L rr n b 8 ) A-.) � 4Qt 1.0 X'dl 0 1 0 w 00 101 Xdl rn 8`d6 L — SZ dV XV1 Z ,08 ,. 8V6 L SZ •dV1/'J Xdl ,8C ,95 ,9S ,99 L ` d CVO ( z 0 .. r --- ; 1 i Lct" 9c \ , I i: 0 _ �L = 8C 09 05 05 T1.7 9k, 1 ^ I r + i \ _I - •}�•bs 6g9'01„ '} }'bs LOS }} bs S92'L - }i. S�'6`L '}I bs Z9`9 • ;4 ZC9`9 N I I`` N N M r7 I C7 (O Q N om- [` g PO I I . i J N V S \ I C , {) I 1 WS3 3JVNIVe4 W2�O1S _ 1_ ) a3M3S A8v n \ I — `IVMHlVd NVl2l15343d ,5 L _.] ''' • 3 - N "_i1__- -1_- -- _ -- - . , , : .1 — ,LL ,09 .09 ,09 ,OS ,0S — N / — / Q I.d3O at w _ S 1 �cp 0 rD�{* p�� jp � /�// � LO C7111/C� CO. DESIGN z • to " • o P.O. BOX 5930 J.O.H. rn =y SALEM, OREGON 97304 �' DRAWN i ( PH: 503 -581 -7890 N PLAT HARRIS — McMONAGLE ASSOCIATES, INC. J.O.H. PRELIMINARY p ENGINEERS- SURVEYORS o g STREET PLAN 12555 S.W. HALL BLVD. CHECKED , �* ,.�, TIGARD, OR 97223 -6287 W.L.Mc. '' oESCrzlt c DATE PHONE: (503) 639 -3453 REFER TO TRACING FOR LATEST REVISION f, ,. I - . ' ' ', ' • '[. M : \AGAOR`93 \Raven \PLANNING \Rav- uti1,dwg Wed Mar 01 12:59 43 2000 KW . 1 I L c I 1 I I -r i 1 ' o _ / X17 - -= 1 I W! I 1 - -- —_ _ __ _ ( _ _ \ \ __J 1 I 1 I , \ \ : / - �� I i >; I —� 1 ° . < 1 \ \ ) . I { z{ 1 / \ 1 a c 9 8 6 ..---\----- - ....) \ i 1 ,, // . 1 \ \ \ \ I / „...- / f s \ I y ✓ J/ �� J I t / l _ _____ _ __ /' ___ _ _ ._ _.__ _. _W__ w_ ___ __ __ •_. _ <-:,-,- \, J , , - -� \ j ' , l I I 1 ; 1 , d I I • Nt, . £ z I ! \ N / I 5 I �3NtVb�F�O 43NI� XD02� 'X3 p0 I'I \` ----- ----- t , ___ ” a - - i - ,//7- , 3 l0VaL -/ 9 Z : L_ Z ' 1WS3 30bNIbeICI 1/1801.S 'X3 / • I / / 1 • 1 r , A � ; / A / / , : 4 / ' / 1 > e , ' — ____ — — — ____ — $ Ib'dS N : d0 I '+ 9 r9° i f+1 ` 1 "1VMS Al llb(10 D s 3 W 0 2131bM ,OZZ { — ----. .- 1 S W1S , , S ! itilS . PUS — IALI.S WiS , " __w_ _ ? 14 1WS3 W1S , � ®�O® D ` ,„ 3 -..._ M I S L Z Z �� `r 6 Z m ' LL *. t N * 1 , Co 1 E ; : . • o r 9 Q� *0 I Z 1 I E I i 1 3 f < R 1 r*'..1''' r , . », l . ' ''' ,, , .r \ q �� t , 1 : \ 1, L 0vl ' , .,! �, 1 8� �� Z \ I �A' r / --- 1:,,',11M.) v -- M M ,► `�' M M M M M Pi 1/ ' S YV1.S MS 1'VIS Wl — — �` Y - -_ _ — / . ------ . , - _- - 1WS3 SS3e103 /SS380Nl ,SZ _.. 7( i NCULUNiriiiM WCS , / � I E , / 0L v / / 9 2 g 2 -b 2 7 t7 r--- ; 1 • — g 6 m _ _— P * 1 i , z I I L 2 82 6 0-b , !L __ ___ i �' • r. 4 1 Z Z. M M M M I ,. � S W I S _r_ 1 . . . i iS —. __A LS__ -� — — — 1 , -, NVS NYS NVS 0 , 0 STM o i V ®VON 1 -. 1 1 g t7 Z r. z \ I N 11 30bNIbeO W801S V 213M3S �l?JblINVS • r ' - AVMHlbd NVI21,1,S303d ,gl 1 , �..J N 1 V __..ut , W1S 0 I NIS w1S PUS YII .S PUS SUS 0 ,` s M � 1 — J ' a��l���al� / / / i r ue: PM., • • • . r • a i > .�, m 0/ M L Ol4 /NN7 CO . DESIGN UM { N r < _ / , 1� L V 1 7 / 4 P.O. BOX 5930 - J.O.H. JOH o' SALEM, OREGON 97304 !'+1 t PH: 503 -581 -7890 DRAWN i ,:, 1Rr { 1 � ���■'(� - � lf�f�Y��aNV ,� iV+�M�F}M` Y, " "��!7�, INC.; Y' ■ /�_' 'pp • '1/ U TI L I T Y 2. REVISED SOUTHERLY STREETS TO MIN. GRAD' JsOm.,.�, 2/29/00•`. ;; Y,, ° . ENGINEER'S-SURVEYORS CHEC ED 1 REVISED PER CITY LETTER `DATED DEC, 17TH ' 199'9 , ' ± J O `H • -1/4,700'!- } . ` ' ' 12555 S W - ,HALL $L.VD.' : al 03 OR 97223 -2$7.v , a }te V� . ,; �N,.T DSGRlPI10N $Y —PHONE: <50 639 • „: ,• ' . , . < . a , ' - '0 : ,,,, x :Rr "��} 'TRACING FOR IATEST °R�ltS10N m ° qty yr•` ,. .., F , _ . 'oy'F1 4 ' ^ uY k "v fr R T4 '�. Y .,, IC.' Y .' 'S�._.` ' 2. � ' p _ . 4' b: �� }' d ?' er :S :,? • 6 - Y ';,,,;„,.;',=.,. } 6';" `4 ' ,� N fit iq ?' Y - ' + i 'p .Y _ ,F N t. :: ,�� d ,. ;+ t �' {' ° tier ` r., y J " > _ a, - ' ° - T +8 w tµ "F ,Vi "> x ' t¢. y . o "'�r , , '��. { r M1.� i.�'. « " i • .. A +Z . f " "^ �_ a f ^vr � 1�w � .a tr a F��UV " � A,' � t . a e' -" .'» „ .�- - . -.. -f". f, _ irk'• "' ` , ya : ~ , ":`.�+u ^�my:i. r r ,_.. _ ,. , _ %i?' - �Ti `` ti n � i , r "sT ' <'a+ 'e"~ '"a r " ''u« �....... x , � �' " iy - „++b .. cam ... r _ ,.. "'dP',' x, � , " tn? ^ °_ x .,� _'x: -. s. _ _t r. . w r {,c ' x� .- , . ... _ � �i e ! . ,ten,« , _ . " r ;' ,',• . , . . . , . . . . . .,. . . .. • ., , , , ,, , . - .,-, .. , • . _ „ ., - . • ' . , . . . . „.., ,•• , • „ct: ' . , • , . . , „ . .. . , ; . . . • ' . 0,'''',,'„;i1, ,.." ,•-•'. , . -;.•-,.. " . . .. . , ,,I ,,, ,-. , , , , , , • . . , . , , , . . , . , - . . , „ „ _ . . . . , • ,, . ,f . , • • , . . . . . . . , . ._ .,, • , ' „'-',..,..',,`,, , ..,:- , , ' , . ,. I. I I I „ ir A \A,C4101=11,3\Raven \PLANNING \Rav-prO -ciwg Thu Mar 02 13: 28. 43 2000 J.0.1-I " ' . . . , . ' 1 . . . . .. ; - . • -;,..,,,, -; , (); t c.)1 (.71 14.3 ' . . 0 0 0 8 0°) ,...______ _,... ___ _.. * , . ------ -- ------------------- -- 7 ------ ---- -----'` ---"------ ------- , 4`' ...! -4..... ...,.- . , ----.------ - . - , , . .. . . . , ' . t , I : . 1 . , MATCH EX. , . , , , i . i• ' , , 14:', -., '• - ' ' ,,,, 61 . . , ,, •,::,, , I , ' ,,., ° 1+00 E. P/L , + . C/L WILMINGTON P ' ' - --- 8 r ------------- -- -------- -- T - 7 I - F.G. 500.25 8 T , N E.G..' 484.60 ., . I I i ,r ; , , PVC. 1+25 , I , ' ...'w ,.......„ .,. I ' I TC. 488.35 . , . , . . 1 , N , ,., . I • , - 7 - ,.... _ _ , - _ --: . . I i ' PVC. 0+65 1 I . 1■ I ■ . ' 1 i , ; ' ■ . i 0 t -0 , . ' \ . . . ,„. , 1 / i, TC. 1 If -97.93 < - 0 ; > , . . \ \ . . . . , . ''. , k ,). -1.- i --- - -1-*- (: r.) ; 0 M • 8 1 1 , ■ 1 1 II 11 8 , _ ,. . , , , , i 1..) 1 0 , • r" (i) • ; „ ) ' Q - • , b . u .' / I CD . .p. CO + . • I / . ' 0 0) ll li . I / / , ' , PVT. 1+35 I l (.,.■ 0) .---, , .,, 1 1 _ 493.5 _______ ' (...1 al • . , , , 1 • - ! . oi (...14 I ,.")// ! Mr i ' I PV. 1+75 ,C , I ; * , . . , ' r .,;.,, • o ,/ , 1-- ' , \ . -X f I 0 0 , „,, ,,, , i'i , Tq. 489.93 * ' . . . ' . . ' • - 0 1 • -. ". i < - 0 - 0 "0 . , .... .,. _ ,..„,.., * ÷ - ---- -- -- -- - ------ -- --,-- , \ , , , --„--- , --f , I ' Z 2 I In o P r*• u) --I --1 ; ‘/ 1 o „ 1- , , . s \ PVT. 3+25 , . . 1 6 N li > (./) rri . I , ‘o ‘ _ , t• k --1 r- l TC. 515.05 . ,. , 0 II , , ' \ • ; ' 11; _ • L IZ.C''' .*.*" NI) 0 0) 03 4 ' i... + < 01 • N) II --_,____.._ _.„.....i.,..,.....__ _ - _ . , 1_____- _____04. ........_ ________ __........_ 1 , \ ;; ___ ..... ___________,.........,....._____________________ ‘....,___________________________________________,,...._ A 1 1 - 11''' 01 + 44* •„ . . , 1 ' C73 , 1 \ 1 \ ( 1 4 C4 % . I . . !. \ '' , . . 1 , . ' ..'''-'.• ' . 31) i ' PV11. 2+75 . 'N (7) ) 4 . . i , m r• > 0 (.0 --.1 Xi m < , . . • f r ■ ■ 1 ‘ 1 ( CD r-,) ' ' t „ , - , . ,. 1 0 1 , „, TC. i 488.93 I I 4. i . rH o .., o -------- . ; ,. • ".. 1 :--.'---- ••-• 1 70 4 + > ! 1 . o , L. 0 . .. .11 . ' . ,, 1., 1 0 , i- ,. \ , 0 n. • Z , . = I- , , . , , \ - - > .. ' 0 . . , ri < 0 = , , II.. I i IA 1,, \ ,C f > ' „ r \ '; ' = i .. 11 ?,04 I , „ . t : . . • 9 C, , i 4 ; CD 1 , I I ■ i St 4 i , I n A nt _PV.C._3+ 5 ,- oil= , q . , L ______,_ . ---- u) - . u 0 1- 7 - - \ \I 1 C) ma --• U1 , i 111L CS 9 ' . a . ma .. TC. 494.3 Z i • I , N , ' , rr71> 11 . > i , \ , ., I ' 1 , . ' . . ' , , i , ' n -U, a - i ' Fri , 111:= , ,• . , 1 , . . . - , . ! l _..11... ,.. , , 44 ! I ' \ , - 1" - "+•'• ,,, + 1--- --1-- - ----- ---i- '• - . 1 i--- ---- 1 , --- x lIll 0 ,...,,r , \ , i 1 , , ' 1 P II • r . 1 --1 , ' <! > , . ., \ , 0 ' m r )). C) crO --i X) rri < i \ .,1.- '' I II • , ; 0 Iv 11 1 11 , , ,,, , ) -.... . 8 \ . , . 0 . _ ,4 : . : . d ... .................. - 1 i -0 __ __ (Iti , . , r 5+48.12 W. P/L is munmiummmulunsumum _ _ 1 r ',, 4+50.77 W. PROP. LINE L 0 0 0 + _ . _ ____ _. , , , .... ^ , .. 1 c 4 t , 1 '.. \ F.G.; 503.53 1 , , ' ''''', F.G. 541.14 I C.P.1 (ji , E III: ' ..,.., o , , i . . . , , , . , .....,,, , , , \ . „ : , = ' I E ;_,_ , . Ir. .. N . 1 1 ; ; ;,. . \ , 1 PVT. 4+95 1 1 I 0 , , \.,,,, I 01, 1-1 IE i , , , 0 1, , \', ,s. , ........._ .... .........__ ...._ . 01 !FA: ---' """•4_. _____ . L., ,, \..._ .i 1 - ---------"---- - --- '------- - ' . . . . -- ---- 1 --- - TC:i 509 8 \ • ,\\ , 1 81 (-) - ..... 0, 1 1 1 1 . 1 .:,,, . , ., - = ri IE CIS i I , . 7 , . , . ' , I . ' .0 ' ' ... l'" . . , , . , . . , r . „ 1 [ \ - cr,' ' %, \ \ m. , N , . . ,-. 5 -, \ . : 1, \_:\ ..'t . ` I , ■ . ' 1 ' - " ...i.., 1 .. : \ ' ._ - 8 , C. ■ 0 110.11.11111.11111.11.111111111.111111.0.1111 111111111111111111111111111111111111111111 -Q 1 . : f . _ . .. -, , . , . = . . . ,•.„ . 0 II ,C1 x 74 - • 46; ' ,, 0 ri 111 ..... _ , I 1 I 8 i 0 C/L WILMIINTON • I 1 , ii . . . • ' • + _ ..... ... .„).. .... _ . 4 cr) II II . f F.G. 4°8.60 i I 1 0 a ■ a a. 6 I Pr1 p sc, 1 ,,, , 0+ 9.50 •, I 1 r - $ . , = I F 8.1 , . F.G. 526 F 3 0 0 II 1 . , PO . / I 0 0 c - 0 ... . , I 4. 7 8 __. ....... .. -1 1 . . _,_ . r , ' . ; . , , , PVC. 0-1-14 I -x- ?" rrl < 2 . o , i . --- . .... --- .-;, I= ... I 0 I - c:2> --r -1 , . , • : I I .. , - ' •,,,,' ,, TC. 52.83 i II \ < > 0 pi ---CI .. rA• \ \I , - I 11 --4 1 -. , ' PVT. 0+144 1 0) 11 II > Q -1 7:11 II 11 . .. \ I 1 . 01 4 , 1 ' I ' I 4 0 &I 0 ' 0 II m r- > c) (/) -1 X) ill < -+ 7Z) ; .7411! H , r -, ... --t. te 44 , ii ,, \ .• r ' . I 0 ; i•) CO it ol IIIIIIIIIIIIIIIMIIIINMBIMMHIIIIIIIIINIIMIIII , it 1 --- --> --44 7 1- „ 0 ,„ b i I \ , 1 , \ , , R 1 I 0 _I i a) .7ti cti oi N) 0 .munummuumuumumummu , 4 4 .4 y '. * , I .......I 1 1 Ill < , 1 1 0 ,'')\:\ 1 i x.) , ■ _ I ..." ill , , + L i ---. -----4 . 0 I ........„ ....t.... I 1- = 1..; C> al= :-I - - N . ..... __ ,... 0 b !. I I ■ .. , i o , r. I- ..., 1 \ PVC. 1+62 , 1 , 1 cn = ..... •••-■ ■ Z 4 i `1) 1 1 i ' CD C! , , F.G. 496.18 I ,. .... 0 m 1 2 1 j I , / F ., „ , I CS o., 1 r ., , ., ,› , , , , . . , . , . , . , ,„/ , .--.1 X • r (.4 I • . ' '•.:_, I . = • i 0 ' ()) rn -4 1 • . I . • 1 1 i i 1 i 0+00 , . ' ". START' PATH iv ' .0' 1 0 ti li < > 1 .1 . ■ ...•••■•••■••.** t • ...wry.; ■■••••* ....,.,..,..,,.....t. ...■....,.,., .,....*1 .„,■■■.. ,,,,,,. s ..... ,,,,,„.1 I" ' t i■ „ 0 ‘ i I RACT D F.G. 492.07 1 - - - -- . .,....• . , 1 i I , f 1 -.°.-- - 0) -- i - TI --- T1 - 1 . 1 7.0 i - III . , . ,„.. i . ,r 14 _ . l ' ' i :PVC. 1+75 i t o . ! < I ,-....:- - ! p) 0 i 0 8 o , . , . ' c) , o , co N it, fr 1 4 t I -7 73 ° END ROAD D -- ,■ - I A ..., ;.; 4) o I ; i / i ' TC. 5 6.75 i , - o 8 > Pl 1 .." GRADE BREAK t / / PVT. 2+38.00 i b) 0 , ; ..; n) > 1 „1 , J/( I < lj . F. ' ; .1 0 ../". 40 F.G. 492.17 , , F.. 490.29 - ..., G , - 1 ....L. .1 "Cr" - I - - --> -------- ......... o I 1 , ,...,• rn - ' -# 1. --1./ f - 0 1•' N * 1 r 0 1 M V ' 0+15.5 GRADE BREAK ...."7„, , . , i ,,. k • 0 ■ • frl --4 F.G. 491.37 , -----/----' \ \ , , b 1 11 < > * (1) , 1 I. , ,, \ , ___/.. ,,,->-,,,- -, . ,.. .., ',,, ,, 1 0. L u 11 -1 ---4 / c› , 1 . '4I. • / C:o / /,, ,' r _ , . + 1 ;•"' / ..".{ _.„ - . I ) 1 I I Iv (71 > . ...„. 1_ .1.- 01 / , 1 0-1-90 GRADE BREAK . 8 I PVT. 2+75 Z i '' \ -, 0 , \ t - I -& I 1 F.G. 474.6 ' '6 2 , . . „ .\\ „ TC. 534.75 ! i- f --1- ..-' KJ -I-- -hi-- . ,:., 8 I \ 0 (.,4 1 i - i 1 0 . ',\ \ . - , - 4- I 1 x EX.1 PATH (FORAN) . ' 0 1 F.G. ±473.9 . , \ \ I , ... , . „ , , , . 'mr):.- - 00 --rXm<, I ,' ''. I Ct) 3+43.0 W P W. IL -------- 111111111111111111511111111111111111111111 . , , --- 4a „,,. - r* 10 \, I II- i . . :\J ' 1. A F, N. . . ., , . = im 0 si= : r,j--- . ..:: I 1 . 1. i. * i I 0 1 TA 11= = 11 II , I • ..; 1 0 (-) \ , I ';„ . ii NI= ( =I C I 1 -.,„r 1. : '.. 4..\ I l -= = I • __ ....._125 ____ _ ________:____________ _____:...._ ____________... '..._________. ___ .._1.._ --'1121 4 , CD _ , m r- >. 0 V) --i P 3 (fl < - „1 . . - . , 1....) ill r > C) (1) -- I ;0 m < 0 o - '' A• -------- -Is it . 111111111111111111111111111111111111111111 0 g.' . „.0 . 0' 6° 0 .1.1............... -I-- i . , . i _ „ , . . iE + 014,1111114411111111111111111111111111111 , : 0 I -- r o . ‘ , 0 I I: i SOUTH ED OF SWAL ... I . ' 111 . , . . , , 11= i / I 110 .... ., _ Qa i 0= il 7'4 ' • I ' . I ..01 on X) :74 _.,... ! • ,,, , .. 0 X) . 1 / 116.6 • i t.■J ..,, . ,•.... ,,. , , ... , ' o' . r 5, C/L ROAD EN ,,,E . • ........ , . 1 . , •. , , CO r ' / 4 N i l IC , ' .• '' . , F.G. 530.69 11: ---- - -114 '87, - --- - -----1 I; . , 8 . , , , ./ , ›. ... q.... ,,, , 1 0+60.94 GRD. BRK. 1;) '// $ > ..., F.G. 167.65 L E . i ... 1 ......... 7 ■ ' It 1 ' 4 i . ' 11 ' .00 11= . > --I 0 ,, _II m + GRD. BRK. -. ---- - - --- , - + , to - 0 - - M73 j _ ,-,.. > , „ . . .... i , o F.G. 477.81 1 8 I ' . 1 , 0 > , ,, -i f f PVC. 0+75 zyt , ; , . - r--- , . • , 1 1 . . •„ ...,, i 0 0 F.G . 525.35 , . . ,' C) 0 „ 'A - 0 ,I 1+37 RD. BRK. i . • < - 0 13 - 0 X c ; „ , r 7 , , 1 / t ?•■ ' '.. ■ j c? C) 6' F.G. 478.37 1 , . Fi l (0 , . rr i z 2 > I . ..., o : .. 0..! , II (I < > V) rrl - 1 - 1 r - I 1 GRD. BRK. . > 1 p ', ! b r • , , • . r • -111 1-- 1 0 ' 1 11 11 > F.G. 416.27 .• oi - - 1 O i.) _ 0 I „ .,,,, _, < , • M I \ o' 4. II , a ' IV I ,'=X;. ., be 0 .64 : • I \ r.,,,) N.) , - -- - ' I 8 ! i . ...., . \ END ROAD A ., PO SA . ■ 1 ... , ' , ", \ \ ' : \'' ,,, F.G. 525.85 ' !, 1%..) *' ' ., . , + - I ; , I , I . \-,,, _ .;;L . 1+75 I N9RTH END or SWALE , . -4 Iv I. , . ' . , •..-..., --. .• .- ,.; - . , o 0 ..-,, \ , , , • ; . ,, . , . . . . . , , . , . . . . ,. . , . ,.., ; -- , 4-- , ,, ,, - , •,. - 4 -... ° > > :-. A 4. "-.4. ORMA LO IN CO DESIGN 1 • , I < • 11111111111111111 '8 , ,17.41/fAl ,NIDOE P.O. BOX 5930 . i J.O.H. , . IIIIIIIIIIIIIIIIIMIIIIIIMIIIIIIIIIIIIIIIIIII.IIIIIIIIIIIIIIMIIIIIIIIIIMIK' SALEM, OREGON 97304 . . • , ' IIIIIIIIIIIIIIIIIIIIMIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIINIIIIIIIIMIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIMMIIIIIUIIIIIIIIIIM .-:•-: • '. r , .1 0 (1) , m . I ismor . ..■••summor « , <°' ' , , . . • • . . DRAWN , , , , ,, , , , , , - PH: 503 , . . . „ IIIIIIIIIIMIIIIIIIMIII, ., , , , . .L,.. . . . . HARRIS-McILOIUGLE ' ASSOCIATES, I NC. ' . _ %.1.1. , • . ' , . ENGINEERS -SURVEYORS' . , i , . , ,1111 REVISED 'SOUTHERLY STREETS TO MIN ' ' -'-- ,-:'' - ;' ')3-'' ';:* ; 2 -?9/00 O P rn . . , ' - 12555: , _,, .• • r a . r 4 •' ' . ' . r , , a I ' ''' ' TIGARD-, ;OR 9'7'22.3-6287 ; : T ' ' : * ' . * * W 11 , ' .. rr ' , • . IIIIIIIIIIIIIIIIIIMIIIIIIIIIIIIIIIIIIIIIMIIIIIIIIIIIIIIIIIIIIIIIIIIII:: '6:: rillaill1111111111' ' H Or - , ' ' ' - ' - : . . , , . , ,, , , . . . ,, ., . , HONE: (503) 039-3453 . - , ' • ' T + 'REFER TO -TRACING FOR LATEST REVISION . . .,- ;.''.-- -- • .: r - : '' `-, ' ii ;,''„,, ., . ,.,,,• , ., - , • , . ' . . . „ ,. , • ' .. • ' . • " ' . . A a y . . • „ . .A „ . r . ' • , , , I ' , ' . . e '' r . ' ': ' ' r ' '' c . , - ' ' ' . 'r" ''" ' ' . .• r . '' , A , ‘- 1. ,.*,' ' ' ., • I ' .. ' • 1 ' -- - • ,' ' ' r 1 . 1'..:, Y: : r r ''' I V: , k r e r ■ :,•:: 4 :k4„: 4 4 4 % r . , . r ' . . , Y • • Y . . • •A-„ . , , . . ' . . Y . e • . • I r • e . . , • et ' e ' , , • . „ . ' • , . A • • „ ' 1 r ,r •',, r rr . ' " ; ,,.? ,-- r N, , : , , ,• r: , • ?_ ' ,,!": :" :, i rr ,r „' _. • „,: ` :Ai, " ,':""; : • r , ' ,, ,:', '..,' h"'"",ef ' l'" ,?:' , - , , - . , r,, r .,, , , , , ,- - , ' 7, , . ' , A','e ' - . - , , ' _ ' • ,, ,,, • /V < ' :', ;,,,' , :,',. ...:',.• . ,n ,;,,h . ., , .., r .. ;.. , r . fy , 1 , , , jr, . ‘.I. , : ' ' , ** ' . ■ , ' ' ' P ' ' , ;.'. ' ' , ' L. .. ' ,/"Z, . '.: , ' , ' , -** 1■ ''.- : * $ '- :, , ':. , ', . , 4 ,...‘ ' 4,; . j: i e . j.*. 7 %.C4 ' *- , t' '' . ' 4 & , 'ili j ' W. 7 : ' ,r ' F■tr ,, * k .4 4,!;e: 1 %;.i ':*-'''''Si * :'' ',*. '‘...'... * ' *` n''''4: ' '*' * L''' ' ' '.:7A' ' :'-.' *t''' ''':'. '''' -• ' ' ': ' ' '. ' ' '' .' :.:::' ';;' : ' ' '''''''' ' L''' ' ' - . '' • ' . '''' -.'-'. ''''-" '''" - ' 4 '" . ' ... , ,',.' .: ''''; ' * ' '' ■ ;:' ' '' :,., : ,,,.■ . , ..' .,, ' ' :I rt.. 1, ' '' ' ■... ,',' ' '''' :.; ■ I ,, . :: ;-"?. N .' . 4 ' ':, T '-: ' - . : .• „ . - ;','k V' ,,, ..., , , ' .,`,/.,..!!' ; , q; 4 ;,,'?.. - , •,'..,; '•''' ` ' '' !•';'` I '" r•-? '''' • '''- '";'''!! 4:::42k4.4,•:'!"-a..;, A '2..,, ! ' ' • ! / ....-- ',''',!•...'' '. ....;!.. '2:.,2, i..,. ;; ;; ,44 . , .., . ' - ,„• '!" ' ! '. ,-; ! ' .- ! ' ;!" ' - 2 , ' , r � �. - ` _. r � _ \ . .. -" - , _ - . ? _ -. - - - � - r r _ . - � r - '-'.,+ A , r5=e° a , Ni,.f.'40ris,a,iir 4 %ar 401 imu . . , qq . _.41 ,,_ - _ , . , Iti011hi IP At- : ,, , ,. , , . . . 4,61,..;_„,m MB s i, - ,_. „ ,„,_, , W. , ' 1 _ &t!aI I*! ; . III Alt DEVELOPMENT REVIEW PLANS � 1111��� . HIM ma .t � � x )4 MIR plra um, grog -AL A irp al - ,„-. 0 , ini Iai kY 1 I I , N t ar r , J SITE 5. te .,r i . tS 'fi : _ ¢ 11116 \ , ��„ - -- -,-� DD XX Ak% .r E or' �' ,„ .„ D D xx f r mi BI = IE - r' � X p N L r- OD 4 S • .. ir AwAll OD --1 -0 a /.� ' ' CA (0 N I p I 8 ; , N ■tt, l iii A �. r i:i' \ m . In n CC) CO i OJ +la • , ! 1 it m S X r; S SW FORAN ST. _- __ / i ' I VICI MAP — — -- — _ N I o N C� (� CA 1 >, =500' : . marilli■ iIIII 0 t \-- — - ---"' �,C N D c0 o N $ CO \ '`' \ _ \ \ . _ _ _ _ _ , . - I: o — 117: < f. ; › (>11 - . . _ _ _ - - - ../.'. ......\ s ' \ \ \ ' \ --.. \ \ \ \ \ \ --11) , - \ \\ \ X P DRIVE j (/i` O K 23 \ 0 \ \ \ \ o DEVELOPER: ENGINEER SURVEYOR: \ I I DON GRIM HARRIS— McMONAGLE 5 — ` \ � o I D 03 D > N PO BOX 5930 y ' 4 N-1 -A x SALEM, OREGON 97304 = A OC. IN C. „ . . \\' ' ' \ N � --a (503) 581 = 789O 1255 S. �Y.- HALE• BLVD -_. :: , ;.. r D N) N) 'PHONE: ° N ' ' , �E D W N —, Q CU 0 > FAX' (503) 581 -7926 TI OREGON 9' - 8287 , , �, - p PHONE: (503) 639 -3453 t ', (0 1 \ \ \ (n O N , - FAX: (503) 639 -1232 r- =� ; _ = \ s 's \ CA CA 1 R , I -TA `\ I D Sheet Index: 0 ' I o Preliminary Plat and Street Plan t of 5 }{ \ \ . z (.)4 w Y — \ \ z 00 �, 0) Grading Tree Preservation and Storm Drainage Plan 2 of 5 s` --it \ m' Sanitary Sewer, and Waterworks Plan �::=¢ :D D m Y 3 5. I I --7�� I 0 X` ' , \ / ^ m 5 PEDESTRJAN PAIN Fyture Development Plan 4 of 5 - - _ m \ /�\ 0 — TRACT D I S.W. 131st AVE. � N � ui I I I �' D o z Street Profiles 5 of 5 P z PRIVATE DRIV o z 4 D t \ t7 ; D m 'a -_ ' D l '\ D JJ ° v aa' 0 n C7 p < ,, \ \ Pn I Z 1 mi D A: I ItI L :° ';fl ■ I I I (I) 1 1/4 OF SECTION 9, ,, H I LOCATED IN THEN vl I f I \ I I TOWN 2 SOUTH, RANGE 1 ST MERIDIAN ,�. c� i l _ „ . I TAX MAP 2S - 1 -9�AA I r WASHINGTON COUNTY, OREGON ,I CA I I ; I 0 I \ � F I 1 �` S I 0 -�-� DD I., I W I L M I N G T O NI H E I C H T Z �_ , <.. O I D D x x \ H GROSS AREA TAX LOT 100= 136,002 S.F. L — r — ro D \ I 1 I I GROSS AREA TAX LOT 200= 141,126 S.F. cp CA -� p D -- i - D \ \ - GROSS AREA TAX LOT 7000= 64,661 S.F. t I I -° —� �, \ \ \ 1 r G ROSS PROJECT AREA 341,789 ry \ �E S.F. (7.85 AC) { I ° N I o� o I \ \ \ \ 1 1 O\ , cu 0 I ° I J � PUBLI R W AREA= 48,169 S.F. °'`; �; - -'� \ — — — — — PRIVATE R/W AREA- 7,892 S.F. RECE PLANNING w '' v D D \ \ S.W. WILMINGTON LANE \ SLOPES EXCEEDIN 25 %= , e , } 94,811 S.F. MAR 0 2 2000 a I � I D \ \ � - — — \ WETLAND AREAS= 1,27 S.F. :° — _ I \ _ -_ OTHER OPEN SPACE TRACTS(PARKS)= 0 S.F. crrif OF TIGARD , ai SW 130th AVENUE w N 'r I u) ;.. z \ \ SUBTOTAL —NET DEVELOPMENT AREA = 189,638 S.F. (4.35 AC) rn I \ \ RESIDENTIAL DENSITY TRANSFER= 23,703 S.F. (0.25 X 94,811) �_ _ _ __. __ / \ \ TOTAL- NET DEVELOPMENT AREA= 213,341 S.F. , , i F_ m MAXIMUM NUMBER OF LOTS: I _ —' 1 I IIIII IIIIIIl IIIIIIII IIIll111I111111111111tI1I \ 213 341 S.F./5,000 S.F. PER LOT 42.7 LOTS . ='s` cc Z I \ \ I MINIMUM NUMBER OF LOTS: FILE ���� a -; SCALE 42.7 * 80 %= 34.1 LOTS -=',4„ _,-,,-, CITY OF TIGARD ZONING R -7 TAX MAP 2S- 1 -09AB, LOTS 100, 200, AND 7000 AVERAGE LOT AREA: V# r 169 SF — 7 892SF — 41,438 SF 40 LOTS= 6,107 S.F. ` - c 13268 SW BULL MTN. ROAD [341,789 SF — 48, I R PR w TRACTS � / t TIGARD, OREGON GROSS PUBL C AN IU R/ "A =' o v . , , ',. •, -,,,, , '.. „ .c. -. , -', •, •:. '..: - . . , , . — 7 % . - . ' - •- .,. , !. .'"-,.' , . 14 \ACAD1:113\Raven \PLANNING \Rav-pre . dwg Tue Feb 29 13. 22: 44 2400 J .0.h . '` - , . ;'.,, - ■ , , , ...„ . ' t , 2 , 0 I I I .1N31^13SV3 30VNIVeia . , 3.1.VAl2:1d ,c't.. 'ISIX3 --.....„ -,..— , . . c ' ---- , , I , . . , ../ , ./ I (.1) , I (1) I - -.----'\'-' 1 .... L2 , cp - I CA r I \ J -„...' I ....---- - - - _ _ _ 0, I \----- \ ...., . . 1 Z ...------- „ - ' I I \ \ L L ...--- j . I - -r.._ I J .. -- ( ------- < ' \ \ .------- 0 L 3 Z I I \ \ -,•' ..■•-..--. --''' I' oo''''. , , C , , M , \ 2 22 9 L 2 6 I' ---- .,....., , . \ . \ 1 \ ., , 1 \ ...---- ------, - '‘, \ . .....---- „.- - ...---- I , 1 z * .., -- , , C.) - 0 70 , ‘ \ ...> '''',, - °"-* .,'''' N \ 09 , ' ,,,,- ,' \ ...----. ,' ...--"- ,..., I rri o z - N N ..-- ....----- --- - f \ --------- -,„,,, X 6 -... „---- „-, ,.... ,..-- , z -," =,-4 - --,_ _________ i_____ _ _ -- ----- - .„---- .„- „- _ ca N , -....... .-4 9 _ .._. , .., „..... _ ___ ........, . _ _. .._ _..„. .., ..... „______ _ ........._. .,.....,._ .....,.._____, _....._ __ ....._ ,..., , r- '',.,.... ------ ., „., ...,....--- '......,- / ......___ 3A leia M31Ae:1VIS MS _..—. „....-- .,, 1 I . , a . r-- , J , „.., .‘ •{% . 0 s. N - , c.n R '71411 IC ; W ;: , tri.C.U.': I) r .----- -.---- ■ • \ , , , „ >' ' f t .. , : ' in K ..-•."-- I _ _ ____Imanw_si ---______-- --- ___— \\ 1 __ -..:----:-- , - co rn ,.,'; -_, __ ---- -----7.- - - r e - — t , :, ...- I i :ra ,-- i 1 I 1 I \ I 1 -, - - .... .., co L I 1 0 • I 1 \ , I; 9 ,1 , , (..., = a . I r „.----- -S r, ,, 3 3 •••■ I ' \ I ii \ .../."-N. Nt R.) 3 ,' 5.%n ' 0 'D %. 2 2 z v\A .....,, ....-- ,-.) ,, .,-, :P ; ',.... X ../ L ,, r7 -. s (1) ''. / q t 2 - 13NtliVI-101 ( )10021 "X3 L It ,..-. (j) ' --' z ):'• tv ..!.. . S9 , ,, - 0 ICA ■■■• ...... 0 %..% / 1 0 1\1\ I i 1 ...-- ....._,-- „ . —1 rn I r" i , ..." , ‘ '4 ; ,3 ....... > rC) 0■NAC) 3Go '' 'Do ' - '•' ''''' r;,- rn 0 CD c .C.8 :,,,, L I 1 1 .,,,-" --. 2 I pi C') > . 1 . . - A .1- , ' ,--',,/". _____ _ _____ I__ _ _ _____ - . 0 0 : ,90Z co '' " 0 z 0 , ,.... 7..-- / .7 / 7 " 1:1 .3 "S L.61.'2 .. , , —9 7) A'S 0 1.0'2 -- M 'A'S 9ZC`Z 1. , . 0 rn ..,, „ . 3 .1.0V2:11. S°\' , / 9Z .L.Z 006 101 XV1 - . z 0 - • 8V6 — 1, — SZ cIVIA1 XVI , : .,,' -. ' 4N '' °I .... •o % /1 ' ,9 'L. L 1 ' ° / 0 4- .1.1A1S3 3 0VNIVela Vl01S *X3 0) e:1 . ..A'S 917g'L . . . I. - ( 6 ) 9 .. Va.." , gz 000L 101 , ± :+::•-,.;.. xi 11 S • 1A2:I3S /V1.1.1SVH OIJI0Vd AS .1.eJOd - ..I. dinel , ...,4•0■, , , 0 __,x) 4 - ' / /..■ — .. 9 L. ;3...I. . c .. 00 l. 1., 10 X V_L , ..."-!-. 1 8V 6— cIVIN X■ ' ., , %.54,. Fs. , VV6 I. — SZ ci\9 A XV1 -aNVIIkt 'X3 ,-.00— Z L 101 NVe:10A :co:: c_ ., ....„ /, •eiipclaYtVL f- / // ■ ■ ', S) 9 . + 5.8 . , ■ ,6 c / A . I:e ' t c5.1 . b ..--- ,d 0%...-- "...„....- .k. (.., . R/W ' Y L* . ." --.4 :7 'IS LLZ `2 . ---- <- „,-- c, r- ,, — .,.. - -tr--- T; L .. ,OZ .._1'S Z — 1. L'63 ,f) "fr Z N "A'S 6 0, .-- °' > 0 r -4. 0' 30VdS N3d0 M ' . > 9Z 0 10VaL 0. cn 2_ \ cn • "1 (•1.. •4+ ca.- „9Z # 'D! ‘ L A- " ', 4 '2, ..‘ V) C- >4*() to --i C't M , (.6 7 . J'S 'c 90'8 ...) ' ■>% -c° C3 ' JS at7L'L. 00 01 , .. (7) r- t.s‘ 9 - 17 L 0. 2Z ,. ■ 8 CI V 0 ei -.. . - p. < ..:::. a , J. i. .....3------- b ÷. _ 1 _, 1 _ ... 1--F. —I I ___.— 7 _73 Al. 4 . iii .1s- 'CA 1.0Z L 101 XVI. ,,, c',/ %-,' 0 t tri 8 ..... cp. ,,, oo+c 00+ ,-\- 17 .fr + 0 z VV6— I, — S3 dV IN XV1 1 . I , ,9 L L 0 0 i „... / 1 "" -° .172 ,00 / L r- ,99 . )0. r 4 ..,,— tv n) ii J 172L '17 443 • - 0 t 0 t — I 4: ' LG6't , ,'? \-\ , - t7g'g 0 0 Z Z ( 8 , i :L - - ' J S L L2 '17 cyl , ,. ',, g I, 0_ 0. 63 .. 1 ....., __. t ( Is I ',i . gill- Od i 2 c,z (.. v) 2 L rri --4X11=i . i l z:: 1 b • Z j3. -. -- -1 tcl > ; .. ri m ,, 66 ,g 6 ,L 0 Sa 73Q. l=, I I 1 i i 't , - ' R • : • 0. , J'S ZCVg , . b. -,-- ,,,. 'A'S 29617 'A'S OgL '17 , - ..-- t ',, ' 9 L 0.(Th LT, 0.. . .,, (-) I- Z I 02 , , .,, ., C a S ,,'-' ' f • .', Z "' C) 'A'S gab `g • , I OC) ±01 XV1.. , •, 1 $6 , Q6 10Z 10 XV1 ,L01. • 2 .--- ..----- 1 8V6 — 1, — SZ dVVN XV_L ., ., i 1 , - • -. .01 .."'..-- ...A'S 296 '17 . ..A'S OgL '17 8V 6 —1 V 1 ciV IA XV1 ,.... r„ . . r ...i'S ZCC `g 0 Iv I ' '4 - ,. 01 - t 01 1,' :. I> Z. . Oz — 4 -1 . ,.,.,..,, .1 ° P L 2 0... „, . ..........__ ..,.., ...... r ./ ... rrl ,0 I ° ......, • 7 ,, 99 I I -.7 .."."-- -<> . , z c • - ,,, - . - : 0 ..-• r, to - ' x 4. Js gC6'g . ,g 6 . L.0 I. 1 .. if') *%. o ./ . \ g C) - , C?, • '...., < s / ....."Th 43 ''''''' Pr ■ " 1 X > ""i , VI . t . - • ", ..." 7 \ -,..1 0 L L --.- 'SS C 9217 • ..A 'g 'S ggZ .., , ITI. 9 1 1 ...i Z.9 Cc •: 7. ,/' 1 , u, 1 6L .., Z2 0, ... ..„.. CI -*I -,...r ., • ,, . m \ . to 0 •• : < 2 \''''"•-•.:.'": . , ,.. Z 6--. t 88 >0 GI -4 \ ---- --- 1 t ` . • , A - ____-- .:„...: ----- _ 3> \ 0,-.J .-/(-f t ] NV NO1ONIVI 'AA'S „._, ,--- ... C) Z ID g b 8 1..„ i ....._ __._ . , _ , I .1 rrl ---I- et-----I oth----- I -----... -4-- ----i- ------I "----- I ----- 4---- ----I- -----1 -- I -F A. 1 ,'' - ," XI • \ 0 00+C 00i 0 • CZ Z >t'' ''- Da ' 1 Isj" ____— --.... 31.V0 3 323 IJ 1 1,1' 00+ t 00+9 S0'87+9 i I i V. i c: 1 00+ SS03V Z , b 1,4^1S3 SS303/SS330N1 ,gZ v- / .----- ----.2-22 t .- CNC' ,.•' t / ..,.., / ---- F- a. , INI ; „C> X U) ret GO ti :-.': LAI N ''' (1 - SS 901 i X3 3> ... 1 / / o 9• ;13 / i. 0) N. 0 L . .d.s g8z.s • 1.r I 1 .,:e". / / / -- -3*S 1.617 `g 9 2 (.0 ...d's c8Z`g (.0 A S G2Z 'S / i ("1 4.,.. -Pt -P. 4 / / g - t7c - fr -- 0 ,69 r' 1 ! I I 1 , . crt <4 r` t..T■ CI) i . Cm I K • ..A'S c'22`17 rri T -1-.) ' rn °'' 61 , IN * (71 6 .>,. < ,,.. — , 6g .9S ,99 .99 I> xi I. - ; - ----- 14 ' L_ — — — — Z ---- .011a --..- , t'' . . J S 203 `g 0 ...:1 I --i , , 69 — .010v I. • '..A L6 'ii ' IS 2On ' .d . S 20n . ■ 1 > )z - L.2 9 . 6 Ot co . 'A'S Z06`17 (0 , Z (.), (-!.. LA_ Cot (.4. r ,, 33.-• ' C) i 2 --1 > ., . .. , , -0 e LIZ + .,.. Od 00 101 XVI 0 1 N..) 0 (I) 1 h■ 001, 101 XV1 8V6 -- L — S3 dVIA1 XV1 ,, r.... Z 1 V ,06 F3V6 I- — SZ ciVIN XV1 Z I 0 r _ — > .A L LI.' 1 f V G V 0 e:1 ÷ - > — — > / 1 o., 1... I. Z o .._ A. ' — I — i_____ —..i..._ _____H „. ... P: M = co A %,> 00+C 00+1 • 00+S Li:0g +g , _ , 1 . i 1 . Z ......? - _ t M I .L 9 , ■.,.,,,,,: Cb Cb ---- 1 i — — ' •,,,.. ....... .■■•■•••^ -.'"'-' .■•••••• ■■•+•••■■■' ......'''' ■ ■ ' . '' ''.. = ' : ,,. \ 'A'S RLO' L 1. 'A'S 6172L 'A'S 601.'2 .... 'A'S g 1. V2 _... 'A'S CLL. `9 _ *A'S Z2L ' 9 __ ...1 . 1 , 0 (...4 II (...4 (.,4 \ \ I "---.1 11(13 9 g °I t c 3 I,, S \ (..1) : o I , : L'I. Q) ., :' \ \ ' ' \.. .111S 3 "'"'"-- -- A VMHI.Vd NVI8.1.5.303d ,g I. -,' - c 4. > c , ............. m r- ,3 -............._ rn —• _ 3 NV .LL .09 , ,09 ,0 9 ,0 0 9 .9 , 0 _ _ ..----/ . . . oc, , „ c., ./' C1 M S . , ....--- ,--- . . ..,-- ,, , . ,,..,..,., . DESIGN "i > - A ? 6/?■/A4 1066/IVO CO . ■ > 47 > ..•,.., ■ , . J.O.H. i (.4 7 P.O. BOX 5930 .• ' ' 4 ,' •3 ' / VfA &/DE ...... SALEm, OREGON 97304 , - c) - DRAWN . ' , „ PH: 503-581-7890 ,,, , , . „ . 2, REVISED, SOUTHERLY STREETS TO MIN. GRADING j.-0:H. ',, 2/29/00- ' ., ,. . . ,.,.• ,,,...,„,,.,„:- PRELIMINARY 'PLAT HARRIS--MeliONAGLE ASSOCIATES, INC - ' ' - J.0I-1,,. ENGINEERS-SURvEYORS ' , ,., : ,.., . • •• '-,'.....•,,,,,•„ ,, , ,• T - , 1 'REVISED PER CITY ti i ER DATED DEC- 17TH 1999 J 0 H /09 . -'''' ' '', 174 _ - CHECKED ' •, „ . , • . - ' 'AND STREET 'PLAN ' , , _ Ti , - , , ,,,,,,,, ' • ' ,' - ' - „ ,„_ . , REV. , , DESCRIPTION BY. - 1 ' , ,t?HONEW <503) 539H3453 , • 1, ...„ I - „ , • - , ,, , ,,,, „, ,..,,,,, I REFER'TO =TRACING FOR LATEST REVISION , - - ' ''. -• : - , ,,,,,,. -,••-:.. .., •.„,,, -, , , . , _ • ,,,,,....4.!.!, , • • , , V. , ' ' . ' ,I ' ,, ' • I t .;''''' S•Y "V."' ' . . ! . ., , -, ., .. . ... .. , '-,.+, ... o''. ''..,. ;"•1”. 0 .'.. ' . ' • . " „ "•0-4"" ' '. '' ''1, "`' 0 lo ' '• ' ''.. ' -' ' • ' , 1'' ''i . "i ' ' '" 7.. . . . ..".‘"•-..'..' ... 7 ''•• , ,' ot o o. , , ' ': , 11‘ ' o .. ` " `Mo ' T ', ' ';o§o;'` " . . -''''' °.' °' ,. , , ,.. '`, ,. ,°.... „ ,-, '",,,i , - :' t :.„? ''''' ..,,,, -'- ' ',- .. % , ,,, „. ,. . ' , : „...° °:- `. 4"' ;""F.''!‘;' ? - '''',„ ".... .• 4 ,..•,- ' .,'-- .-' ''.".". ',: .:., • ' •-,'.'' .,•-'' ' 43-'',',,,, ; 7 `:,:,,,, . ' ';",;; - ;, , .„ •'; , ,..., ,„,* ; ; , '`7 ; - -,', ...; 1, 4 ",, =,,;;;;:-' ;,,';,:-%, ,,,%.-;:';; '. ; ' ' ' 4 % '-', %'' -', ' .... :-.%."=2:; ::-.' % 7 7-'- ' ' 2' '-, ' "'"'.‹,,,,,, ' s ' ...'"'': %., ''',...,,.... ;', .:' ';',:, 4, ,-, ( „:.. , 3 - ,'. %'. 33_f "`27, '„, 'r'% . „,,,4,- 7 %, ; 2:: :'%-%;;J '.. '-',-, :A 1 ',1 i.-.- f ''334'3, ., ', ■ o„ 3c • . 4,1 3; 4 %,,,,," 3 ; 4 ,3;4, ';', „„ ;; 34.;.%% .; "4,3';, 3 3,;, , ,, , , ;3: ■ :1;f3 ,. ;4,, 0/ • .:%o , j; t-t,oZ v.t. Nii - ,..." " , " ... •. " -s ,c . :.:,- 4 ': e:;;;",*`;';"."-i. ', - ',-,%:,, .: , '. „, -,". ;e";%:‘.' - 'V411'r.'',i.„ ,,." „ e t);,4 ,:i 7, ;.,-., '; , ;, ,„,, -,;;,,', , -,-,4, - ..;;,,,;,z , efi% - ' ',,,:,,-- ' r.:-',,: ;, 4 , - ,a',..:,7 ';',x 0 -, , ,t,'-?.,` , ,a..7*(LI:15- - :":.'e , ' '.1 , ':',..',.."...i, ,. ..1 ,,, ,'2..,-..- , "4- s'Pci41",a , .1. .::. , -- 4 6 ,,, 24'; ''D ;;;;'.4 .' - $3,--,-`', - - - = - - . - , , -- - ' ----- 7 . - - - , - -. ,, - 44 , , 4 -- -' , - - 1 1 "- - = ' - , )1 -'=,- ,,,,' - -,'-' -•,' ,"'",'''' ' '1 ';." ' ',' f ii, j 1 4 ,- ";,' ,3 ;Jr`", .. --,'-; ' ''' - -, L. :, ".(1; j. - - — — - . --: - - • J - , „ . '' - '' l ' - • 4 '' , ' '' - -• ° ,. ' i ' 1 ' , ' - . *-- ' '• ' --' '-' , ' P'1' ''' ' -"'.• ''' : ' ' - ' ' '''''''' -'''' ' ' . ' ' ' ' ''' -: . • ,,'''' ' , '''''''-, '- '-:' -' ,' ' t - ''' '' ' ' - '-'Y -17 ,' : :, '' ;N ; tAl : ' f' 7 " - ,•'; ' :°: i- ., 5 . ,i "' ' ',, ' ' r. • ..' • , ''' ,.,.. ' - ' r - ' - - ' ' ' ' - ' ' . ''' ' . - 5 ' ' -: '''''' ' - ' . ' ''- '' . ' ' ' - ' . '''' ' 1 •i -, ' : : ' ' - ' ' ' '' - ' ' s' . - - 1 ';'''''.: -4 ' i 1 •.''': %,...' C ' , 2'''' ' C '' '-' 4 s crl ''' 1 , 4-f<4,1,:‘ '1 0^ ; ' N 'C P - 14;; ;;* : 4 4 ■ - ■ - , -.. , ■ , f . . lammapimommonaniugar .. . Imusaupo....4 . , i'' .. _ Ye Ak*1011 1 . 671 :111 11"1 :1 11 1 11 111 .11 1111 11 11 g li :7. 11176 ,-- _ . .., - . ._ s: ..',11411111111miwilir 4■ Ali 11 4/0 all , lia * , . , : . • A ,, , . , , ..... in. .„, .. '.. - , _ - . 11:11.1: # * v.- = - - • . -- . - . _11111 . - ' 'Mr111111111111111IFATal. * 1 r - s- sit -- „ e Allimrail . Niim ik it.- .4,4 se, 11111111N la ,.. :4 ...,,s ._ xme; all DEVELOPMENT REVIEW PLANS Altilign un...4. nits Iv •,,,.. . I ...- cr al it, , IA MOW ilo i• II a nun to. .. ' r , , 111110 III III MN analli r.' giff .......2 1111 ,. , I v v d a yolk I II I 4.0.1111 • JEC SITE R 1112 all, . — F Rim omomml ._ ,,,, ,0.. .1 . : , , ..r.k.., - . . . Eb 01 4,. I ,, 110. .. , LJ I-- ? \ h 4 4 ,vi I 1 1 ,.. . W ill , ___i _1 . 1111114 MIR 11 -i -i > > 41411 a MI SW Millie \ -- •-I x x x x i El BI 1 IE -:"-, > > 1 K Arlie I MI e l MP 111.1 - / 0 It °; illWrill . ,, \ o x_ i ; f K co NJ -i --ID 0 CnN) I cv, . 0 w 1 - • ** lrp.- I P 0 .1 alb. 1 111 11111 1 . , IIIIII 1111 0 (,) 1 , A4 41 N 0 1 I ■4 a .. , A L. Ar T mil 1 41111 MIMI a . \ (.0 v, > v, --... W ---..ri-- -1741 co q ANtri ... .,.. › , ..„„ 5. , I ii. co r• i t i p kil, ,:. s „, .„ . c :_. ---- SW FOR AN ST. I VI CI NI TY M AP . 2. --- -- -- - -_ _ __ / . . ..,- — — — — ---- - — _ _ _ - -- ' ( N 1 " = 500' • .,-,! _..., \ \ \ ',:,,,\, \ CO 0 ___, V - , CO \ \ \ , \ \-.. , ,o __„, \ .4 ` \ \\\\N\N ' — 11 > > , 1 .......m...___, X ..•-•---- .../".. --V _...., ,c7,,, ,, .....- \; \ \ , \ u \ • 4ACT A 0 I \ ' \ \ \ \ \ NJ -- ti 0 —I -0 \\ NN . CA CA -P• __. , \\--- \ \ \ 1 \ \ r- „..0 x II' 1•3 r-N IN) ...... (. ___ 0 , \ \ 0 > > 0 6 I DEVELOPER: ENGINEER—SURVEYOR: > \ 0 \' , -\----'<- '-'\ ..-- \ , , ‘ , 0 DON GRIM HARRIS-McMONAGLE , , , , , . ,,,,.,,,- \ I — --\\ ' , :_,.-- __. _A-- ' \ \ ■1 0(40 co > :--- - --I —I > D. > N.) PO BOX 5930 _ , , , \ V\ \ 0 I z --I co GI C. , ASSOC. • ) , ..--- 0 — SALEM, OREGON 97304 \ \. \ x_ A A-,,,,. - ., 7 - - y; , 1 ,„ --' f -b: '-_,",,, '-'' -I., - 12555 ;,3, HALL BLVD. , ' --,'''''-' ' ' ' ° - - - - _ =, - - ---- - 1, :=1, - --- - L.-7----= ------ - =-4 :6.- - --,.-...-- - =-- - --,7_ ---- .:-• - ---, -- ---, =.4 ,, :-. ...- if - r r 4 - i N...) cc) .--• , ,.1 _ , , , -, _ _ ,_ - - 1 - ' I PHONE: - (503) 6 0 81-789 —...% TIGARD, OREGON 97223-6287 , 01> N) N) N) N) ' - . .4 t V , F AX: (503) 581-7926 # r' 1 PHONE: (603) 639-3463 1.1-.;- _____ ,,, f\3 ,--:-. \ .' ` Elj FAX (503) 6394232 • , \ \ \ \ ,.. vs . , , 41 '''' - ' Co \ \ , CA . “ . \ \ \ \ , 0 (/), =. I \ \ N \\,,, N., 00(14 Lj , (-11 1 , , -14, '-',• -\ r -1 I , \ , , 1 \ CA CD , .... -■ -‘ K D. Sheet Index: 1 1 1 0 \,;\ 1 CA I \ - \ -,‘ Preliminary Plat and Street Plan 1 of 5 , co 1 1 i I -::) :-, ..,,, \ 0 -S — Z &4 I (A _......>"),) - P` , , -- ' *A 'u* I (I) i I , 1 --% _ 66- i Lt 01/ Grading, Tree Preservation, and Storm Drainage Plan 2 of 6 i .:,-- - ,--;'7- \--, _.... 01 0) --.1 1'- 3 \ --1 __.,, > 1 , u) .1 I -77-1 — — — _ \ \ ( ___,,, -_,,,'[- - Z rn Sanitary Sewer, and Waterworks Plan 3 of 5, --i \ \ ..„1„,,-- • 11> rn 0 x / ----1- 7 ---- -- 1 ' 1 X ---4 ____-____ 'ef,--- 41, m (4) <;___„---- 5' PEDESTRIAN PATH L_____ - •■ ---------------- / , _--- x o TRACT 0 S.W. 131St____ AVE. Future Development Plan 4 of 5 J11 (J1 -•` Street Profiles 5 of 5 I I i I K CD \ , \ , ."0 2 _ PRIVATE DRIVE o z xi — -4 -0 - -4 M \ te) > r _ i , Al V A, v, 0 [ a 1 k 0 1 x , i < 1 __, ____. > z > c rn , \ ' \ \ , ) - 0 -1 > 0 0 m , ?..... 4 M 1 • , ., I I \ , _. . m k > RA YEN ilDOE . I 1 i K \ C ,‘ \ --.■ -1 -1, (0 CO 1 ( k ) Vs 0 -4 *, , I 0) I i I U' % ,s (.."1 1\-) --I, , \ I 01 3,..„ . , 1 I : , . H . i \ \ I . , DEVELOPMENT REVIEW PLANS „.. , , L - - ,_ _ 1 ____ ____-_-_, / -,,,, I _1_ z ,/ _ __ , _ ____. ) . . — — 1 1 ' ; I ■ H- _ LOCATED DI THE NW Vil OP SECTION 9, ..A1,4 ' I I 1; I , ; I i . \ i - I 1 ; 1 TAX MAP 2S-1-AA I --‘.--. --41) TOWNSHIP 2 soum, RANGE 1 WES1', WILLAMETTE MERIDIAN , .. , L, : ' WASHINGTON COUNTY, OREGON C (A I \ .) I i ! I —1 0 `---, 73 1 ...-- ..ev \ _ A _I L— M I N ' I 1 I 0 --I —1 --I --i > > \ W I CJ1 ,,,-- 0 > > X X m GROSS AREA TAX LOT 100= 136,002 S.F. \ ,,, 1 I z 6 I 0 L J : . ,. . _ -t o 1 x x r K r- \ K 0 > \ \ 1 G H TS . I I I I ril GROSS AREA TAX LOT 200= 141,126 S.F. ., .., - T1 c.A i - - ' GROSS AREA TAX LOT 7000= 64,661 S.F. - 73 0 > —1 -0 \ . _ I 3 1 0 I .H —o \ \ 1 1 I ) rn \ ,IL I • r" GROSS PROJECT AREA 341,789 S.F. (7.85 AC) , tv N) \ . N...) 1 __, Iv I . , c.) N. -,...,_ ,c) : 1 0 (f) 0 (i) \ \ 1 1 0 \ -,... 0 61 .A.1 . CA I ' , -- .--- \ r A I 0 I \ -- -- -- - - - \ -,_ 48,169 S.F.?5'i RECEIVED PI ANNING _...-----/ ,-, tv 1 — ---- _ L _ _ _ _ I. _ _ _ _ ._— \ PUBLiG, R/W AREA= ,-) / ' N ki I co \ \ \ \ \ PRIVATE R/W AREA= 7,892 S.Fi , -- 1.; %........ ■• . j LO > \ N '",,..... S.W. WILMINGTON LANE MAR 119 2000 _ , SLOPES EXCEEDING 25%= 94,811 S.F. cri / --k r - ti 1 > \ __ WETLAND AREAS= 1,279 S.F. CITY OF TIGARD L / cr) .-...„.. cu .....-'- , .k . \ OTHER OPEN SPACE TRACTS(PARKS)= 0 S.F. ......---- u) - = N. , ■...--_. --..., - .,, _ ...._- _ _ .. \ \ (A (pi , .. , _ __ -- . .... -- a) SW 130th AVENL.J )1 I , z ... \ \ \ SUBTOTAL—NET DEVELOPMENT AREA= 189,638 S.F. (4.35 AC) • . N ' . RESIDENTIAL DENSITY TRANSFER= 23,703 S.F. (0.25 X 94,811) 4 ___ -- — - . _ - ____ ,.: i -_____ cr, --....._ 1 \ \ _ _.... ---- -- ---...,.. \ TOTAL NET DEVELOPMENT AREA= 213,341 S.F. ____. _._ t -..._ 1 • I -5-- m MAXIMUM NUMBER OF LOTS: , i 1 — — — 7 — --- -I— - \ I \ .>, v _ ra -....._ .--- 213,341 S.F./5,000 S.F. PER LOT= 42.7 LOTS • _ _ I I I \ \ I cr v____ , . -P. 0 50 1(00 \ MINIMUM NUMBER OF LOTS: 10 . , 7 ta S 42.7 * 80%= 34.1 LOTS ,,,., .1 , et ____ CITY OF TIGARD ZONING R-7 AVERAGE LOT AREA: .. TAX MAP 2S-1-09AB, LOTS 100, 200, AND 7000 [341,789 SF — 48,169 SF — 7,892SF — 41,438 SF , . . , (0 --- -------— fr -- - _____ 13268 SW BULL MTN ROAD GROSS PUBLiC RP)/ PRIV, R/W TRACTS 40,WLO°TSR= K cr ..., c, -, t__, .......- .,- TIGARD, OREGON ..--- „------ , 6 7 1 0 6 7 SF CO Y , ..--i , , . , ..„,.. s - - • • • M `,A , c' 1 )RI3 \Raven \PLANNING \Rav -pre . dwg Tue Feb 29 13. 22. 44" 2'000 "` J • 0' H • , ' I '. , - ,, ...: , oc 1 , I 1 i I 1 1N3W3SV3 30VNIV2ia I I 1 I I I : L- I - I I r OI oIi - -- _.___ — — ___— r�1 __ - _. ___ 1 701 ' D.- I I 1 1 1 z ....- I I \ ) :---1 c I FT ', \ H' 2 1 9 L � ,r, l 8 I I 6 / ( \ �� \ I i I 1 I i I m� N I y- - ° S. _ _ Z R�W i i 4 0 L . _. _ - _ ]neeia MlAeiV� ' MS - - - --- - �' � � 4 I.; ..-- - ....----- - ' ‹ - H. \ Zo I f I I I I I \ �'� \I 0 I 1 \ K- D _ 70 \ n „ g L Vtti J i � 'C =^ `c� 1 g -t7 I 2 13NNV1-101 (33 N11 N008 'X3 \ P. D �, Qua I I �� 3GO � � av m� I i �Q, r� �� ,3 m 1 1 5 1 _ m xXA — l l I i 0 Z 9 o z / o f� '. m 3'S 9Z `Z L :/7 'PI 3'S L6 L`8 < z 00 3 10V2:11 ` °� '/ 9 006 101 XVl I -,o 9 V6 — L — SZ dVW XVI It: s a , L - te r 1WS3 30VNIVC1 WOIS 'X3 C 1 O l L lol v l o m S 3S 1VIIVH OIdlOVd A8 180d . •1 33d j /,I —Z � b'b'6 L — SZ dVW XV1 a 1 Mv,�3 - ,.► Z1. 101 Nb'e1od R/W ' o r�� // � � , — ; sl � /, � 0 ,0 9 • / , - - 0 ,n 'A'S LLZ`8 V I - � r LL �/ - i t 1 1 - _ � '3'S Z L L `63 ' \ s' c � <1 U '3'S 617g 8 ` .oz �� % / 3OVdS N3d0 I M - , • 0 l3Vil ', �, 0 9Z Z �� 2 w + ` ° r ; i ,8Z1 A- . o ' . ;� O 3 S90 60 m 98 ok rr i 3'S 8tL`L �� ,;� 1 n _ 3 v CJt qt I ' 1t7 o as LOZ L 101 XV1 , L1 � I �Z 1 QVO?� — o c ,_ ° V d 6 — L — S Z d �/ W X bl �' I _ `' oo +� oo +� �o sw+v I mo' , 911 0 . i . b8 A: ,001 + it i( N ® 6 --_' -- '' J '3*S LS6`17 '.3'S 2L't I r L • '3'S 217g`S g le ° Z _ �� a S L L8`t cY ' • m -4 d cn L i. 58+ ad f , VI 2sro 66 q , t S6 Ldl rri yg t 1 S 996 `t S OSL`t _ 3'S Z2C'S 1. t 1,, (, o o 1, ' w / 3'S S217' S f W G - / i� 1;1' ' 66 S6 03 10 XV.l. LOL oo 101 X V l r. I $ '3'S OSL`t 8V6 — L dVV� XVl 8`d6— L — SZ dVW Xt/1 4 Cpl N • r / ' � 3. 896`b Z // J v 0 Z ± '3'S ZCC `S o .� y S8 < I —i o ^v NW / \ , > > I :s.y' g P4 G> �o r in ` . s E ° - / 3'S S26`S •'‘ 56 a v Z A 706 6 v, ----- ' A / ',S L9 L'S 3'S C92'17 S SSZ`S I r� Q go c„, 0 ,:.2, , r _ t:Y `c _ i , 6L .o- Z2 88 I -4 • , : z g ]NV,,, NOWNIW�iM 'M'S t _ �'1 a fl: . , -- 1 , �J i -- - °-- I o--- 1 4. —I —4- — , 1 • 1 -- 4-- —4- --- ---&- 1 �— +— - `-i`-' — I I +— - -4-- .� t ' 7 d' N 7r } t.Sr' �,� N '�' _ 1 ....� .r? tut 11 -'� ''1 .7 r O I. 1 00'I'C. 00+V 0 Qo +y • �, / __ _ o __ -_.� 1 , 31V� SS30�V 381J 00 +9 SO'8t►+9 d . / --- II o iWS3 SS32103 /SS32JON1 ,SZ � n Iry � U �' / / X ' 3 ' S 9017`S (J) / N s o�� / .�'S L6 S 3'S S8Z`S , 3 S8Z 3 S8Z`S 1 'it / — tom , ,, : 92 e 5 2 - b2 22 / / -o r. / / .68 r"1" . - "r 0�� �� > -1-' �'. - 3 ' S C22'17 C i "'r, < Cn �, 6 "` J'. 6S , .95 ,9S I Ai W N — ----- -- Z.' -1- � - --1 68 , o . t¢ - _ 3 Z L 6't '3'S 80Z'S ' 3'S 20Z `g 3'S 203 S ,,,,, X 3's Z06`� hA 9C 6 c0 0 , Z S' g w - w c,, 3 o I o � 4 oo 01 xVl 00t ion xVl I ,06 8 V6 — L SZ dVW XVl , _ C 9V6 —L —SZ dVW XVl I 1 D — D y '3'S Zit S \ V Z o L �, �' o , I Z y� 1 1 r'f'' 1 c` ! -- r— c ± —J � N --- -- 1 I-- -4-- I -- 1 -- — --- II LI X �A 00 +£ 00+* 00 +5 LL OS +S ! I I Z sz, i \ J L „ - �, �.N� — ' I __ ___ _ ..... art N \ 3 S 8LO i*- 'SS 6178 L ' J`S 60L 2 '5S SLL'2 'SS CLL 3'S Z8L `9 a ----1 (c.,. c rn rn S'\*......,.. \ (1) 1WS3 30VNIV 4 1^1801S 3 A 4? 213M3S ) JVLINVS (i) 4. ,. \ t___ ��` �IVMHiVd N'd121153O3d ,S 1 I , �, — N�1 _ I . , LL 0 9 09 ,09 OS OS N 00 i ®131.4 M - ,. ,,, C � /d/i 10 66/NO DESIGN �° 0 1 ,,, VLiVRID P.O. BOX 593(} J. C. r ` "' is SALEM, OREGON 97304 PH. 503' -581 -7890 ' - DRAWN , : R ELIMINARY' PLAT HARRIS- MCMONAGLE ASSOCIATES, ',wc. _ EV SEa' �,. ,1.OtH. 2. R' I SOUTH' : 0 �. ENGINEERS - S ERLY,, „STREETS TO MIN. GRADING J O.H. 2/`'29/0:0 ,m 4 • 1 2555 S.W. . HALL BLVD.' �HE9' , 1. REVISED PER C +TY' LEVER DATEQ DEC. 17TH ' 1999 I,O H : 1 74 ' „ Ca ;. ' . ' STREET ' TIGARD OR,'97223 -6287` . , '�•'' - olwscR$ fo0 •:° . . Y V :.M REV. - DESCRIPTION 1' BY , 1 • i3A ,' .'* �r PHONE: {517'3) 639 .r 3453 . .. P:.� .. , , , . - ,. , .. - ' REF ' `O `fRAC1NG FOR d.ATEST RECISION ' .' ' , T ,A - r :.iv • . ^ - y „ N a , ti� � V • A. � °'1 . , l "`•` . =R .', - • ,+ - ' ;n, ' •r, r N m� x Y F • . M` nvr ' • f •� 417 - C j A .i. 4 ,}: ^ d4 �v,. ' A r nr'a, " . r , ro •� ie y_ _ p ' :H Z' ,e ti: rti` =e a ' ,,i r ' ''. a • r . r"s. ' " i r " x ' v� ,a. ,` , 'r ''' Fy. ,:::::':.4: 'r .;" • r ' '• '.� • :rs i A' ' s, J J . r. • .. � -' rr .v 8''• r 4. �, .� :f +i' dy5,.� .. r, r .. . + .: i'•E ” ,r- ," a r' Y^ � : � i ' � !. ,. .. _ % b� " _ _ r " f ��W' ..] ,. � z .. S'4 i s. _. x _ -: .w, ;!4 x , i _ :.. t s e r r "FV q : sin, •i^ _ a ' ,.- i?•� _ .» , � . ., , n :. .. , k , rk a. a ....9.- ' - - -r._ -.e �: �:.n sv� `*i` - ' - �` m "c ?:�. : �` " - .. rt .'�,'^ :�z- i.� -`'" .� ., , '�^:,.w„ "� �, w . n :«. .,a m •1" r 'w� , , _ . - , � . . .. -.. _ '...'P �.^ ,. <x' .�. ,, ., =.fir �. . -. a. , :x sJ , - . .. .... ..... .... .. . •• . .. - .......... .. . ....... . — . , .— — , — ---- — - - — - --- - — — -- .: :. , , .. I. : , :, „ i • • • , : . 4 . : . . .... ' i .: .... i . • - - ,: „... . . f „„ a :: ; . . . . ,.... „„ , : p „, . , : ,...„1„,„LF 1:.... PRcer NQ '.1:C s . . , . . .- : . :: • / i . I • . ::-...„ : • „ . . _ 4 , 4 ‘• .. ■ . t S t „ . . . • 'x .A. ' . ' ...." • i L : .. . i . . -. ID .. .I-T ' . 4).") . , 44- • . - . „....., . .4. . . : .. . : 4- 'I- ,) - . )), ..„.44- 4 4,..... 4....., , : , . : . L . ' . ..: ) . - 4 4 ,4 . ' ' : : : :. : : ft .:. 1 '1 ".. , " • ': „ 'il .> . . .... .}.. .:. . .:. . . . : P 1 I . • . .. . . . .... . . . ... . . 1 S . 1 . ... . I . I. ... % C \•.. : . ; .. : :. L . 0. . .1 ' . ' .. .. ' ': . •.. I . .i....., • .1 . . .... - A . ; . r / . ,. .: ' . ' , . :....• ■•., .. • . ,. :44. i : 4 . t ,, . . 1. 1 , S . : .. . ' , ,,,_ -- . H. ' : s: 1 • 3 . ..4 :. -..., 4-:.• . , 3 . .. • . ' ' , ' . : . i 3 .1 .... . • ' 114tik:ct, it ., . : ' / .. .1: i H4 . ... 3 • / 0 1 f i f ' ' . '. 4. .\ „ . ....‘ '" „ M P rt ital>4. . 4.„..,...f‘..•.x....,irth,'"' r 4 1 ..'....-.. . . . . ' .. . 4 '''''; ' t.E " • ': ,i.. •:.. . A 1 • •': t . 1 . . .. t • „ . . . . . . . . , . . ' ' :' ' /. . :+ ' . . ' . :. . . . . ., . i „ . ': . . , ' ' ., ' . . I . . : . . .i.... . • 1 ” .: . ' '" /: e l 1 t “ Y 14 'X.- , , „ , , , ..4-,. • k .... A. ..), . -, -‚ . . , . . . . . ; .. . . ):*. 5 ' • : 3 3 '• ..,‘ . /' . . \ • .. ; • ' .; ; : HA. _ : H .: : 1 : : ' ? : • 1 I .' . ., : %_ . • . • . „, ,..„ . . . • H . . 1 . 1 . . . ..-• .-. . : . • .; . . • • . , ... . , • . , H, . ” " . . .'"?... ..,..., • . r f • • . . p4 , . r ..... .... : : - . ........ .. ' ... ' / . , ?. . :. : . .. • .., ,. ,1 .. , . . .. . ,. ,:. ' i , , : : :. , : • . , ".: . . „ • ..., . . .., . • : . ' e ... . H..: .., ,Hi: • ' I 1 . . , . , ,„., , • . , -.„, 4 HH.. 3 . . . , ; • 3 3 ... • t ? . . . . • ' • • • . .... .... ; .. . • • . .. . c . ' . ft ii I . ..% '. t, . ................. . .. ' I i • • • .. ' ......„. " • : .4C, x . . •• .:, He ., ... . . , . . ,...,. _ .... __ • • 3. , • -- - ....... -• 3 •., ....„. . ..- /' ' f . :: : , : , • . . • -. • . , • H:-. 3 1 ...‘ . . . ..„ ,-..' ... . . ... . ... i • • \ :. . • PH • , H H ' t • . • . ... .3. ..:. . _, „, . . , . , .4..H.:14.Hytte .... „, : , H . . . • . . . • • .: . . . .... : . h. 1 . , , ; , . „ : . ' " : . ■ ... „...•'‘ \+? . ' ' . . +.4:4'4 i .. . e . . : . . . 1' • . • • • • • 4 , • ,..-- 1 , -..., , -- H.: ... - -... . , .. ,,, : • : : 3 I : . . „ . ' 'H. . . . . . , .,, .:.: ' ' : . • ' 1 . : . •. . i' . ' , 1 : ; : . ••• : _ . . . : . „ , . .. . . . : 4 ,,.. .. . : ? : . i ' ' ' . 7 . . • 5 . ' . . ' .. . t• ... - . : . :' . :".. . .iticti..i ' '"1. „:/' ' ' . t . ' . i t. . . , , . " .• . . . .. , ' ' . . / ,....•'''. : : .. • p , . ' .., ' ' " . ' ' : ' " . , . . : . . . . ' ' I . Ha i . . . :. : . '' ++++ ' ++ . . • H... +++++ ....... +++++ . . ' . • • H: . ..„ , \ 4 • .„ . ..--• ': .. • , • ' • . H • H : . • . f . • 3 ' • • • • 3 a' ' . . . , ' • . ; . • . , • . 33 : .H,3 .. . . . -- l i t ; Hilt 1 ....3 1 . ..1:: i . 1:1 \.: 11 • ; : . . : i f , ,„ : : . , 4 . . ' . ' • . ' ' , \'‘,/ ,.... •. " ..."•: . 1 'T Pik - ., • , . 1 . . . .. . i . • : i • . .3 r : . . . . . \..... . I H, .. 4\ 4,, : : - . • . : ., . , , • . \ / 1 . 74. ‘ . - •- • • H. . ' • . • . ' . . . . • . . ' • . . . . • / . ;,,: ; . . - A • . ' t : i' : : . . i " t: . . . . ,.• '' / . . . . . • . / ;„'„, , : A . . . . ' ' ' ..r. ?•• . . . . . . . . . , .• -, • . • . , t I.' ' ..... \ , . ' : ' - :: .. • • : : . , „ . „ • ,- . . : :i!:: .. -: 1/23 • . . . idgi-' : . , _ . . -- : _ . . c: :P. ,en„, . ' . . . :6 . ..i. :- ': ., ' ' ;Ify • ' H. / lc / A ' - . xwi.:.' ' ' . H...1 4 . " ' 4 ' ' '' ).' 1 :'. . ' " .. ..... . . '. '.. /I t ...... •' > . : . • • A. ' . .„ •S" . . . . . " . . ' • . .' ... . . ,,..."' ' . 4 -41: . „ale-:- ..., .., . . . : • . , . .- __ -,H- .... , ;$4 Wt.: ... „ ' ' 1:. . ''' ••:. .... „ „„4: .-:+ 01 2. „ -. : ‘ , 4. . .... ' „, liftil e. v• • •4• i• ,..." .`" .. .... ..... . - ...„ ... ,, . . • . ' . - '''' . . I . " ' " ' . • ,,, ,,,• "4 ' tr:,4 n a nitvir .A. ,.„.... tr. 11:73:: if.:4.4".4. & Tint ?9 i Nit 1 . ..... .. ieJi .57.40'..F I JO rItg 141 4: r!;:,44,:x. I I 44:41 4, v _rt P i Se a I Exr17. .. '• ' 1 '''' ".• 1 .. . .. . . .. .... .. .... .... . ;$:' : I 4 4 . i •":' ' : .. f . . . ..... . ............................. .VW A AV,. 1 . 4 1 : . . : .. ; . . . . • . . .. ■ C . • . . . . . . . • V 1 ‘ . . .. . . . . . . • . . . . . . • . . . • e .: . • - 1- ., , • . , , . ...P• . . . , e „ . • .7.I . 1 . 1 • ... : ; i . .. . . „ 1 . . . ; 1 ' .1 .. ? . . . ' ".. ' , , . ...... i. .i , . . . . • • . s , . I . . • • ., i •• , . , ' '34a%1"`; .4_ .. „ . . • . . . .. . ' 1.>:' • . . , . .. - • i I " ■ Si . , " ... PAri.t a .1. . , ' • . . , .. ,A) ' . . ' : ' : . : .. C) ... . . . - . 4 1/4 - , . /11 ". 4 . -) .. . . . •-• . • . , • .• 1 14 ... . . . . • ' ,. . . . . , . . . . .i I -rt.. . .. . , ... - n . F . . . .. • • . • . 1 .4.1H. . . . . • • . . . . • . . . . . . ., . • • - ' : . . • . .. ., • ••• • ,- . „, , . • : . . g -,::::$: : . . . . ::. . . : . . , . :: : • „ • . : • . :. 4 : :. ::,;:. ii .. — . . : . 1 .... . . ' 1 r : 4 F:j r i ' • : . . .• ', ...4: \ . ... , .. ' ... ! kJ ' . ', !-'k: 1 . .•:...,1 ... . : . . . . '+‘ I .' . :.....V. . . : . . .: ir . . 3 . , . - . V.3.,.. ... . • . ... EH :. : I. I H , : : -: i. . . •-• : . . • - n HZ: :1 • • .. ' ' . • , . . ; : :: t .^.' :. -.., . . . .... .. H.A.1141 I :: . : . . . . . . . . . : . \ .: : : : : . .. . . . . : : : : , '...• ' ' 'N” :: :::...xx ''';'- " . . . • . . ".„ 11 '::‘::"„ i ' ' . .. 1 •••:::::.:. . . .,, . ' ' . • ' :: Pik; T 13 . ' . . '. ," . "X. I ..,' f t:::. '" ' • '' i :: : • v . . . i. . .,. # . ...HHHHHHC: • :: .,....H ....„*„... . . . " •• . . . . . • : • . . . ' 11 LE?. ii : . . . K P" sr : . . ... . , :. : : . . . •, . :, . . , . .. .. . . . , : . . . ' 1 1 . : .. , . . , • : . P. . .. .,. • . . . • • , . . : . , . . , , • . '. : 3 . „... • . „ . 1 . 1 , .. . . ' . - — - - - • - - , - , - . . 44 3 •:— . 3 ' • . 4 ?Apr; ApAr: iiipis pi Aft; - '1/4: i. ).., n n t_ ) s, ).),„ 44 ...,31 . PH . . . . : .. ' . . . . . — ... ..... ...... ... , ......„..... +++++++ ........ +++++++++++ . . . . . - • • . . ', \ACADR13 \ veka \PLANNING \Rav — utit tiwg Wed Mar 01 12, 59: 43` 2000 KW M+ f , , I i I I I I / --\ I I --,-, 1 1 '�1 — — — — — -- _ — h - 1 — ____ ___ I� › ..-- . . :„, ( r —I- I \ Z ....--- . ,, , ,, . , i ; - ; I I / ! i CTI f \ ' .,. I , O V / �JI ,.......... .....,, c i . , , . I . , „ . .. ', . • . . ,.,, , ..---- ../ .,' ' ( \ z 1 �! \ ` \ l ----- /-- r I p 1 4� 'I r I ,� -- - - - - _ - -- - -- -- .. - -• _--_ . �- �- 3nl�a nn3ondls nns -- ( \ is / I ,, , ......"- ' <<:": ,, ', - -- — — — — mama — � y l � --' `i _Li__ i 1 I I I I i 1 \ L , I I 1 I N d , I , , Z � _ \ I 1 I 5 1 -i7 p C l3N V -10 CI3N1 ; ).10023 'X3 -� 1k -, r. °1 1 0 p ' y .' _____ _� _ ���` ____ 1 "1� 1"I 1 I r "/ 1 I F /, I 310V / 9Z ` L z '1WS3 30VNI1V is W2�OIS 'X3 / ' / r iiik 1 l -_ —_ � — — _ _ _ _ — — — _ f _ i ., i J f ° \d dS N : d0 1 I A . 9Z r , m, 4 , / r M M --� . 0 3�VMS u neni7 ' . lws3 wls — • ____ — — ,; 213 ,1VM ,OZZ i L - N el . I s s rusts - , iWS3 NUS i 1 0 .� i 3 ----� M 1 �, ' 6 N . co o ^ I H i�� L C � , l - 1 0 ZL I * 1 , , , , i I I , ,, , i ,:, L L OZ ( I ...---- 4i 1 qi r, !* 1 i �r \ M M I ; QO i 1 1 23 1 r .0 /' -Y r I _ —* . i - - ! — 4Ikka, .g, Ak _._ ~ 3IV b I (V�lL.��IUV UM /�� _ 1WS3 SS32i93 /S532i0N1 ,Sz • / I . S / / / r / / / -� i ---- Q ! / ; , . . ,,„. _ . „ , . , . _ . . ,... „ .,., , ... . . ... . . ,„ . . ., „ . „ . .,.„ . ,„ . , . r • - I- 6 1 1 1 f , 4 0 r ,� I L o .. I " , c� --� g ■ I 0 i �: � � ?''' > L M M M M k Z 0 `A. S "-' W1S ____ — INiS - tas — WiS__ _._ NVS NVS NYS NVs , —J 1 0 STM t b (NON ' • 1 ____ - ' . _ ____ ��� I = 1 „ , I p ,. - ,,, -,,, . A 1 \ \ g 5 t 2 z L :., I r F: N •1WS3 3OVNIVe0 W2i01S : \ . ? 13M3S :21VUNVS ' I — JIVMH1Vd NVk2iLS343d ,S L : l — — N y � - -- Li i \ __ _ S Wis �I 1 S Wl pus- r11 S S O _ ,:=.1 94y,1 , ' . > m OR M 1066 /Nf CO DESIGN �M • ,,, =� N o H R.74 Y � / V �� P BOX 5930 J.O.. - - _,: s -, ' SALEM, OREGON 97304 r .x�i '_ t° PH: 503-581-7890 DRAWN�� HARRIS --MdKONAGT.E :ASSOCU ' 1^C.' J .O.H. REVISED SOUTHERLY. STREETS 'TO MIN. • GRADING ,, , 'a; NG �� I. 2 29�' �o ,= _, :� rr o ENGINEERS- SURVEYORS r *j HECKED' 1 REVISED PER CITY ; LETTER DATED DEC. bEC17'TH 199 .l O. 1 �; 'Otl ,�< { 12555 S.W. HALL BLVD. C t TIGARI7, .OR, 97223 -6287 x` REY. k7ESCRIP .. �� O ' • I?HQN (50.3) 6393453.' : v.r . ., . , 'REFS 2' TO :�TRAC4NG FOR t:A,TESfi:=:•`'REVI I •,. Y'S a _ - ' r " . ,., 'REVISION T 1J70N f Q. b. I w r,, e' *.p 'r. V, M l' ,, s "Cl { , r .� _ 4 . , 7.' a + -; r �. , .. 4 aT `•W .� = =� � i s a< g : I * ° '4« a +' , s `fit _' , ° uF a r ."i Sy +rSY' 'i - a "�'�• E ';y'nw., �z, '4�'.Y�i��r4 ^vi p ✓N'`.. rf :a',°„'y+ ^�°.., yy .1 ti p,. r, .w� , ��� p .. � - - ,. i, - - .5 � ,'' r . "1 ;531 i';' ". ,k•" �,,. • r ` " ik : v r e . r . " r u .r i r n r � r . r e . - .,,. r ` 'Y. ', a :..✓' 1> r43a; _ {.:F> : .,, .. _ ,. . r , + �� "i w , - .. fi�' .. ., e, ..s � .. ,. _ ^�,'t �r� 15,: %' �'��r 2,..a,. ,� ' "o: fr;f - a. - -_, W " s+: ', r.. s , -sd.- . e..r.r �. ,.. .e ,4k ":s "r ... . ..,e .r. -ar" ,. At= ._.,. ' "y,�,•n,k"s1°!' " � _. ':,. 4 :'am 4 ,.y, 4SS' .. _, 'T � .iv �. J,,.., a+'�' � `.y* , ,r, a. ', - -'. ^ + , r �." r�••,. ,ra.' �3rz 1 4h !:'.L, "�� e: y� ,. .. h,��. � ' l«i .: w ., " .,._ w .. , ., _ . x ", r:,,.., . _ r ,�".:w" ,. . .s „� . ,�.ae� ,_ a .' - rte. -'.�' '"�"r.,;WS. � w �' • .. ",-;:, 4 -- ,----, ; - - - --- ,-- , , i '. -"" - '... "'Pk; ' .:4 --,- -- '' ' ,.." -„ .. 4'4. ; ' , '..-... - .. .. r ' '''' ' - .',.- -- I.', '', 4 .,.-":" `'''"--.. -- -"F „".' 4 _, "-'' . 4, ,,,;.4. 1 , ■""?.. ` ' - 4 ;-, ,,,i',. , A ., - ' --,,, :,,Pq ,,, "4,7, „ - 1 4 !-- '.,",„ ,, 4",,;,.. `,,,,-;.„' 4T,5; ; ..,,',,, %,i,v.,,,q.; : 4 \-„; ;4, .?" ;,:* , k ,, -,, „' i'31 ,,,, ..',,,“ ' .. y .,,, , - , ;. ,,:, ,_, ., ,`" __,,',4 4 , , - , .,f 4 . , , ,, 4 , : : , =-, ,,. • ' 4 .,* ..,-", 6 , ....r 4 - =, '.C - • - , - '',". - ,. .: - &', ' - - - ,,, '... .4 ,, ' ' - - ''. ' ' , ''", : -;:' - f, t ' - ' , L , ''' - ',...---- _... '. - ‘. ` , !' .° ,_ ; - ...` : ,..: : '--\. --,. ' - . - 1 . '49 - ,e'" 1..."-- , 2_ - - ',, .1.- . z: r.,:7-9,• -- :i. 1, ; , ,,,,,, ,,•'.j,,`, ,';,'"•-','" f'1, - ",`:;',',3.::1= 1. 4 , ;, -.„-^',..,!: 1.;, : „ 4 :,,,`.. l'`1 _t - `,177, 2,- , .. ,,: .. . _„ - r, - ''' , ..',-; .,.._`. * s " ` ,,,, ,, -,_,, : • .;... -, -,;''„ , -•'.: . , • -._. .:, . '- . e •• ' , : :•,..1.: . , ',,, ' - 4 " , : - -' - _ - ', ■ , ' j ' - . ...,. , ' , " ' .- ' -'"-' - ' ' ' ' - ,, ' : -'*- +-:. ' ' . '- ' •, ' ' C ' _.•A --,' '; s i ' _ ' .; ''', ' . ' 1-- - --'" '-'' ''' - ' - - 'A. .. ' * '' - ' --1 \ - • - ''' - • , - - - ' '''' ' , - , • , - .. , , .,,,-,;', --,'..-•• ; . , . ... . _ _ . _ ,, . . _ .. , ., _, _ - , .., • .- ..' . - , . - . -. ;-.. - .' , • , _ t . - - . , - . . . „ . . - . . , . . , A!_' -•., ‘ , - - . , _ , . ,- , . . - ,„.--- - kat 4111fair 72 MIN . , , , , A isf tit Lull la lip W., .....mr......1,0 __' _ , .: -• 411 um _ A - . . . , , . , . . - - - , ,, ... , . : ._. ilkm1111111111111111i "I wil - , = . . 111111 w\ A . . ... ,, , .. v v .sall * * 4 . . , ... 4 a i i . _ 4* % I :I i ll 11) _ .. . 4. ,..-roik al eilb. TREE ... J., I MITIGATION AND LOT DEN 1TY PLAN Atiii„,1 is _ ,,, ..... Ko , . t.,.., -___,- T a MINIIII . Ni ail NIP avaq..2 . i • , , I . 1 ' ii 11:'‘ t Whom Id , „,„„,,=.„...._ _. .._ . i I 1 1 MI 1 1 a r _ ,.........AL.... ...JEcir SITE III _ . - , , 1 1 0411iiiiiiie „ , i II' AT AI . , , , -- -- Likl . ii . 7.6 . id 1 j ii _pig _ . , _ _ . , i [ s ct 3 ili, - ,- . I 1 M. 11: (i) .1 1 -"iii Z , I . i Wiir c VV.. . 4- or 111110115 III II - S I _ EM - - . r i (4) 1111 OW ,_ , , , . 44 III Millr I IIIII , , 1 AM Inn m il DI " IE - :11 ' , 1111 111 m 1 i I iimmittmlimmuninmilinnummin ! , 11 141ti 11 It MIIIIIIIMMININIIIIIIIIIIIIIIIIINI I Fall P4 ' _ 11111 0 , 50 100 , . SCALE ' sillilirtitillig!1 . 1111 N . 1 ' 4 I . , ■ I 110 RH i I 14 , ' z 1 . _ A NI w __ E ..... ,,., 74 1 #1111,1, ,504G - N 00'05'57 W 315.00' 1 \?sr I II IV 4usli a ,07: A-Y.A. • S .'N Is AIM . S N 0001'12" W 321.12' 9 - 5 VICINITY MAP • x -. . . .. , • __,..._ — 1 SW FOR AN ST. a*- 0 cm _ m,,,.-7,-,:.::..;..7.,-„,...„, . , co - Iii x - 1" =500' i . — ______. _, - - -----1'z -;,, : -, - - -..--,4k1,.)-4,;tiSa\ NJ rn i8 .'' -1 - 1..) (..1 (..).1 (..4 . __ " , ' -.- 1. ;,-:;, %-...1 N.) - ,_ , • \ \---- c ---- 4 S 00'01'12 E 75.64 0 2 ' co 0 r...) „,, 00 ,. ..,• . .. . .._.. \ \\ \ % ,,,, v. ‘,,,, .-.4 Ve,‘\ •,,N . . !• \ N 00`05 W 381.74' 1 ......-- '\\ \ , e,4 • W. 132nd TERRACE 44 map _ ... - 11-i. %.. \ -,,p(A:r -- 1 , .._ \ --- \\ \\ \\ ,,,,\‘ , --____ A ___---- - FE 1\) N. -.1 ,,/1 -' - ; .--___ S -- CO V i - '" ,, ,- - ss. • . \ \\ \--\' Vat - • 4 ' 7 ' ' fj.4.0„, fl _ : DEVELOPER: ENGINEER—SURVEYOR: --,' : 1 1 ,,, , - - - - - , ; - ---- - -- - ---:F-- — ---N) _.---- 0 , ' 3 __ „, , _ ., _ \ \ , ' 'LsA. , :;.1. NA. . (...t.1 .= . . GRIM LOGGING CO C 0 . HARRIS —Mc MO NAGI F. \...-- --- _-- ___- __-- ---\\ W. ..P vii „ , . , , ,..s. ' :-.„ - , _ . • '''.- -; I - , --_- _ • .- , \\\ \ \ , i ,-?‘ 1. - - - , _ .„__ . ...._ _ ... -- - - --- ‘5 , , i, N7-,6...,..--_ - - , ,,::-: -- -- - ,;;;F - 7 --- ,---1 - ;-y-,,, ,z,-------,---', . ;ASSOC., INC. , - , , , ,N - - (.71 iv iv tv ..-4 _ ' : ------- -- - - - '-- - - .SALEM, GREGON 97304 --- ' '''' 444; ''''''' ''''''' ' 12555 S.W. HALL BLVD. C.J.1 5.,_... , 5 \ % \:54 5. N..) 0 0 : PHONE: (503) 581-7890 \ \ \ I \ --,,,\ cla ',...,,,. I 1\.) . .., FAX (503) 581-7928 TIGARD, OREGON 97223-6287 . , PHONE: (503) 639-3453 V \ V . ,..$. -,,,,\ . . . • • \ \ _ , , -....i . \.- xs s- ., . . . FAX: (603) 639-1232 • . (A 1 — — — — — "--‘4 1 (...4 (...t.1 , . , Sheet Index: .. ,- 1 t 1 ,,,,,,,, ' : ry, 01 co , N,-,,. NOW , - ' s cl A , , A , 4 : . _ „ .5... , I . --,A . - .. .. i .. A . 'A . Existing Conditions Plan 1 of 3 . ‘ . ,.... _ VA .. rrl , 1 d 1 4 ky,s . CA )'' . (n Proposed Tree Preservation Plan 2 of 3 ... II , ,...„,„ if -,, • • '& --a --a --a ( ' 14 - P• ""...1 --.1. 0) -. N.) Vs',..k -...a CO , , ,. z % 01 0) ---J 3 of 3 , I (/) _ _ _ ______ 1 . 1 , 10 1 „:„..::,„ -pi. Lot Density Plan ,„,..,,, , V 4th V A , > V,A, . A 01 ,4, , . I I 4t; 0 •z' Qt -I \A — — SA 131st PLACE PRIVA1E DRIVE , 0, - _________--- ----- - I i „-- 1 m 0.. - ______ ___ ____- ‘, • I. 1 .. -, 1 * I r,-2 / t ' ' , 0: _ AN il' 1 4 \,: \ 44. • S.W. 1,31st TERRACE ''"? , N.. -' - ,, , TRACT D 1 , ' 1 = N. i o _ ____. _ ------ , , . ,,,-,,.. 1 .. . 2 - s - i A v,. 1 ,,,, (.0 i -u-4 ..... ........„ • __,. ‘,...,.. . ........ , 0 (.0 co 0) 0 , -,,,-_,, 00 -(ast 1•.3 • ' \ in I —4 , J 0 -- I , \A . > (XI I I ' 'X.,, [ c , , S 00'09'27" E 120.18' \\,',. - 4 - , 4 i 7 - -- --'-- — ,....,-- _ F -4 Fif - ....4 - mu S 00'15'07" W 697.85' . ...._ 1 — 1(1 / .1t \ "- 1 1 1 i 1 rcut i 1 i i 4.... 1 2 I ( q , ..- to xs ....--- \ • • H 1 1 \ A tO C I % ..----\ r->31. ___-• ..,, :r \ \ \-"----- 1 1 , , • ,., \ \ 1 HEIdH TS c:. 1 i 1 • 1 in ____ _...._ I ,,,, c::, 'I; \ 1 . (N1 LM 41 , .. .0., I. _ CU rn _ • 63 - • . \ \ I I I z - , J 1 ' 1 1 G T 0 N , \ 1 I ) , I ____ ...„--------" 4,4,- -,,,, ...._. /1 1 H , ,,.,....,... sr ,----- m ... _,..._ t____ _ 1 1 ■ , '' ' ..-, , \-- -----__ — — :-'-''', 01 1 .., , i i \ LMINGTON LANE ., I 4:7---- ______ .. S.W. \ ps4 VEN ,..... ,,/,, ....,:.......,, , , .. ....... \ ..„ ........, ______---- • 1 ...„,, ______ ,- - / \, .. ,.... . . _______ ___ .....„ .,.. I \ \ TREE MMGATION AND LOT DENSITY PLAN ,.,..; - . sw 130th AVENUE / 1 i , , .5 -- - — — — I i s--- ----- I \ \ --_, LOCATED IN THE NW 4_/_,4 OF SECI1ON 9 , , . • , , , TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMErrE MERIDIAN ._ WASHINGTON COUNTY, OREGON ., , , , I-Ili • s , - - . CITY OF TIGARD ZONING R-7 _ _ _. . ' - _ , _ „ . ,. , _ , TAX MAP 25-1-09A8, LOTS 100, 200, AND 7000 - . - ., as - , 13268 - SW BULL MTN. ROAD . . ,' , • , . .. - , , . .. „ ' - 11GARD, OREGON , .. , _ , , , . , ,.. ; _ ___—_ ___________ . -.„ . _ _ _-, _ , ________, , , . ._... .___ _ _ . - - . , ..... , .,...”- S. „ _ _ , . , - . ,..;, . _ . , . - _, . . . , . . . _ . , , _ , - • . _ . . ,-, , . , ... _ , . .._ . ,,, ,_,,,_,,,I -...-.-.,,,_;.,,, 7 'e - ''",,,, :s ; ' r. - ` - ::' -- 5 1 ': , I ..: :■i:: 5 ■. ' , '',,;.'' ' , z :- ' ;.- --' , - _ '',. - - -' - ' - ' -, ■ , - ' , , , x - , - `fs • _ .'i"- ,,, 'i , . •3 . • _ ` . - ..' <i . 3 :. ' & gg ''r - .9 e . -r - .. v _ , - - - ' _ .,F . " -- - q, _ _ _ _ ,F -, - , _ _ - s - - - '.t'. - - _ - _ _ __ .r, _ -- . , y w .. l_ � ". r. -L 4r . :j:.• rr , - - r Y." 3,. Y ` _ - _ - _ _ _ _ _ _ _ , . > „ , , . e , - _ _ - 4 : N 4' _ _ - - t >�. - , - -"`. -' - i rHI/ - r / r �• y* _ - - Y :--- rr, ` ___ i— i^ -- 1j_4i // t/ / 1 --- -- I ° • z . ., y - S -��Y -•' _.._• -.�- �� "'�7 � - 'i � `: Y f ' l'" J •f r, / � r r' P - r +'- .! _�- --'.,, - r �' \� _ ,. -.—r_ l r _ r - - _ I^ f �_ I �, ti `'`" ' ! a ` _ ! _ " 'r -- _ t ,/ - f / ' ! r'' f { - f � •r"' f L.._. _^ -"'_' `,._ # - _ -^ Y -r - "� Jf - ' J _ - ` , rte ,,,. -- 1 - - - . _ _-.- _ -- s ; ' — -. -- - z :- _ p ,, — ,� ` 4 550 - s / ' J' '' ,' -` f _ _ $ - - - ,+ _ _'•'•, -- +_ `! a ./ ..J --^r r 1 , J 7 ,r t t �p,• ✓ - / > . -.•„+' - _._ -- _ ,._ --._ .. _ -__ '\ J t m " - ... - -,-, � >LI E -•.` , _._ '. � � -.'" ' _ .._, -. ."_r' - „•,/ _- " ' - : -'.•'r , - , �• f y ! f r"'r / ! r" - - y r - t ___ J I rr' - ti - � f • f /� � { 11 / � SCALE ®� __ e 1 E1 * i j1 i 'r f rr 1 1 - i // :: � - 51 `•.,• °•. - .,,� : f �, � tom. IT ' , r , / - ,-- — � ti��• \ ".. � � ~ � _ ' - •__ \„ � r / 1 �'� ,— .._. —_.. � j JI 4 L :1 - „- �. - `� -- '” - " U7EC NOTES: TI�N ._ �.: � � ```` _ � � ,� �/ ' � y .. J _ s�`' 1t ,�'C1 f1 ,��. 1 »�-j�'� - i L II / , ,i'� - I �' �� ;� f � / � l { F' r •'' - . ----- . x_ - __ i 4�� , - - ' ,`\", `'`1. • 0 ,� x . - _ - � - I,�' - ,r' , _ — -�.- - _-- - -_- BEFORE - CONSTRUCTION k s1,k -�� z "y \`� ;� • �\ • \ `��`•. -',.� �, y - - - - - - V ' t'' f � �, ,‚ / / � J � , f' s ,• • _ = ''+ -�^ '_ - - . - -.� r VS ^ _ I ' - - \\ ` ,\ , '- t -. ,/ , e • { I ' I Ii ' ,/ , ' - --- " - �.. „- -- �: A go -. 1. ALL TREES TO BE RETAfNED SHALL HAVE 4 HIGH ORANGE CONSTRUCTION ' - - �:., } � = i 1 4 - � - � x ��• -� + �o'' - r� ' /� �. '"�' ,� 1� � � ,/� ,t / / f . -- � - TT -r .. -° _ ! — - �-- �--- FENCING INSTALi.,ED ABOUND THEIR DRIP1 THE CONTRACTOR 5HALL � - Y , - , -,.. -4 -, �: �+ ! - \ .� !, � 6 } _- , .! • ._",.' .,r��ir , .r_ °_ _ _ ,., ` _ -_ . / 4 _ _ - _. - _ r ' NOT DISTURB THE SOIL OR STORE MATERIALS IN TtiE DRIPLINE AREAS. . °- - ° - � , s, • - - � '`t ,, `� _ �- �I _ - - , ►` _ f , ,� r - „���/' ,. _ __,. .- - :.-- �..• -- - _-_ ^ ” 0 -' r THE URBAN FORESTER SHALL 8E CONT�TED IF THE CONTRACTOR NEEDS � ' •� � ,� . S - ° - � ./ _� ' .. ''�� � �. � f ;° « _ _ TO IN THE ROOT ZONE AREAS flf THE TREES REMAI - ,,; ,.u. ; �, r �� - 1 -, • , - - - ������ `' �,� - ; .. f � - _ _ WORK i' � , �; , 1 ' .�? • - A'-' _ - r . �r' / r _ • A � _ ,-.- -- w � - _ _ - „-' -� _ (BOB MAZANY 503 -64fi- 0897. . _ • _ , 1 � �.�.�� �,\ 1� ``\ �; '�' \� � *�''` - ""'4 L� �•. -`"" -'•'' �� �' "t -- ,- }' ;� '_ � 1�'° ,� , ,� •,,... y f -° f y �'��� r -- _ ='� p f_ 2. THE TREES TO gE REMOVED SHALL 8E CLEARLY MARKED WITH ` °' � '`f -� - CONSTRUCTION FLAGGING It ll +} � i ,z �`� 1 ;� `• + t ? � �.!�'�,,,./� �' ��� \ x,. - -` , �t .•. -°"' -' `- �� -� � . r (' ,/'. _ . jJ t i j � � f /` '`! � / r %y![ s ;fF , .. � - - - t k1� � , '� 1 •''`• ! ,\ `'� ,-"! • . •,,, .i. � ti,.1` _ h :,r -.• _ ,� - rP! f -: 1 !_ � i/ "'r" O^ - r • <; - s . . ` ^' �; .,� t a „ � i `Y� � � �: , . ,-� • • _ _ '"-. ,,� __ .e - r<•`� . � � ' .. ,, ... / ;. Jr s' , - • � ,! = '.� 3. THE URBAN FORESTER {BOB MAZANY 503- 646 -0$97) SHALL BE ONSIT£ TO �� � - j t 3 , .s•p ;'_ °;•... �. _ . � _ - � `, N .'- �' f ,f'` v - DISCUSS THE METHODS OF TREE REMOVAL AND TH£ PROTECTION _ a F .•- . °��._ -_ , ' �,�' t \•, - ` -- "., - - � " � _.+�`_ ,"..... ,F,.. _ ;,,' � ,` �,..` � ,,. - � '.- .' - F ., .. -' -_ 1` ,I / /1 �,. - - ,''• -`' ,,�' OF THE TREES T4 R£M_AIN BEFORE CONSTRUCTION COMMENCES. _ ,r ,>�' - - � � ,''�` 4 4 - 1 `'.. S ► � � .+zT" .r••±- t ` \r 1'� Si•� .r .' l' .� ` � r ENCI G f ,, _ ! _ v ` � � � - , � : `� J ' `,, ' ., = � • _ '� - iFf.` 4t!+ _ ' — lt d' , `: = � _ _ � - _ �� .r / - �''f ' ' 7' r �r' ,� , ; - - ',.... ' METHODS USEi} TO PROTL:CT THE TREES TO REMAIN SHALL INCLUDE ` y ...,f ey _ .��,% -^'"^ z , � 1 _: ;, � , .� .. _ -. � 9s: y - y - - ..,-, `'' a� �:: �J /, �j .__.. • _ y ' _{ � a r � ! r �/ �{ � � � ' °,. �- \ - , _ _ .- `; - � ` - = �' .� _ . , __ ,► r � ,,,� - � � ' ,, � WEDGES, ROPES, AND R€MOVING TREES IN PIECES. w f. - j t •may ,, .. �. ��� - j} - .�ii '' � � '''� ► // t � _ � -'e 7 - i i. # i ^+ �,z :. {'��,- I_ _ � ` 4 ,'+.. �` •�• ty. s "^. � i .. ! y., ► 1' ' rr^ - z ,� �' ,.t� � -.7 f �" , t � r �.,. fT \r���_ J r ! P .� , % s - r � Q` i � � � , w .• �`' °' - " `~ . •.� : _ '"'-. _ .._._ •'t " � �-� _ ,'' / .' . _ ` ct9, � P f f �, � , ; ' J 4. THE CO.IVtRACTOR SHALL NOf STORE t�IATERIALS OR" EQUIPMENT OUTSIDE J Q s ;� � � � .• --_ � .� --�'' l ‚ # � f � : HICH MAY CONTAINATE THE SOfL AROUND THE TREES i:ii � I e :x: �.� � _ _ `_ � �� - <�' / / . l TC W TO REMAIN. . • - , _ ,-'I-� �--, / "„ y ,�� _ t , _ -, . • r ' . _: - ~- - � �,� � "., y ' ° � '.j ' � , o; 5. THE URBAN FORESTER SHALL MONIIOR CONSTRUCTION ACiTIVIT {ES /PROGRESS ' t r i s _.., . ``� ` ' � � t � � �� .�. 41 .'`' z �_ I � !; � , � � !f ; �;' ; ' I ' AND PROVIDE WRITTEN REPORTS TO GRIM LO CO. AND THE CI TY OF \\L Q _ . � - cam, '- �-t�' , 4 '`\, TIGARD €NG NE€R N t)EPT REGULAR INTERVALS i � . ,. �' �► �., � _ .• r 1 ? - $ � . THE URBAN FORESTER SHALL EVALUATE ANY FILL OR EXCAVATION ACTIVITIES j J ` �, : `' - � l J , , - -- • rx � . t , � � - _,' , ` _ '� - _ _ ,# ? ' 7. RESTER WikL GIV£ A FINAL REPORT t0 THE CITY OF TIGARD . '—" t t �,; li" _ \, �„� - .'`- ''��`' - -. j , ,t � � � �, � .� ._ _: • -- :�. • _ ,:� � / l � JT , I -...- t \, _ , , . � � ref � 1 t t - I' �'. p ; � s - _ i � - \,, �- k' •., �' � .+� `� :� , •; � i � 1 } t � WHICH WILL DESCRIBE THE MEASURES WHICH NEED I4 tAKEN BY THE ;., >� • , . ,; T �: � } , � y � �' r- , _ , n. - _ _ _; t � t, FUTURE HOMEOWNERS AND HOMEOWNER ASSOCIATIONS TO FURTH€R z Y � "X ;, .•, ._ , .. ,. _,,_ '+._- _ r -Y YI - -_ t 1 - �11r�`*' '\=_ - '''z. -._ .. — r7 ...-'' - e � t i _ C.� ,.,J I .Y. - _ '1_ "•' - �] ..� :. ..i�....3�. �_. - .. l "_. ', � �� y � � ✓,j te a` , : , , e j ` } ' k , t t t ^ _______ _ t 1 I) + L - - _ r _ , n r ' ' 4 ` s i d , _ ..�� t :. s t_ i T 1 + _- .sr:,_.* , ,. , - . � - -. , ; ..t l r . \ ,, `' \ I .+ � .�'. , E -�' E..: - ��: �.� __--- ��_ � � 110 TREES ARE OVER 12 IN DIAMETER REFER TO ARBORIST REPORT , , , } t t ` r _ � " - _" , i " - ',a• i '•< "' - - �r E • t i EE t t � , 1 .- t . 1 I r. : - , -. -- r -. , -4 _ :a' "..y. -= _ ►► _ � � .. _ �1 i >^ � - I: s . �N g � S i t THE TOTAL DiAMETE I CHES FOR THE t2 AN GREATE EES S , ' -. , • , . t - _r. _ _ _..� k , •. _ � � I �" °` -�'•_ ::, • _ � - - 3 ^ � ��iE....:.r_. , • - ` - t NIGH° Ri5 EES I`0 BE REt�flVED R ARBflR 362.4 ,, - ,' —`'• -p` - [ # ; 3 � � � . � , � - - t ti , � r. �v ��� Y f ' � , � t t� TR �PE , - .-- ^--`•t � � c t . t , +_ 1 � � fir. 4 .. r �" ', � � °�: -.` • ' -- - � � _ ,�, :,' ° ; - �,_ { � , _ 90 -. �, �t�� � _ _ � ,.� p �" { �' .: �- � t I ; ; ALL WILLOWS -� 6 TREES: � S 4, 11, 16, 17,18,38,39,42 86) , , , , - _ - , t ` - � ` c ;.';•S'' =_ _ - '. } ' �_ � - -L , a �.� ,,_ � 1 '' `�. • i � `,; : `. Qom, , ,,•- _,T.._,...M ..-_ . - .t: '+, _ - _ t ryy '` . - $ _ - � _,� - ► i , s s a a r '. - , : .. - . � .. . � _ _ _ - :< � `� -•' -- ; r'' � 4 - 45.4 -36 .4 62X RE iRES 2 3rds MIT{GATION a o � ._ , rr ` ;.- .. s , ^ .a- .. - - r 4 t 'i '`., �x Y i <\ " t, i _ - _ 'r•, ~`T r � - 1 , t' : 11 _ 1 1 E 1� w +`# �. �, ° _ � t � � I _ L , � . ''�► , � _ -=.. _ --. 5 � • - _ N�I . � -, ' „�:.,- , � - � � _ , f r � - >. I _ � TOTAL �tIIlIGAT}ON REQUIRED- 1,225.6 2 3 817.0 IN(�iES �, t7f � V� � t , ' � t '' i 1 " � ,+,� :r__ ""„�: -� ��°+_ • /�% `r ► , y. `'^-� :• � - - 'i.^jI3� t3� - (, • .►. s + � I t � s s7 t� i t I i t l I ... , _. � , � �j. , �,, rt , w: � -�' c, �r ,, ® , - „�.` �� PROPOSED fiREES ARE S' -8 DOUGLS FIR WITH A 4 TRUNK tt 1 ]�_ � _ 3 � � � � � � .',`�E. ,r71 ,� �� 1 1 6 T k � r a � -r .,_ � .'_, " +� tli - �y LJ'i .� . �\ t� ""44 _ 1; - 5 Ql3J 1!� j � \� __ ....,. :. _ � _ _ � , , .m,. � % - - _ AVERAGE TRUNK SIZE aw us a• , , -- , � ,. i i � .4 � �. �' � -• t .- - z + I 3 -_ - ,- .v F r= _ �•, OF MITAGAT1ON THE = 817 O = 163 THE 1 � � I r 1 � I { - �• - , ••, y�2 _ � -_ •. _, �._ r 1 a�� % +a - .F - _ ' �7R�.= "...a '✓' .�'� ! i'`�� i � i '# �S EJ - _ e a s n o ' .r r� , -• i.,, 1 y r . _••w - - .. -. `' 1 _ O L ___p. t, CJ7 t t r I � � l j # 1 t t i C,a ", +,., � _ ,;,.�"•,,,, ^¢3 _ _ja'" -..V � rii: J �r \ � I r r 1 1 ' , : : ' FIRS �•- � � , 1 � k r " a i � '! � � _,_�� -, _ �._ � �.f� • I � t � � r } \' \\\ i i 1 1 ! - - - - /•ter ^_- "' t � - _ V - ( - L - - - \ ,. �- \ , 1lU I L X11 � ONj t - ; 1 � .,- - - : ;; Id 4 : w ,: }: : - i;:: 0 :_ w LU i :*:1 ___________ x - : ,. : ., : . : , . : : . : 06/14/00 s. ' : r scAiI� _ _ ' „ _ - - - ., • , _ - - , " . - - .. _ , _ .. _ _ - A� SHOWN ,Y _ vi' '�" y x- ' _ - ' - r. _ _ OwG 3---.r - _ -. ". rte. - - ' - -. "'• - _ - e, - _ ..�} - - V- r - RA E2 TR cam" , " , - _ s F t " j4 �, _ , - _s : _ ,� . ._ . .. , � <.- ., :'{ �'. -' "'.. �` °- _ ' a - , . - A a,. s -> ..- •. a ".'' -^ -' . n� . r ' -, . - , ,. - - -.,. .,'; •` s - ate. a . _ - - _ ' ,-; : " , .,-- - i , N.,,' .i , .' ■ „i"..'' ,-, '•' .„-V, .- '-<--",'"'. . -, -',. „.. :',.',,,- , ., - -' ,, -,,-'-'-',-.' .,-- ''. -ii''' .H..:::;' !S " -4 -',;'!,-; ' - ' ,---'-',':: ', , ,- _'-i--/,0 - `‘t„,.%?.„,,k, -":"r -'- -ii - ± :-. !4 -1 3 7 :1 - .: ,4 1 - h %-';' -', -:i i - ; ;;; :;;I t‘ ' ' Vek 1.`",;,-.',"K-i'.!:, ;;`-'„ "1: :')'-',-,_,,, , i7., - .S ":";‘.. 1 ;:. • '-'-', ',, --- -'--; t . ' ' r -'-.:„. 4 .: ,-.'-•:- '`:: 3.-- . 7 - :';', n. ' - ; --," . ''':.' -" ,:'''="' • ivis' '';'''',--;::: - ".':', '' - :";''" '' ' '''' - ' " 1 - "• - -".. - : '''''.' "" 4 " ' r " '' v: s - '' -' - '' '' - - ' • ' " - - '...1..%:" '--- ....,.':.---.-,, --;.;"" rr; ,.'-' -e -,, ,-- ',- -'- - r :%•' '1 ?-":. *: ;:: ; - -; ;` - ± -4 `4..• - " . ." 4 : - Iv " - t ;vg-'; ':11 " : fr r l-" rr ,k-V 4:1!:-. . , il '''.' r;/- * :' -"-% " ; : ii 'r 't',-^, -'2'. . , in " , '..' •: -:- . ''-, ,-- ic " vi l '',;;YA. 1 - 1" ' " Yl k ` f - r .:vi' ..' . ,.,k ' '';. ' ,,'Vkl,,;474r-i-r,,Tt,;t:':•4?,,,,'''' ,,„.-..:_,.,,..,-'? ,-.74. -..,,',,' , tt. j'- '-." v.. ....- ... ".' '';'1 --,-- ' ..-"" ": : , ' ' -'''- ':' 2' 4 ' : '' '''‘,,, ' ':'' v v -. ''''-' '''''.' ' f f . C v ' ." r - :' ' 1- L ''' '-- ' ' --;" ' r -.. . . .,,,.. - , '4,'"_'-v-4' •,1 - - r 's , I -"'. ' --;.'evv- -," '''. j -.v."4."" 'i" '' ': "'- ..,.." - 7, -- fs ,, ,... , ',;.. -=- ,, ..:z.-;' , -' !. .:-",':' .------- , .,, i'., , _ -_',.:!-_ z ----- 1 F,-.',- - :. q".', -:---.-.. --' .:,:1:, -,--' , Z--!.;r : -- LI . .-- . 1',--- v -.',- --"- Z.i.`,': - - - „ , 'fi , ';. - :, ._,.: "..-,„ * 2= - ,."‘. V „'„'":" - , : -.`''''. . - ,7 ---- , ,‘ ''; ' 2..'' '' - a 7 .. --- t;'' * •;* - - - . , -;! - .11,t , r 7 4' , . 7 ..ii-tr... - -' 4 ''''-'"..,', • ••*' *''' -...";•-': ,•• -•;'" 4 *'• - 1- • ,-**' -. --a .T` - - "-,-, 7 ,- 2 , - • 1...7. - -, -:.` * --* . .7 : ' -' : - ** • - '-.., -- - ' -; - ' ',• , " - • . ' : ,••-- - !-**7 ' ..-- - , -i4 i".4",a 4 ."' - ' F _! , - - . _ , . ,.:••,' -7 , • -: ‘: 7 •'-. • ,,---"* * '''''-:-. % ''' ' ■ i .7 ;'- -"-'- ' - 4,--; * ': , ' ''4 - '. ' '*,-..--''' _. - . , '.„, ` " '. .-.- ',- :' , 2 .. ' ' ' , ! ; ., , • ^ '- - -'-'--'" '' -''''-`• ' -'''-'--.--'- - • -'-'-""' .- '-' -1 .' ---."-"'' -'""'-'-''''''' ` ' 4 ';'' . 'W• r- ' -'- '' '-- '''' ' ' ;''' ' T-10 - '' ' '-----/I' ' '' ' ' r ' ' ' . -t- ' l'.-:-?Y - -r---- -* '' ' ' '-'- ''. ' . • . . - -,- , - -.- - 's. , • ' . ' .., ' - - . . - _ , _ ., . . , . - ., _ '' : ' - " " ' ' - - LOCATED IN -Tlig:': NW- !LtV,--.0E-. S$CTJON 9, - , .. , , _ - ,, „. - . . , ,. „ ... ,,, , .. . , ,.. ,.. ,.. . . . . .- _ , - . , . ,--: . . ._ ,.. ,. ,., . , . . , II. _ •,-,-, - i'''' . - . . ,- .--- . . . , , , - - . .. ' •-,=.-!;.' ,.--- , - ' . , ' - ' - TOWNSHIP ' a - SOUTIL- RAN.. , ON - 1- Wr _. t - ', , - MRIDIN --' - . - - - ' - _ ... . ,, - .,.. . , . . , , - , . - „ . - . . .. .- ,,..., 0 - . ---:.:.--. ,-.-a.!•!... z 1111 IfASIIINGTON-- COUNTYi DREtON , . . , - . . : . . ' - - - - , , , , . - - .- - - - - -.-.,- .-: ,-,-,---..---..-- -- - _, , .. . , . . .. _ . III .. . &.. . . , . . GROSS AREA TAX LOT 100= -136 002- S.F. 1 . . , , , - . GROSS. AREA TAX LOT 200= - - 141 S.F. . „ . . . . . , , • - z . ' - ' GROSS AREA TAX LOT 7000= 64,661 s.r, . , . , . . . . . , . GROSS, PROJECT AREA= - - 341,789 S.F. (7.85 AC) . . . . . .. .. PUBLIC R/W AREA= 50,178 S.F. ' r - •,.....,,,-- , . PRIVATE. R/W AREA= 9,061 • S.F. . . . -- t-: - . --; '; - ... - -- - O . . . . -SLOPES EXCEEDING 25%= 94,811 S.F. CG , . _ •. WETLAND AREAS= 1,279 S.F. _ . . . ii.. . .. . . ,. . . OTHER OPEN SPACE TRACTS(PARKS)= 0 S.F. .._ , ' .... :•-,- , SUBTOTAL-NET DEVELOPMENT AREA=186,460 S.F. (4.28 AC) , . ,... -„,q-s - -. RESIDENTIAL DENSITY TRANSFER= 23,703 S.F. (0.25 X 94,811) . . I- ,- . . I 0 TOTAL- NET DEVELOPMENT AREA= 210,163 S.F. I . . .F , II /-• - - ' . . , LU ' MAXIMUM NUMBER OF LOTS: . . I . • 11 . u., -.---.- • 210,163 S.F./5,000 S.F. PER LOT= 42.03 LOTS I . • . . I . . . . . Af, - . . MINIMUM NUMBER OF LOTS: LARGEST . . ..., 42.7 * 80%= 33.62 LOTS LOT 28 8450 SF , I 1 . . . , AVERAGE LOT AREA: SMALLEST z ' f 1 1 -?---- - - ' . , . , . - ,,,„. 239,647 S.F. / 40 LOTS _ 5991 S.F. LOT 29 4682 SF I , N 00`05'57 W 315.00' . . , „ - :- SUM M OF AREA, LOTS 1-40/40 LOTS . (..ri . - - !', 10,00' 4 - + 4P - ' 1 :. , . - il l • ' - 0.00 50,00 #.90 ' 4 ' I. II II 21.00' . . . li ch 21.55( 1 P - i - N 00 W 321.12' (,), . , (II _. . . z '. - , 00 , . , .. , il l I 1.1 CR • % Lai SO , . Co 0) CI) t - „, . . c 9 (41 . (.11• 00 NJ! -4 6 .1.)(7' co I"! . (." ‘•••"i d• CI . .. . ..> I -is Z , , 6, tc) _ 04 SNI i St4 9 44' N) 8 `g . /\' CA 0 (q F,:,0 (J 0 cc: 8 () 14 cil "•st ' . . , . ci) 0 4 300- ...-..4 . . VI CA Pt ....-,•-, ul ...--* , (f) ,•,,, 4 t %,...# • 4 ,,,,,, N I\ j . co V in . F, AF*, S 00'01 12 E 75.64'. -;:n . _ .,.. \\\\ , ,, 0., o 'N- ' 1 A 1\ ) ' . - C13,... ( eN rn ,..,-, 0 (.44 1 rrl Ol _.--,! • '1 ' - • c./ 1. - (14 . . J P!, • - . . ... . , „ _ _I \ LP cf.3 ' • 7. .... 7 7 (A . 1 . N 0 a 138 6 8 . 7 0 ” W 71 r 11 : ' , f A t 0 9b co 1 c..) , .„. --..1r NO005 08 79' c-: - -•::•!,. N57'07'14"f 5 , . • . . 0 0 f-7,- - ., _.,34 - . N -8 °05 . A=11440'34* . % e ' - ....„ 3.30' „1 . . 4 • . , . Co co • N 00'57 W 381 74' N57•07 - 0 . . . • . -... , ... s.) 0 .i311376.30 'MT 0 .72757- ....._0,...............,--.......0 ........_...... f4 ,... 74 .„ - weramissmarrua.o....0 . . I '... \ -1•4/44 \ .. ..A I. 4 ' 10.38' - \ .. t'O.,-, . - : • . i . -I o _42 00' 4 :A S . ‘NN - t .....:-.01,,... 3j s'‘)., - - 1, -* „0 ,* . 8. ' 50.00'' . . -- 50.00' 31 00 z o \ SP• . , .1 ...." •. 1 i • 0-.. ti. wr V ' t.n 00 I ' b N) 4). * i .... 1 . •\11( , ' .. ' UN .i%3 f _ I CA 03 11; 9. ‘ N.) __...s. P .........--.... _ . . _ . c.., •-•-, ,2 ---; „ -, r: \ , 3 -. C 1./h . , 03 01, tt, p) -.) N., f , . - . . -.4 .1•41/ I ;C:1 . .....1. a ---- 6 C3) 0 t. s......." b -J. scl ...n . 7,-,„ 0 . -------.4 - , ,. k ..... '- ORM' -.... ./"'- . NO0'05 185.00' , 1....,r4 V) 0. z.r, :**1 , .3;:- .0 1 4g$iN, ‘ • - c 0 :n $ , :ri a IN) AI I.* . 7 17 , 4 .; 1,.... -. ( . . 1 m NOO*05.57"W 11.1 Z ± a d z ± x 2 c0„, - q;:, 1) •4". 1 0 ■ ,, . ' 0 •" N00'05 N00*05 0 5.1 (.7i 134.55' _ .<P>9 . . . l'4_,A,• . . .ri` , i1' I . . - . . 4, , .. . . ,. .01 " .00 0 0 La _.3 -) 1 • i (,) . _ ....----- , 93.37 0 ' ff . ,,,;- . , . , . ‘31.., (-It \ . .. . . - - ----- cr• ,,, ... -..., - Ie. ,.....-- y.8 8, .• : - - 1 --' . ... . . II Il P ril I - . , , • . , ts.) ...a 91 r S ) . ° .-1 I tS% - - • . . . . P C° 0 SA ?- • -,- , ' - . , • _ - " . . IP ' - *0 - 7 • " . . . .- . ' 0 (41 N.) 8 2.f.-....j.17 ' , - - ,-• , . . .<-.$) Yr.„,... (o■ • _ -.0 9' U (-J 9 0 z ("4 0)"" 9. v) , c..ss .0, co ` - ---; I Z. , 0 0 4'. .3 b .71 - , - ..-„,,;- - ",-.,•.,:f. - "-'-- _ .. -. , , 61. •,, - - z - - Z q St -.1b o o CO 0 co -0 - . -- • , _ ., .. rp,..„, . •••1 to , ig N ..) .- al . ,-,• - .. 03 .P. So 71 . ‘ -0 N + . ■1 r - ' 1;3 ( q - ' IN) 1\) 2 , (b (0 - . f0 (1 4 CO --.1 a 71 U1 NO0'05'57"W , "' 0 ,i, , 01 -a - - ... k ..., - . - a • s-Ii cl, 6 - 1\.) ? , N) f.) m .+1 , 1 , • 5 ( n cil (0 134.36' Iv • 0 0 - NI CD 0 . '4 C t N...1 - '--- *.. (,4 NI a d . . ‘,4' ' _ _ N__ 00;0:3_'7 92.0q 5 "W . , . ,. . . ( I) . ' 7/ C111 N) - . ' °. 9, . S-n - -- q d - $4 o 0 - , 0 . co NO0'05 ' - pi pi sr , is j , .. _ frf __ ___ :71____ ,,_ 14 , 71 8 0 0 0 m m . - ..., .....7„----„..L__,,, ,.______ .., ___ or ..,,__ __ -___, - ..„ _ _______ _ , ..__..L___ :_li , __ ._ _____ „ . :1-1 „, * . -- 1 93 4 o') o . _ c- _ b Y...,, - z ,P o o csty , -.--,-.-,...--.: - „ • - , ci% - - *.s - z I 1 tn r n()4 co tyl al 'CA' (A r.) 0 . (.../4 t 0 . . cp. c N ;0. ' - P c.,, 00 9 . , o lc - _ , s.., / , 63, ;2 • . ,. 1 ,(1_ 6 ,„ ...- - -- o .71 . • , - 4 , 7 ' . NO005 NO005 ' NO0'05 " 57W NO005.57"W --- . 0 . r• 8 ci :n 9, 03 . - . a rt ' 4 1s182'30.24"1 • , . - - o :n - c,4 \ •••3 8 0 . - a . (41 - . 19.38 - i • -- - . . 0 0 , 0 Li fr) - . III 0 1 I ... . . - 53.51' 5200' ° • 52.00' _ 51.00'- a NOO*05.57"W 0 p o N oo 6 . , ..,.....,:,..,..,-...., . . - ' - -0 .• . Non/ 1 8"vi , NO00,2'16"W. .. . . 1 N3 190005'57"W . 1\100'05'57"W 134.14' -. el 0 N. ..-4 . 0 , - . „ _. , 58.00 - . . . -. -. . . . 1: ._ . . , _ . 0 0 0 q ,..,. co 1 _ J -.- 1 t1 t c . 7 3 i - C, C.:1 93.37' 92.00' 4.• a ` 6 0 7, D 1 c4 4) . . rA. ...: - . cl - : , . , . , . . Q., :Ph 10.00. • 9 , . , . . , . - . , . . . - ...A .7- , g . o 6 i 8 ....4 c". a s x '&4 pil ' I 'l N tt) v? ":"- '' ' , . • r"Z• . . .03 (9. z . z 4 , . SA , . co _ co - ,0 N.1 (..1.1 .. / 0 (..1 to 4 . ; ut , cp ‘ pi co ( 4:1 v.:, 0. rri(-14 ro (4',1; sn '■.1 , 0 , - NI ..p. 8 . . . .., , 0 • IA •L , - ' (el _. - .....4 - - - -a en 4,„ , _ •.-...). • (fla 9 -_ -":4 (A ..., 0 • 2. ...._s. :4 . a „,fo' So . t . . . „), G•1 A z 0 ^ Ili . - --,..1- b -4*. ' N, Na . A % --# tt C ePP (1 U .4* iA 'P t tl CA 4* ' C 6 .. ° # R=62.00' , ( r*: ,s,b,' . , • , "v2 0 ! .. - rri ' (9, - ' 0,. ';(.12t h.) -• 0 C al . . at 0 . - , co. g 1 /11 c.,... ' z = 0. . crt :ri , .. . a- X ti. A Z ( • I .. .. 1 54 , '-',:--,- VA , rt : m . ; ...li : • , tv b , - __-_- •., --..'s ' C.,) , NO:J*02'16"W - , . --t o - 47iL,T-4.98' NO005 1- ::-...: -- - ---- • ' - '- . ' • . -• , . 7.50' .. 75.37' 44.00 1-°' 0 I , 4 -3 6' ' 113.91 , - ,---. --„,, ct •' , - . . _ . .. . .. v '''''-° . N0002'16 , ., I ar .... w• Z 46 31 k 1 : , • . ,- --4 _t 4`,. - - c11. ...c:7 . . / '5' ' 2 ?. 7 N89'54 • e.• • ,5, z 4: NOV:02'16"W - 17.50' 4.01" - - r".; ) - . ' , - - .& " C " ) - - 4 1 I) i ;I - . „ . . . , , ...-----7/ :** o o cn - . * . V"' ' . IN --- % , . - - • •. c) . 37.00' 52,00. 52.00'. - 51.00' c, 8 - N00'05 172.37' c - -., . .-- 4 ' 6 1r. x 03 "q 0) " I 0 S71' 20 1,!• . . .0. (( I cro . - CURVE TABLE .- vi , 25 34 na - , , * 0 ---- . - 0 - . .• •„..e.________ %.....0 • - - i -- - - -, 0) 01 • (11 • UN 0 , . • LOT DELTA RADIUS LENGTH CHORD '., BEARING C) . . . t ,.) -.... „ 0 %-"oNv"?0 ,5%, •• c/) 8t 86 . - 11000557"W 234.0* --, ..„ - _ • . - .. - 4, i ■S‘ ' '...3., 1 7 - 0 ( 4 0436'08" 62.00 4 . 9 8' 4.98 - ', N 87 W • PI - 3 N89*54'03°E 5.00' PRIVATE DRIVE . - 9. \„, .... .... ., e * 1 5 tN ‘-t ' A, V 4 1..) .‹. ..>, 'PA_ in •,, 1 44.00' 0 60.00' ° 43.3 Itii.. w l / s) ./›.. , 4p NO 5 23' 15)45 .. 62 .00 25.17 -- 25.00 -:..,_. N .73'51'57" W •.■ 0 . „ • 2.00 . • .11 i - - ' "."" 711 , a • . ,3 r- 0'05 . 57 W " AC ..0-1 1 .... i ..... 11.00 e tt , a i ir---C I N '..02 6 ly , - 6 23'18'59" 62.00 25.23 26.06' -.1.-. N ' M*34'35" W ...- /.., cs, . 3r. . NO0'05'57"W , - z 0 co --6 0, _ . 7 - 1) 17.00' . , . .- Oa IV _.• N..) p 6:. 4 - ( 0 93 CO 7 23'15'45" _. 62.00 2-5.17', 25,40 ;N 2717'13' W 0 . . . . . . ... As t-) . , -tt .-{ 8 - 4 Z Z z (C I , - 8 - 15•3,3'23!! 62.00 1,6 .- 16 78 N 0752'397 W . . ..A z - - 0 .- 0 2 -..... ' . z z 0 Co $.1) co - - , , . . .,_ • ,. - - • - . c c0 S „ol I C a, Ce,, e„ ii (...; (0 Si ;•••/ U1 A CO ,P1 CO . 51, . 10 - 90'00'00 18.00 - 28„27 25:46, .! S 45'05'57". E , , , o . co (•ct 1 co 0 -71 . co tc1 --. MI w t a CO C cq i., CO ( q 9 00 -.). Pl" in ' 't - 0 ‘5 . ,Iii 0,- - _......,. $;„, „ 6:1 :P• 01 01 (j. . 1'` 0) (0 ZI1 . 0 43 4 '.. CIO ' -1. 15 9000'06"= . 9.00 14.14 ' 12;73 -' N 4454'037 E r• (4) .....4 ( 4, 4 ,.., .0 tP4 (0 (.0 N Ci 0) (q f.0 (3") e , - CO 0 v) i..r. i C ,.... (.../4 0 d ., i,., N..) N)- _... 1 Qcs 01, 0) i 0 0 <0 0 . - 4.1 $ 1.1 ' Cei • " (r i L__.(1) Oa CJI ITI . . 19 9000'00 18.00 28.27 ' ' -:;: _ 8 44'54'03" W 7 do . LI- r 0 ( -1, 0 r.,4 So • - :71 frr ;:rt . ni4 . ms ' pi :1 fn -- r1 - :"*1 co iv m Pi So b :71 • - -.1 -1 .. ea "- 20 ' . 16 - 91.00 26...17. 2_6.06 N 34'20'35" E . . ' 4 . i - . . , m 22 -- - 2928'26" ,- 62.00 , 31.89 -.41:54 N 14'38'15", E , . , - , 10172' . 16.46' - - ' c' "1 23 ' 275620" .61 06 . - 0'.67 '-. . N 43°1039" E ‘,.. :. • S 0009 'E 120.18 70.00' - 69.00' . 70.00' 62.00' 60 00' 60.00' 60.00' 23 -19'67'55" - , 91.00' - 30 :k 1 ,, 30,20. - =,, N 16'40'39 W - 86 42.00' . 93.77' 25.00' . . - ,,, ,___. -0----0 ..tifeerffav ...wesigraminlisialer,almoommamalig--....--- ____ ... . _ .. _ _ 24 - '321258' - 91..00 51.1./- - 50,50 - ir - .1_ N '09"59'48" E' _ .: . . t ,- - - ,..1 P PP 26 1432 ... . . ,,, ,. . , - 91.00 2.j.09 , " 23,03 N 4951'04" E z \ S 0015'07 W 697.85' -181 1:3 1 I I ' . . I 1 14 4 CD • 28 , 79.04'44", 69.00 q6S - I:if:0 • N ...14•6'i5".., E - I . - ' . \ o3 . . . , ,, 8 -, ..... ccz 0 \ t1 / 4 .....q" g 9 28 12'27 62.00 , 13.49- ,13.46 r- 83 E te4 A - (4. I 1 1 . . _ , 1 / 4 4 ... ' \ \„,..._ _.„----- --- 1 . •,..,,,, , -'--:".•,,,...-`',-. -, ,- - l er3 • , • 0•00'067 - 48.00. ' ,_7,5.46 - 01 - '-- N', 44 ' 5 4'03" 'E „: * . - - .. Vi .. 1: . \ --a 32 - 90 18 . oo '-M ' ''', N 45'05'57" W . , ka . \.' • k „---\ I 1 1 I >"" ii; 36 96)(S*06" 18.00 .82 -..-'‘ 25.40; N 4454 03 E . .. . . . -. • _ . \ \ \ \ . < (-) -- -- - - - - , . . , 37 , 90 48.00 - 15,.401 atal,8; N =45'0557" W . . , -. 11RACT"A" 2047'51 4 - . 62. dO ...r•4":51 •'...-:....2,2,8.;; N 67.'1603s. E ---7 -- "" - - ' , . ' . \ , . 1 1 \ _.........1 _ ... n, ._ . _ . , \ \ ( 4, \ . . . , , , . 8221'50 , _ 80.00 1.15.00_ , 105,35 t -.N- 16.*56_',19" E . , . . „. . , , , . _ . &... ., 1 1 1 . .....".. 1---- (3 . . 60'41'24" .' 55.00 . '. 58;26 - : - . : $$•6:7 .:'--: N 3d1 E ' _ , ' ... .. . . . . ' \ - \ , \ \\.. \ _... . . . I- . ' c; 90 55.00 - - 8:6:39'. ',-.77.18 N .- 45'05'57 W t , . . \ "N... 1 1 i >-- , . , . . 9 A , . . ...--- . - .„,,,,..... T- . . Q,„ - 29'16'36" 55.00 - 28.14 ,.., 27.14: , -. N 75'1444" E , „ „ . I ' -- - . - , 8N0-'1'6 114'4034" 17.00 . 34.03 ' 28.2'_ ' S- 5721'29", E .. . ,.. . . . . _____„ ..,....-- ___...- -N ...--------"/ , -4":; i. -t . , . . - . . ...,_ . . _ \ . \- ---- ............_ 1 _ _______ , . ' . .... , ......._, , \ ...... \ 1 1 ______ _ Z , .,i' ,,,,!:-•• -;.- - - . . , ' . . . . . t , . ,, ...,... e N. , S , e ' '. . , - •.,-A • ,;-• a. , , _ , , ,. . , . . , . , . . . • , . . - - ,,,. . • , .. . . ,• ,.,, , • * . _ . ,, . , . - .,, -,,- . _ _ , • . .- ' - , , . . . • , - ,.."-* z ' ; • , . , , . . , , ' " . , a , . , . . : as , -c - ,..4A• 4 '.7 4 , - -..-- • .-,.....- . . , , , . . :* • . . ,. , •,,-,',.!„,„....,- -.,---,---;• ', :74_ - . ,..„. .. , .- .. . ... , . • •;...`4.; 4- , - .._". ' ,,, --- _ . . , , _ ., , , . , _. . , . DATE: . , .. . , _ . . . , . , _, 08/44/00 . . ... , , L';',1: . „' . - , _ ' , , , . . • : . , ,.., , . , .. , ,. . . -. .., SilEET - -, . . , ' " . _ . , . ,. , . , . 3 . .. .. ,,..... ..• , . . ... ....,r,..--, ,,,,-,- -.-- CC •.-, - -. . . _ , , , , ., . _ - . . AS - SHOWN , .. - ,..-." - -: - . - ' ' ' - . . , , . „ _ _ , . .... - - , _ .:, „ , , ., . . . . , ,. . . . , . , r '- . :;& ':: ' t f ' - ' ' . ' , ' . , - - - .. .,, , ..., _ . 5 " . . , 3 .. .. . . . . ., _ _, ,_ . . . . • - . _ . . . .. . • . . , , , - - - - - -:- - -,';',- -- f.:= ... ‘_' ..- ' - -.,1. - ' - --.- -.----. . - . . - , _ , . - , ,., - - , ,. ,..„. . . , , • , - . , , ,RAV- iR,3 - „,!...,,:• ,- : „.,--....'. -..,,c0 '.. ' ' . ',-- - - ',.'-,', -' , v.' '; -- '' ',:' " ' „.," ' '''' ',- ...' --, ' '.'" - - , ...... .. - - '.V-' - vvV '' , - ---' " *.. v - ' ' - ''-..v -.' - -4. " 4 ',- , ' - -:: - - ' 1- -- --. '' -''. - , " ''' - ',...'.,-,. ",',''' i - -",'- ,,`" '-- '" • - - ' - - , - ------'- ' -- ' ' - ' !.. '''' - '' -. ° •"-.,-.--,':' v -, , ;, --?: -:' -.? .- . --: ."- - - - - - --, -; -' ' -' ■ --. ;`-''- ' ' '-'-'''' ' . '''':'''-''''''' , -r- ' 7 ' - -'''' ' ' ''' '''' - - ' --' ''' '-'-- - - -: '' '-. ' - --2 - '-,-;: * -''.. '''' Cre--4- - '-'-''''';', '.-3/4 - .''; ' ";--;-- c, =i" A. :•;- 4-. - .-- ---' ' ' ' 7 --- --- . -- •_',.. - ^' ''- 1 ' . -„ . - . 'ii '' '': '' ' ' 'F' - '-: '''' - ' - '' "-- '''' :- -':' Al---: - ' ' - 4 " " - `: ; '; - .' . -''' -- '' - ‘- • ;''' ' "' '' ;':. -" - - ,''' r--' -^' .;;•"; ' ' - -- ' ^ 7: .'S". ' t-. ' 7 - ' - -:' ,74 * - - ',...'-::: -,7 .- , •" - . k .':-=` 3 " - -.7 ' 7 '. ' ` ;i:'V. . - -:' r :' .' -".. .- , -;'- -4 ,:.., - r `,. ,'il , `";' , '''':'," --' -:; ;1 1' .:-' ""' - 1'r :kW' - `-r' "--:7,-"",r,'";2'; -rj: .:';'•"--",--.''''-' "-- '' ' '-."'-' ` `-‘" ';'- s'. v - , .- - '' ' , ' " _,,_:: - ":-:r -' . , ' • ' ..- .',- -"` ' -- " = :,-'.- . '' : '?":. ,- . .:',.' - ':' - , ,- '-- , '' ' , ..-. 1 ' ' - - - , ' - , ' " '. , , . V, - - ,V•.:- . ,„`-', _". , , --`'' - --- ... 4 !'-:';'"• - •' * *- - v7=, 47 7,40 - -' - - s ' . - =';.1.-- -' '-.-'.i,.;= t."'• ,a'' 4 ,- , * 7 .**.i - '.- `4-.; . -7 5:: -:t... -' ' ' ' ' - ' - ' --- '%-,:....-;:e- -n.r.- ,Wyt..f. - ." - ; - , ..flI.,, , ,,-`,..';,%: 1. ..`"t"'",- , ',1'.,".: 4 4 f•.1 , " -.•'.':''' "' ' - ,',...:. ""..,".Z." ',! '' vf"' .-"'" -"," : -',•.-- ' ' --> ' ' ' - -' V ,e .. : ' .S'e' ' ' :"'"' - iv " ' '` - ' '' °" ' ' ''' r '''''' : ' ' " 1 • ' ' - ''''' v 2 rr '‘' v - . '-''''''''''.-'; , ''' .".i._ _ :S -, '..'''=*"'''''',' v v'''''' --`_- , v . * , ',., -u L p` :: , ° NO Sih32fi �aa3.4;`d"1 a03 ONi al 0.1. N3.3.32:1 ' 6 9 C£00 '-:t401-1,d , • i . tvC ' :tea $' t ttax3a. , ` I ' naa 2.2.Z9-EZZL6 ' a0` `C} V 1L �— I,rt ".h tt3NO3H0 't�NZB 1191-1 'M'S' SSSZt , s SA0A3A 1S- �Sa331410N3. ' � V a { f1 j( / �/� j \)� 1 j \)' 1 _ a *s , R 9 ' H'0'r :ice S vI3ossY fl9Vi O )Q -S ; 0694-Mg-TM :1-td • g' �' NMdaa i3O£L6,' : . ,,,t, , ,,.. ,, , , y � : N093a0 'W31V5 , ......... , › - ,,,,,,,,:,t,,e ., , , v ' L,i ... _ N IS30 o ; O u 4 a 1 • n Ki t • ` '' ` ' y`,' tl a , , h , , .1..;',:4,,.%,, « {, 1 " ° ^fir, � ti e 'a. , a „'. '1/4.;,.f."7,,;,,1+ �, " , } » N 10" FIR e' �- • ry, a 9 : , CH 10" i,4APLE 10 MA 2, ' : "6 ' , 3 "�` 10 8tR r d ti" s �ti V 11 MA 27 ._ PLE 8 ;,^ 29 l'\,. ri 0 33 . ; �, % ; 2 e : t5 19 3, „a y;, 7 n: ti 1 M w , 4 1 32 k ,% ` ' , ,r _ 1 - 16 10 M• • 34 ; ' '% `3' i 1 2 3 . ��t�� ; f 36 11 t `' 13 41 4 `�.yf15 1 fRCH 39 42 40 11 FIR ..1` 3 69 *44',.. ----- ----- -- -- ' s 4 5:,,4' I 47: ,, ."' 9' "'� [ 1 t n , ' , :: ..:‘,'-:, r 50, 1 4 , N W _�� -- E __- — — - - - — — j ' - - 67 I ri 52 i , : I 66 f }.: S 1 F ill 52 1 6.g..4110 4 p5 53 -` 40 39 38 63* �2 ,4A 3 1 ` , , : ., *kia ii ::" � ' / _ .. -. k 'sw rr 10" R :.,,x; - 9 1 r �a, •,,t. . I s • .; . 0 55 -� G �: � : , 33 3 � 4 35 36 ---� / I �.: r. V:; r, + fiM 10 d '1: r e 58 . kl r ;' j " t ; '`''''.%"' , ,fl, ,_ ..- ___ _ __ _ �____ —_ - '_ .•.. ...., — ._ ..... �,., .,� — — ..� , , ..� �.. ..�- ..-rte- .".'^ // a ^nf,1 , , ' Y R OW O CONIFERS t 70' .,e� , ` I 52 TREES 6 -1 8 :. \ : ^ • 1 7 TR(J 1 w • ,. iYt , ,.f,: - 32 ' 1 1,8 7 . � N _ r , ' 1::71:' :; ; �5 2 0 17 y ,, '' . i t S' MAPLE`+. w,Y'?a: ay e~ : y ,,, - V Ar 44. f , ,�, • ' ` • K - ' , ^ e . rt .q, p 7 2 I .. w, f T� k1s'it , , r r ( "r L.L ,{ .. may, •, / •� , r t • ° j ' t a `' *{p , 8 MAPLE / ,.. stS; + ' ' .. . ,° «/ 2� GG 79 .~1�r 7 / sr" I , 3 6` MAPLE ' I ' r • , ' i 7 i`` ' `, " • p " mAPt , ',,. . ., , r - :,' '. .. , i f ` �`� . CJµ : tu4AP L, ° , r , '`' 'A .r ' + . ' V 1'f ' .� �y, ., Y< a ' - " S '4't w "sa.`}, +a r * g ;nx ` ' , r • ', .. •� p , ° 10 FIR aI; .L.� i 8 MA Y r . y .. .. ;� . . ::. /,/� ROW'.O "COtV1 F t S O 1, MAPLE "b. y - ; " ' :§ . ■ '" " i • 5 , s` ;'at Y V _ �G...9 " `' 5 �RR. » w,> a , , , - 1 G7t� � " t '-'4 � ' �0 ». MAPLE - ' - • �, ^ i 1 ` ' {k •s - .i.: . 1. .. , " {j+" 0.i ` , • , / } _ +'� }- `., �> '- r .. - ,'�^� - . _ - ,.v ^� , ^;v' ' 9 ''i"i 'sS- « . " �{ _.7 ` r r ' r. °' ;�4'`,ti ;Y '4.,,-,,,..>4.,,..„,. "-F 0.,. :' *a ` 4. ".S'r , .. - _ '"/ t' +� , - is °4i ' ,Y r ; - } IC ' '' s , , ! , ' t- ,Y- • �' } / � '� fir/ ,£ ,, ,` i , x'?_ - L _L_.I" .. .. ` �.• ,.a,,' ° § y' .1 F • < � r•.I ♦ \ 4 3 '• ,11 { � • . - ' ., , « 4 ' , w r1,-': •,.s. ", S 4.,,,N,,--,,,' \---- I- 1 ---- T ... . ' 1 M' [[/ + - ' - • q, ..^.,`,7- y� , ary TU1. 91 ` , �."!.�,5'v',, - a ', e - • - , , it - , . S �' ; 'e` n �, " - 1 "'7�I, ° ,^t...,. ' ,. .. ,t w {+ M , 4x "' ,1 � ' i:e...,., . , 1'V2.. " . , ` , , , , , l y y ,. i:. *, k ,, '`.,� ''' v RR APP "£ I . w ; ,, ? : `* 1t)"MM o1"L , .. , , - ,, /.,, ? 11'�APLE1fl Ft' '; ' "' _ ' �; X , ii u >,n' " "t `� t, �j r= ,', ,y 3 , $" .. _ t,. l „d , '-,,' • V iW e ►' V r _ vAr • ,.4, f / 11 " :E:Y:i $ CHRRY , ,$ MAP LE - (` M APLE: ` �� r �G. yhw:v, ,- 8 E RR .i' . , Q ` ,.N,�+ • k h 8 �� ERR 2, , , „ - �� S .'&,.. y y 1 .•fig g�"S1, Y .. r ` i t , , , , t u4 f d : I ` , J II *5" 4.,1 ! ‘1' S 1 ( I 1, , �aN ?4oFr y ,Y,y 1 ;•;(, , .. I u +...w �.n�. . ,. •' FM1 ` �� +�...., .. .n_ .�,,,_ n _ ff + .n..,.. .w_,. -- „ , n. r E ,r i ^y, iqi rS `rurPy;. "r d =,a`; t _� ./'' "."..�'� - , • ' i i4 e =, 5 / yr. • / -- ----1---- __ �_ 1 __. _..__ I __ _ __. —_ __. __. — _..____._..__ „ • • r r,z - \ • •••.:'""4•4 a • `f' /'i t I I , a . I I `k „ • , t 4r ! r..;14.., ' l� t • , 'a� }. °d.F N Q ",.. P'a 3 N CO e - = 2 CO a • \„ a a x . — H Z a4 �rF'r• N x - t x x x a r fit m t- x R s x a `e x x'n' x a x x x x x x n A' t N :• - N G» , ' x r 2 2 x t z r7 0 d ' C O 0 i t ') t< O M (0 d• t d` M d c 0 C 0 U, '7.1' d- C0 00 C4 d- 0 N ') ul N O to t'�') `N •-- P") (0 0D O' OD t� •-. N d) CO N tO , N N 0 d' 00 t0 (4 00 N Q LC) CO 111 O� r t 1.0 CO N O 1 ►Pr) CD 0? ^ �j ri O h t Cn "` ' CO ' cfl ► O et t �t N O ' rM tt 1� th CO t`� N N 00 ' � cc; cc; CV O CA �t N C0 of O0 ca co tC! t`� Q M d .- �� e0 tV- .- O Ott tC) N 0p M .- M CO N 00 co d _ .- N NI' 1 � t 4 ti Q • 1` d t � M N N.N} .-' �,,� N ta Q " � " �'' Q OD 4 ti te) re) +t) N s N N • N. '`'• '`fix n N N •- N r - ,- N •- •-- N �-- •- •- C4 N c M .- z N • •- • -- N N' •— s w x N ,N . ' !°)' N . ttit . •- tV -' N' N r- N N N ,- •-• r-. N N tV N C�('•- ,- N ,-- (V p')' <0 N N' t ,� CL 11"'"/,`.>';',4!':i'. d - N x ,.t w.. • - ' • - In �+ N r' c Ca •- 00 00 rc0' C^0 'C'4 x t" , o x d 1� CY x J �'t� ,- x ('d O • Y M ' CO et. • • v � OCS, r- • O • r N ~'1 • -- tx,,tr cc tt , ca tX,t:K.:ce t-+'!r CC tr tx,.cc,u. N cc c ec ct cc CL ix N cc a cc cc cc t>; `ct cc cc tL V) ,. „, --, A,, _ y a�' , N° OG t tx x rY r 0 <a a a rr cr r z tr tz oC rr oC c r a t [r c� a cc tr o� c1~ tr t>= cc — to r h . d- to t� � .. i. `,,,i ,-' ' . cr C44....; , c.i , to .- .. �. ' ` cc x t i I ►_ � ^ t i lt” l� t l t ` 1..... lt. Li tJr tL ii l,_ t la. la ' Lt ti la L. . L. !> tl : " �" N "-^ N N . *- ,'ts . ti , !c Lc t.� .: l+. 1 ,.. ! t ,— i t s 1,., 'li i% ti 11. CI. N LL La ls . 'r- •— t ►, Lti li. L. Lt.-Lt.-W t t is. (i., La. ' ,'Q ''' ° ` =, '� • , K .. ' LA.. t.4•. 'n .w. . M., 4J.. } • 4. a ` tL : o . - 46• f y, :''., "k° (/} S (/} U) t/) t!) to (17 v) to v ) co to to V) to to (1) 3 to 0 3 co to to U7 (1) t» to ` 5 x -' , .cn t , t» o 0 "V7f^ to .0 .- 0, 0 0.1" , 5 w t1) to to . (n,,(n to C/? to to {o to (n : to to co-co z rt ' ;;,N�,,,,.., , � s `` ,.. 0 to ( 8 S I,i 55 5' 5555555555555 id X5 5 5 3'5`55,55w.5 � � I 'w w +i.1 5' `- <<► 0,000: z � c7 rc'4 11+a < = .., , . . ,,,,., E `. '. .` : , _J - '' ' ' ' ' 'O 0• ( ' C.) (. 0 0 0 0 .� C.7 0 0 0 0 0 0 0 0 -0 0..0 CD 0 0 . 0' 0 0 0 0 ? c7 (, C) C7 0 0 0, O t7 „a ; c� ` I� t . .,, - .... , ,.' _ ,, , ,_,• - c�', c �c? . (: c•? ._►.•'ca, ca :< ca ca ca c,) ca . ,r c7 < c� .,,. . ca c. ° c� C,5, O D DD c� c.5 - ca a D' � q ” " t,�a_ , ,._ � .,' k...', .; ,ti,. <,�.. ' : ca © ,c.7C7Y.(50,30.� »0 0 � _ ' � a a` �� . >> ,� � y � »' , J,DD- i © DDD 0 D , D p � D -D , �c, ��a'��•� � " 0 '� ��. � < p �, a�� � �� �� QO O ��� OD, oot>:ag QZZ eii <c ‘ ", it <t. � :, °, ' 5D = 5,D O..O O(p 0 •,'�_•► 8 OOOOOO O'OO©© ' 0 ' no . [ l' - 0n 3 0 C. 0 0 0 C30 0 ,C ►'oo� 0 G Q s ,O 0.000;_ 0 0 00, . 'G 0, a cl. ± c 00 0 trs o n © 0- "Y m o o ° 7' � � '0 C3 Cr0004.7 -a CI, 'Ci I j ;' 'f`4' ) `" r x 0 7 .04'0O.0 0 O C1 7 . 00' ›C C]00 °00 CI O C_l i d ° . C.C.), "c a `0 0 C Z * Z 2 a N to r: OD a> p. , N ► 2" 'o-. • "Y ; C>' •-. t".4..- f�) �d° tn c0 t� ot3 Q. d N 'M d ifJ t0 h CO Cn O N ►�5 d�'''tt� t0 h� 00 to N t} d-, 0 C0 f�' 00 o ..- N-'M Lo CO h 00 cm. 'O N `...), d^ it) to P' 00 of ©'r--, N'r'") , et• - tf) CO N 00 0) O •-r" cot r7 [C) „t0 N CO 05 0 Cat M 'it tC) 't0 f' CO 0) 0 O O O O 'O 0 O O •- ••- •- 1-- - ` ' r;, ;:Am ' rte ' N n. "t tt C0 4``. .-, .- '.,- .- .- .- .- .”- .-- N N N •`N N N N N•N N r9 r7 • w) r7'►� M r7' d^':F et- et',et- et- •d" • l- et-' ti) ' tA to to U) to to to to to CD- co c4 t0 t0'K to to to. to N. h r... N. t� - T+ i�a t`'•" N N 00 00 00 00 00 00 00 00 00 00 OI 0 ) CO .0) Q> CO CD OM 0) .- .- .-• .- .- r- .- .- .- .- .- -.- .- ...✓.... ', , r ' • `;pr ? -rj h Six rx aka " w 4 ' n =y - " ^ - • 1,' } ' , g G M'M gk f M'V ' k V `� I Y } a, ,,fi�tt .:.,$, g .w , 7 ry , ,R 1 tl ",1 t *• Yr { "Al a 4i 4 t .t N s 1 4 Ki « rv s , { . - ate' J .r^ y, { 'c, 7r } :'r i u `tl r � ',e -'4 A` b if •4✓ •; Yi•' : '"i « k '��, ' 'h M1 t' .ew .} Y � as" J ry k „'= �f� � „ '.P C ` 1 . % . f 4.a44,4;',.."-, t - r? y> • 'RG+ A #b' r"h' , r 1 bib lemma A 4 i , _,... , , , , . ,_ _,--; , , s, ..2 ! *11: I ,jorti ......._oessmaimmengeolarirm.s. Hp#A. c, iis ........... , , , . , - so A _ , .. .. _ _ .,..4. .... ., , _-, , . , ,, .., „ . , , , . 5 4 a . mire I A di I r ti A' I iiiii-,9 11 ■-• lik. Il ■ 1 10 - 4 n i l . Y _ • Ey' W PLANS ma, NI 111111i si) n ., sin a" A - , 41 1 iiii 1/41 i tisr limo w o w ' • IIIIII OR Mb 1 n■ ■ 11/ ■ 1 P ,iiI R/ ! , W p vs■ Q W i ?, I D D D D / q 5' �I ...._, ___, \ x X X x x x , `` f i .� r i i R a r� I ij O D -i o -1D LI ary a� ° o � I S • � ► ilk • N 11 MI gill -V ur 4. I I c E ■111 l■11 lip RH T T ■I i . w . - ,.101 _ I ... ........ )=. \ 7 . 3::. \ , , a, __ _ , _ , W k. y 7 I S N _ — SW FORAN ST. - 01 - N VICINITY MAP \ , • 1' =500' — Th -- o N -,, PRIVATE DRIVE ' 14 UJ I \ I > \ / \ m a -{ l \\ A \ �D CA D 1 1 0 rn Z x ►� _. \ -- i . N X X N N 0 DEVELOPER — ry D > DEVELOPER: CO ■ o H - ENGINEER-SURVEYOR: - ` I - 0 DON GRIM HARRIS-- McMONAGT E - \ 0 w N _ D D D N PO BOX 5930 w N o f x x OREGON 97304 ASSOC., INC. i \ \ \ - Cn 3 , Co I (,.t r SALEM, I i > _ .PHONE: (503) 581 -7890 12555 S.W. HALL BLVD. N.) D FAX {503) 581 -7926 TIGARD, OREGON 97223 -6287 E" PHONE; (503) 639 -3453 -- - -- — _ - 1 z p u) ( FAX: (503) 639 -1232 Z - - -_ \ N N 0 J i L- - - - - —� \ O 1 N - 0 D Z c o I Sheet Index: �, ' I \ \ (Al --� D Preliminary Plat and Street v 0 1 Z Y t eet Plan 1 of 5 I h- — -- , _ ?� — I \ Gratin ,Tree Preservation, and Storm Drainage Plan 2 of 5 --I J zx/\ to x 0> >n< \ Sanitary ewer, and Waterworks I _.i. � � � � Y ks Plan 3 of 5 F uture Development Plan 4 o f ' i I I ____ S.W 131st AVE. �" N ! 5 I �- � A� Street Profiles Y rn D 5 of 5 ■ _ D I ! , I v I / n —� CA -- m R. D ` T - - _ - DEVELOPMENT REVIEW PLANS 1 i • - - - - fi — -- - — -- — -- — , ____ I \ I LOCATED IN fir_ 1 4 OF SECTION 9,. Q i TAX MAP 25- 1 - 1 . `TOWNSHIP 2 SOUTH, RANGE i WEST, ME IAN 1 I ; v \ y WASHINGTON 'COUNTY, OREGON © DD XX 1 W I L M I N G T N� H E I H T S +� �, '- - — ;-_ __ _ `n x x \ -P (.� N 1m . GROSS AREA TAX LOT 100= 1 L 100- 136,002 S.F. _ ^ ' � o D o n \ \ 1 m GROSS AREA TAX LOT 200= 141,126 S.F. ! I o ° I GROSS AREA TAX LOT 7000= 64,661 S.F. i ' I N N N \ \ rn 4, ! S i, , o c o I , \ GROSS PROJECT AREA= 341,789 S.F. (7.85 AC) -_- - ____ ____ \ -- 1 _ _ \ PUBLIC R/W AREA= PRIVATE R/W AREA= 65,079 S.F. 61SaZ 3,443 S.F —" y �, \ \ S.W. WILMINGTON LANE r r > --- SLOPES EXCEEDING 25%= 94,811 S.F. (1 \ ` I �-- WETLAND AREAS= 1,279 S.F. it SW 130th AVENUE — - - -- -- \ OTHER OPEN SPACE TRACTS PARKS = 0 S.F. _ - - - -- - -- ` I \ SUBTOTAL -NET DEVELOPMENT AREA= 177,177 S.F. (4.07 AC) \ RESIDENTIAL DENSITY TRANSFER= 23,703 S.F. (0.25 X 94,811) 1 - 1 - - ; r \ TOTAL -- NET DEVELOPMENT AREA 200,880 S.F. i ti 1 IINtNt�111Nti i1Nt[NNINNINN \ M XI M U M NUMBER OF LOTS: l' i P. 1 �� � � �p � NNt �NIIN�� 100 200,593 S.F./5,000 S.F. PER LOT= 40.2 LOTS SCALE MINIMUM NUMBER OF LOTS: CITY OF TIGARD ZONING R -7 4 0.2 * 80 %= 32.2 LOTS TAX MAP 2S-- 1 -09AB, LOTS 100, 200, AND 7000 AVERAGE LOT AREA: 13268 SW BULL MTN. ROAD {341,789 SF - 65,079 SF - 3,443 SF - 39,981 SF] /40 LOTS =5,832 S.F. • - - - -- TIGARD, OREGON - - - — - - - -_ -_ RD, t �e ACV 9�s � v f' U 1 I ° a' ' M : \ACADR13 \Raven \PLANNING \Rav -pre cwg Fri „J„an 07.12 54 26 2000 KW ` 0 � 1N3W3SV3 30VN1v a I 31VA ,5'L '1SIX3 -' '� * L � I - m I ! ± i 0i- rte \ 22 9 , ( L 6 g I \ y �` � , / I \ �� I ,)-- ..- ,- 1 � , \ �. + I { / . / Li - 1- ----- ----- - '--- .../ , • O �' ►. ; ,_ , r / __ __ 3AI�Ia M3IA I`d ±S MS i a . �r w _ w �,}• :-^ �,.. � � . � ; - - �. -- ° -•- -- - -__ _ ,_. -._.._ - -__ ....•_ - -- , w.__•_____ - -..._. - —� � CO to ■ C - __ _ �-W- _ _ 4 _ – — _ -_ _ — \, I I v L 3 -0 N • °° • / 1 I 1 I \ , ,, ,:. xl ,.... 0 ..- c / 0 -1 r c I I I I- I q. I -f7 I �i3N�`d1 01 03N1-1 >1006 'X3 .t9 d I p�� I I I II 1 �� 1 E' N NVfa1S3a3d1 Zd m 90Z I , 7 l In 8 } }'bS l86 r `6� / o /' S 1 ) J j I 20ddS N3d0 / / :' I . 4J bs 6817'9 }� bs 900`8 006 101 Xdl I - 0 V 10\181 /- ,G }�'�� 6Z � 8V6-- – SZ dV Xdl 2 :. C ' 11/1S3 3OVNIV Q W?30iS 'X3 -- /' g2 PY: CD A 9 + 'S1Nb'll(1SN00 >W38 AG 1a0d3a''Oi a393a r/I /� 8`d6-' l -'S b d 6– �• – S Z d d W X bl ./'� ONYl13M 'X3 f' — F 0 NV ' RAW t i.., / / • // , :0 1 _ x - s , ) I ., 1 , _ m �� ; .tl /.* Z .� '} - bs 9Z' L. ' N ��' 8L1 L }4•bs 1`6'S +- © — . • • ' OZ }�•bs bZ99 .�� �/ ,• rn rn r t, a V r' ,c, ..„---\ ,9 S ,8L ,99 , ZZ --- 08 .e. L0Z L 101 X`dl 31d b 3ld�iw n C ' Cti� °° `dd6 l – SZ d s� �, f in d W XV1 r,. 8 d0 � rn it Q ej I RA � •}} bs goo 'g .6 ,zs Z5 ZS ZS zs 8. 92 �� ' . r } bs } }'bs 0t, 'tr } }'bs O 6`� } }'bs Ob6'1, fibs 0176'17 } }'bs 0476'17 ; p , � } Z6� 6 ,�� �8 I 02 c' 6Z 9Z LZ g 9Z g � , --' '}}'bs 906`g I i 4 .p. r n � � '' 6 4 00c' 101 Xdl o ff .. c7 ,,; J� Ls zs zs zs zs – � � ;w g • ,-- / _ _ OOZ 101 VI I 8V6 SZ dV XV1 N # I� • / 1 8 16 L –S dVW XV1 . T S8 q m .4 T. n �' }�'bs S� } bs O176`17 •} }•bs 0 6`t� •}; bs 0176'17 } bs Wbs 0176'1 }} bs 998'S '- .n �� �n .n v, $ / \ 6L 0, OZ 1% ZZ 0 �Z - bZ 0- °z � ?;i \ @Di?' 1 _- N N `� 00 L9 0ti \ °) 6� �=� \ ZS ZS ZS ,ZS ZS b~ SIG. - z \ / I N ff v , M � I 3NV NOJ N1W11M ' WS 1 i t I 3 1 R/w / / ��. , 8� 9S 9S 9S W x / �� c2,1) ,92 D m z z r 'llbs LSO'S I m n n o • o / / •..�� omc� / / ° 0 L . ' } •b Ltt `S - } }'bs L l L'S bs bs orn / N }} Lll`S } }' Lll`S Q / Q 70 0 �, I __.._ v O� F, L I. rn .J L rn q L rn m m --4 CA / / . Ohm --' O pi ,ss C o I / l� t } }' bs 21.Z.`17 m 7 L____ 6 < ,99 ,9S ,9S ,9S m co M O r 1 F —I ,98 ' } }•bs OL6' }.}'bs 0t70`S 'l}'bs 0170`S }� bs 0170'g S z Z --� 0 D LL ZL 2L - bL X }} bs 6L9 ` M ° o b b m i 0 I 0 l 00� 10� Xd ° – Oat? 101 XVI C.", 8d6 SZ dbW Xbl z i ,08 � E -,, 8V6 L – SZ dVW XV1 f I (� Z � 8£ 9S 9S 99 z t ado z > o L 3 f • { • ( = i f M d I .k' C �� i ,8c• ,09 ,0S ,Os — i I --- 1 1 I ' '}y 'bs 6c9`0 1. '} ;'bs LOg'L } •bs S98'L •44•bs S26`L '}J'bs SZ9'9 '11 bs Zc9`9 \ 0- ' 9 S in 1 t Z r L S 1W53 39`dNI a WdOlS V 83M3S Aad1INVS () �_ , ;, — — AVMHldd NdiaLS303d ,St ° _ i �N V — 1 _ ___ I LL 09 09 09 OS — N OS c a 131J]0Cliel M S . r r � D OR/AA L046/NO GCS DESIGN �— ,� i .. o ' / ` f/ LJ Y &/D P.O. BX 5930 J.O.H. � `� SALEM, OREGON 9'7304 co PH: 503 -581 -7890 DRAWN m PRELIMINARY sus— �ortA Asses, INC. J.O.H. �� ENGINEERS-SURVEYORS �_ 12555 S.W. HALL BLVD. CHECKED 1 . REVISED PER CITY L EI ER DATD L�EC 17TH 1999 J 0.H 1 /4 0 AND STREET PLAN PHONE: (503) DE: 97223-6287 W.L.M REV' DESCRIPTION Br APPRVD' DATE REFER TO TRACING FOR LATEST REVISION r ' . , . . , . H \ALALifilJ\Fidve'l \PLAINIV.1.1\iu \i rt). Jan U/ 1U , -i'J. 11 euth) Kw .. . . 1 - . . . A , :;;". ! 1 ' I , , ■ 1 ..-' I I 1.- L I - , e /'' \ 1 II -- Th --- I i II 4 1 .........g ■ r —1 .,--''' \ 1 CP41 . 4 1 ■.--. _____. 30 > ....--" II 1 0 — — — r 1 , ' — , I \ \ Z . ...-- , .I I: I -i r-i- I D- / I ›, -1- I \ L L v) ,,,,, ---- —1 .-: . \ \ ' ' I ,- , 1 < ' I I I ° L \ ,---" . r .„-- „.....„--. „„, \ 1 • , _____, .,----: ----,._ - ,-- .--- , • ,\------ -----; ' --- ...-- , , , p . „ .....__ , . N , __ _ ,,,,,• ,---- F ! . ..-/--- . ..--- --,,, ,, _. 3A110 M31AelVIS MS ja p, ____.- .--- _ _, ..„, --v- -- - ' 1 - -r,\ _ _ _________ _ , ____ , , t„-- i , . it, i _ ..---- __ . __ _ _ _ _ _ _ ____ . _. _ _ _ ___ .._ _____ .......„. ___ ------ _ .__ __-- . .- 1...___ — — _____ — ______ , . p , . _ — — :,' , I \ . , „„..........,/_____ L . . , . , , 1 , \ ,, . , • i 3 i ,. , \ ..,,,,,„ / \ , 4 N4 () , z \ p. „„-- ' . ,-„ c Z . N ' ,„: L 1.--- , 1 / S 1 "t' 2 1aNtt4Vil0 03N11 >1308 "X 1,__ 1 ...------ 1 ' n13GO i 1 . , , . , - , ', I . ,, / x_\ -\s3 I , L ,, y ___ --..-1,N3W3SV3 AVMH..1. r NVIeLLS3C13d ,'" , . . --- - - - ---- 1- -40 ---- — - --- - --j461 , , ... , , 1 I 7" I 5 — _ _ _ — V _ . , . • , I 30VdS N3d0 / ' ''./ V 10Ve:11. , , , r'' / -fr . . 'ItAIS 3OVNIV80 01,2101S "X3. . , . , , .• , , Z . r ---'' , .."-- S STM ...-----. --- - . . 11 .--- , . ..... , -------. > . . ---- . , . ____..... _....._ .........---__ . . x' .• , , 9 1 _ I — _ , , ,-- rn ‘ . . ,. . , . , „ . :- :. , , . , . . , , 0 ' • .., V / ' \ ''' ■ L 4 V A I // M t ■ I. ■ ,''' Ad M M M M M , ■ ' TIvms Ainvno ' . . A :.-- , , , , 21.31VM ,c2L. I. ,,,. s---------py-----INtv%.s NVS — — Krs - - -- . — -- vas / '111r - ' . ... . , i - ft / 2 ■ II I , Ow , , , 's .. / 7 . , , • , 1 , • , . , , . . , 1 . , v) ,, .,• __, M 9 c . ' m i . . (n / ( . . , . . N I 0 6 Z 2 Z Z. Z 9 . . . , . . . 0 . . . , . ,--- (4 .--- , . , - . 6 C , , „-- . , . -- , . ..--- . , , - , - cm , , _ . . 1; ./ \ - . , , , . , 1 1 ,--- . ,1 , , Z Z . , , ,- -- \ g 6 L 0 L Z _ . .- 0 t7 ..---- ,,,--- I I ...- I . .. \ .„--- " r - 7.7. 1 II (y. m M . , . . 4 wil NVS N YS N —_____ IP” 1/ --- --1 IC - --------1 0 \ I VN - 1 1044 *AA ' S /- ,.....- , ,,,. pus 0 ....__..... __......._____ ...... . r , , / / z / / / 0 L 1 ' , . ' . 1 / / / . 0 1 i . . ' 2 I, L 1„ 9L • ci) 1 K . . / / t r ___ 1 . , . . , 1 , , • , , , * m 6 . , — .- * ----- Z- _ . J 1 ,. 0 . . L L --(:, L £L c 4 z 1 , 0 z_ --1 • 0) 9 i _ . -H ,, , Z , n . . ______. . .r! _____ -.- ---- t \ ) ' - ..._ -_,.. _ - _ 1 1 , . a M M M `ok ifiPam . I ,,, ) . • INIS l'ES Nis-- /US isliS= m I , . , ,,,, WS NVS NYS tsivs P- - - ---, Z , s ... _ _ , ____.... ■ si , 1 .4 . i ---- , — —, — . . , . _c) -- _ _ -- . , — 1 , . , . . , 1 . 1 . , I I L —1 I 9 g - fr 2 L . , s 1 , 1 1 (f) ' I \ 40 i ' '1063 30VNIVG IiielOiS V 83M3S AeIVIINVS ----"'” L — A VM1-11Vd NV121.1.5.303d ,gl 'T , „ ■,., ':; ,. . 1 . 1 ..,..... ........... ■■■■■ ...■....... 1 L 4 3 N V .1 *) I ■ ',. 1 L , ' \ Ali U I Kis - PUS INIS PUS NIS 'NIS , 0 ! . . 1 . I /7/ :1-F- 4- - 7 1„,/-.> 0 CI I el *AA 'S . . / . / / , . ' . , ,-- , . , . , , . p , . , . , . , r , , . ■ ■ , / I , 1 , ■ ' ■ r 1 ' 1 ' V 1 1 I ,..., oiw L000/No CO DESIGN , 1 ....., F., , 1111111111111111111.11 ' - 8, 4774 VEA/ 1/DE . P.O. BOX 5930 SALEM, OREGON 97304 H 111 11 11 . . ' 111111111 1111111111 • r el 0 ***sa,' . ,. DRAWN MI ' PH: 503-581 7890 , HARRIS—McliONAGIE ASSOCIATES, INC 0 H . J. . . . PRELIMINARY UTILITY PLAN . , , . ENGINEERS -SURVEYORS 1 IIIIIIIIIIIIII 12555 S.W. HALL BLVD: . CHECKED . REVISED PER CITY LETTER DATED DEC 17TH 1999 1 4 O. 0 , (j4) , , , . TIGARD, OR 97223-6287 : W.L. Mc , REV DESCRIPTION BY' APPRVD' OATE 1 1 , , PHONE: (503) 639-3453 REFER TO TRACING FOR LATEST REVISION . . . . I ■ a n F 4 Q , I 'T , , / ■ ■ 1 . , 1 • , 1 , . M \ACAOR13 \Raven \PLANNING \Rav- prO.awg Fri Jan 07 15 41 2000 KW , _ . „ „, , t rn r D n cn --+ x, rn < m r > c7 (!) --i :U r9 < N N 0 • O -I■111- 111111ii111■ - -- -- -- l■I-i111111w11— p w 111NININ1111111N N N11NINIlhNI N i _________ 1111111INNN111111111N$NN1INNIN1 ___ _ ______ _ ___ _ _ ____ -_____ ________ -_ _ __ IL: o I V� CT► (ri (n , (11 0 c11 o 'I <z ; O o i O I 1 O o o ! 'N <s • O ° o O o 0 n'1 p w o C 11111111 { y i = 'N N ° o , OW. MI .7q " . j i c0 C " . . w j ; N w c.n tfii �"� -- 1 I i N w Of NM p ' w_ —* _ — — — �� — _ �. i ,_ .... � w —"' — — — �. _ _ _ — .._ — � -.a (J1 I I - h ' �. II 01 ' I= ' � d / '� 0) 4 m E irj I I I 4 i U- Mr NM O i -' 4� c \ ■ `°� i STA. 1+25 I I TC. 488.35 +._ __ _ , PVI STA = 1 +00 p f j PVI ELEV = 546.53 ...___ _ -___. _ ___ . ® N \ % .. 0 0 \ N X 0 rn I I I o I1 11 Q y / o 0 1 it N N `, 0 rn O N + i { I , W 1 C I i I—` S TA. 3 +2 i, STS. 2 +83 . — . I - I „_ C TC. 515.05 I W I I TG. 520.00 Z ' 1 i r / k { i r +- } y o C i , III 1 i t I i:: ! J • i i i1 I y I D _ .. _ .._ _ -.� . „_ _..__ d ..• ._. ___._ i _.. _- I /_ _ -\ ._ i _ - - _ -- _ - - -___ _ -- - -- _ _ -.- _ _- - _ _ _ -__ _..__ _. _ _ ___ _ -_ - -- fl _ _ - _ -_ __ -� _- -- - -- _ -_ __ -- _ -... ,._ -__. _ _ -_ _ -- _ _ _. _j , , I 0 R i o OD O (0 + II I W C31 U1 CTt i I ( IN '' < i .i o v f } c0 c» i I'_• { I I OD .p CO PVI STA = 5 + 48.12 1c,„,1 f _ + ___ .__. ____ _.. __ __ ._.._ _ .. .... ......._ _ -. _ _ - - -- __._ _ __._- ___ - _- ._..__.._ . _� ._. __ ___ .__,._ ___.._ __. ._._ - N_ C0 . - -. _ ___ _ _ ___ _ ___ ____ _____- _.___.____ __._ _ _ _w _ __ _.__w - __ 0 1 i �" O0 ;-__.___�_�w ____ _____� _ww -_ _ PV! ELEV = 541.14 _._ - -_� \ 1 I \ r \ i ( ', O i �! i I ! i i , ` ,, I \ co I I 4 _._ _e' ._._..___._ ° STS. 6+17 ■ ' - ;- TC. 499.34 r I I i f , I o � ' N v ' C.71 ' o `b' o , o o , ' PVI STA = 6 +52.33 I ' -4' (Al s —1 1 i PVI ELEV = 500.25 f o ! 1 ) rnr- > C)(fl —Ixrn < i D N V ! / I -i---6,6,--------4-- _ _ i _- _._ _ _. __ ___ ____ _ -_ - -_ -_- - __ ___. _ _.__ _ .__ »__ __ _ _ _ . __._,____ -. _ ,_. _ _ _ _ ___ IIINIIIIIIIINi1111111iN111111iN11111 •-_ . NE F • , M = (A U1 (31 i ' ` w t ; j ..pp,. 0 j I N < Z © 0 O I p i i I. 4 { I 0 • 1V ' .Z7 .w No V - f ! , 5 N w — ....s k D O r w � C) CD I m �: o�,i t I i ' w GRADE BREAK w • as I ' PVI S ELE A V 53 .89 0+33 .____ _n_ _. _ ___. _ ___ _ �____ __ ._. _ _ _._ »w _ o VI 1 O S TA. 8+ 1 ` / TC. 493.69 1 I � r ■ / I 1 o r r ©O Q c p o \ 1.\q N o + — cn - 4 ..4 nil PVI STA = 1+63 +6 o: H 11 QD (nrn � � _ \4 ` o i N I I II ai r j � � � PVI ELEV 512.39 0 I (� `�� i o' 0 00 + 11 ii , . ; \ \ y '\ i m - O . P ( o i \ ! I 0 N 0 1 0 0 0 O \ \ STA. 14 +35 o. Q STA T �fl+ . ;1 58� c� I k ,._ . TC. 497.93 i v rn, i i XD I '(r 00 A vr- ° ___ i II D Q I O ` I I- o .o 0 o I ' 0 ° STA. 11+42 1, 0 o -- _ _ - -_- _. TG. - 547:00 _ _ _ j y . 4 ! 4 , o , i : L : { i O I O , , 0 ■ • • • • • • • • Y • ri , . R L 06 /NCB C ' DESIGN I/ 1 �/ L/ 1/ ? f ' . X 5930 J.O.H. � , SALEM, OREGON 97304 u� PH: 503 --581 -7890 DR AWN , r 0 , HARRIS — McMONAGLE ASSOCIATES, INC. - J.O.H. rn (� E NGINEERS -- SURVEYORS MM . STREET PROFILES 12555 S.W. HALL BLVD. CHECKED i TIGARD, OR 97223--6287 REV. DESCRIPTION BY APPRVD: DATE PHONE: (503) 639 --3453 W.L.Mc. REFER TO TRACING FOR LATEST REVISION MAR -30 -2005 11:13 FROM:ORGANIC' - 2801142 5036243681 P.1/1 organicare Incorporated. a Northwest company City of Tigard Matt Scheidegger Re: Maples at Kuznitz residence 14258 SW 132° Pl. in Tigard Dear Mr. Scheide er, gg s u l -� Organicare Inc. recently removed 2 12" DBH Big Leaf Maple trees (A.cer macrophyllum) from the back yard of the Kuznitz residence at the above address. The trees were dead. On my initial inspection of the trees it appeared that an excessive amount of soil had been deposited over the root zone of the trees during the grading process. When we removed the trees and ground out the stumps we found that approximately 8 inches of soil had been covering the root zone against the trunk. It is also reasonable to expect that roots had been cut on what was the uphill side of the trees and that more than an 8 inch fill occurred over what was the downhill side of the trees, that part of the landscape now being fairly level, Roots need air and the many gaseous elements in air to function properly. Excessive deposits of soil in effect smothers tree roots. This is the probable cause of the death of these two trees. Hope this has been a help. Please contact me further if you need further assistance on these trees or any other. Sincerely, 6 ; (� Clay trway I.S.A. Certified Arborist PN1170 PO Box 13280 • Portland, Oregon 97213 -0280 Portland: (503) 287 -2282 • Vancouver: (360) 694 -5335