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05/07/2007 - Packet • TIGARD PLANNING COMMISSION AGENDA Nt MAY 7, 2007 7:00 p.m. TIGARD TIGARD CIVIC CENTER—TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. COMMUNICATIONS AND COMMITTEE REPORTS 4. APPROVE MINUTES 5. PUBLIC HEARINGS 5.1 DEVELOPMENT CODE AMENDMENT (DCA) 2007-00001 ENTERTAINMENT-ORIENTED USE CODE AMENDMENT REQUEST: A Development Code Amendment to amend the Residential Zoning Districts Chapter (18.510) and Conditional Use Chapter (18.330) of the Tigard Development Code. The proposed amendment would allow Major Event Entertainment (athletic, cultural or entertainment events, such as Broadway Rose Community Theatre) as a conditional use on public school sites within residential zones. LOCATION: Citywide. ZONE: All Residential Zones. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.380, 18.390 and 18.510; Comprehensive Plan Policies 1, 2 and 6;The Metro Urban Growth Management Plan Titles 1, 8 and 12; Metro Regional Framework Plan Policies 1.14 and 8.3; and Statewide Planning Goals 1, 2, and 10. 5.2 SUBDIVISION (SUB) 2006-00011/PLANNED DEVELOPMENT REVIEW (PDR) 2006-00002/SENSITIVE LANDS REVIEW (SLR) 2006-00011 FERN HOLLOW SUBDIVISION REQUEST: The applicant requests approval of a 7-lot Subdivision and Planned Development (PD) on 1.59 acres. The lots are proposed to be developed with detached single- family homes. Lot sizes within the development are proposed to be between 3,496 and 5,964 square feet. Sensitive Lands Review is required for slopes greater than 25%. LOCATION: The project is located south of SW Durham Road at the terminus of SW Copper Creek Drive; WCTM 2S114BA,Tax Lot 15300. ZONING/COMPREHENSIVE PLAN DESIGNATIONS: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. R-7: Medium-Density Residential District. The R-7 zoning district is designed to • • accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. Planned Development (PD). The purposes of the PD Overlay zone are to provide a means for creating planned environments through the application of flexible standards which allow for the application of new techniques and new technology in community development which will result in a superior living arrangement; to facilitate the efficient use of land; and to preserve to the greatest extent possible, the existing landscape features and amenities through the use of a planning procedure that can relate the type and design of a development to a particular site, among other purposes. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.360, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. 6. OTHER BUSINESS 7. ADJOURNMENT • • Tigard Planning Commission - Roll Call Hearing Date: 5` 7- 07 Starting Time: _7_ (Ap_ho . COMMISSIONERS: ✓ Jodie Inman (President) Tom Anderson Rex Caffall Margaret Doherty Karen Fishel Stuart Hasman ✓ Matthew Muldoon ji Jeremy Vermilyea David Walsh STAFF PRESENT: /Dick Bewersdorff Tom Coffee Gary Pagenstecher Ron Bunch ✓ Cheryl Caines John Floyd Emily Eng Duane Roberts ✓ Kim McMillan Sean Farrelly Gus Duenas Darren Wyss Phil Nachbar • • CITY OF TIGARD PLANNING COMMISSION Meeting Minutes May 7, 2007 1. CALL TO ORDER President Inman called the meeting to order at 7:03 p.m. The meeting was held in the Tigard Civic Center,Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Inman; Commissioners Anderson, Caffall,Doherty, Hasman, Muldoon,Vermilyea, and Walsh Commissioners Absent: Commissioner Fishel Staff Present: Dick Bewersdorff, Planning Manager; Gary Pagenstecher,Associate Planner; Cheryl Caines,Assistant Planner;Kim McMillan,Development Review Engineer;Jerree Lewis, Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS AND COMMITTEE REPORTS Commissioner Caffall reported on the Committee for Citizen Involvement. They met with a representative from the Oregonian to discuss how communities like Tigard get information into the Southwest section of the paper. They also discussed the Pacific Islander group. There is an outreach program to other advocate groups. The CCI would like to incorporate them into the CCI or at least meet with them on a monthly or quarterly basis. • Commissioner Caffall also reported that the Citizen Advisory Committee met to discuss the 99W Corridor. They will send their comments to City Council saying that they are not in favor of expanding 99W into 7 lanes. Commissioner Walsh advised that the Tree Board met to review the renewed charge statement that was accepted by Council. Ron Bunch reviewed the framework with the Board and started laying out the Municipal Code and how it would work with the Comprehensive Plan. Staff will return with an outline detailing the process. The Board will meet twice a month for awhile to move the project along. 4. APPROVE MEETING MINUTES It was moved and seconded to approve the April 16, 2007meeting minutes as submitted. The motion passed by a vote of 6-0. Commissioners Inman and Vermilyea abstained. PLANNING COMMISSION MEETING MINUTES—May 7,2007—Page 1 • • 5. PUBLIC HEARINGS 5.1 DEVELOPMENT CODE AMENDMENT (DCA) 2007-00001 ENTERTAINMENT-ORIENTED USE CODE AMENDMENT REQUEST: A Development Code Amendment to amend the Residential Zoning Districts Chapter (18.510) and Conditional Use Chapter (18.330) of the Tigard Development Code. The proposed amendment would allow Major Event Entertainment (athletic, cultural or entertainment events, such as Broadway Rose Community Theatre) as a conditional use on public school sites within residential zones. LOCATION: Citywide. ZONE: All Residential Zones. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.380, 18.390 and 18.510; Comprehensive Plan Policies 1, 2 and 6; The Metro Urban Growth Management Plan Titles 1, 8 and 12; Metro Regional Framework Plan Policies 1.14 and 8.3; and Statewide Planning Goals 1, 2, and 10. STAFF REPORT Assistant Planner Cheryl Caines provided details of the proposed amendment. The amendment would modify the current code to allow major event entertainment uses in residential zones only on public school sites. Currently, there are 9 public school sites within the City of Tigard. This amendment was brought about by a request from the Broadway Rose Theatre. They would like to use the cafetorium at the C.F. Tigard Elementary School for small-size performances. Caines advised that the amendment would not be limited to Broadway Rose. It would include any use that falls under the Major Event Entertainment classification in the code. Prior to going into any of the school sites, an applicant would have to apply for a Conditional Use Permit which requires a second public hearing that would be heard before the Hearings Officer. Through that process, further restrictions could be placed on the specific use (e.g., limiting the hours of operation). Currently, major entertainment uses are only permitted within certain commercial zones as a Conditional Use. Allowing major entertainment event uses on school sites could create new uses for under-utilized buildings. These uses may have undesirable impacts on surrounding areas. To alleviate some of these possible problems, Caines reviewed new restrictions that staff has proposed in the Conditional Use code section. She also referred to optional code language for the Planning Commission's consideration to permit these uses only at the Tigard High School and C.F. Tigard Elementary School sites. Considering the new restrictions, Caines advised that staff is recommending approval of the code amendment. PLANNING COMMISSION MEETING MINUTES—May 7,2007—Page 2 • i Caines clarified that applicants would have to obtain a standing Conditional Use Permit through the Hearings Officer. The amendment does not restrict school-related uses. If an event is not for the benefit of the school, the applicant would have to obtain a Conditional Use Permit. Issues such as parking and hours of operation would be addressed during this process. Caines advised that major event uses are held in auditoriums, stadiums, convention centers, or race tracks and they provide athletic, cultural, or entertainment events or exhibits for large groups. She noted that event schedules are not monitored by the City. Caines said that applicants have to use existing buildings for events. To allow for flexibility, they will be allowed the option of expanding the existing building by a maximum of 50%. PUBLIC TESTIMONY— IN FAVOR Sharon Marony, 14070 SW Hall Blvd.,Tigard, OR 97224, artistic director of the Broadway Rose Theatre Company, testified that they are working with the School District to renovate the C.F. Tigard multi-purpose room. They will be able to seat about 260 people in that particular facility. They will still perform at Deb Fennell Auditorium (a 600 seat facility) in the summer. The school will be able to use the facility Mondays-Thursdays from 7:00 a.m. to 4:00 p.m. Marony advised that the parking lot will be extended around the building and they will add 100 more parking spaces. Sondra Carroll, 11330 SW 97th Court, Tigard, OR 97223, said she is neither for nor against the proposal. With impacts to City facilities and streets, she wonders if any money will come back to the City. She would like to see a return to the City. President Inman said that the School District and the private enterprise will work out those details. It was noted that Broadway Rose will be putting a great deal of capital improvement into the school building and the parking lot. Greg Sorenson, 16260 SW Copper Creek Dr., Tigard, OR 97224, testified that he enjoys Broadway Rose in the summer and believes it adds to the neighborhood and the City. He noted that schools charge for using their facilities. He does not believe that the School District will be taken advantage of in this situation. He speaks very highly in favor of allowing this use. PUBLIC TESTIMONY— IN OPPOSITION None PUBLIC HEARING CLOSED PLANNING COMMISSION MEETING MINUTES—May 7,2007—Page 3 • • The Commissioners discussed possible scheduling conflicts for different events. Commissioner Vermilyea said he doesn't see how that would relate to the land use decision. Commissioner Doherty advised that every school district has a building use policy that governs all groups using a school facility. She noted that school activities get the first nod for building use. President Inman asked the Commissioners how they felt about alternative code language to limit the school site or limit the use. Since applicants have to apply for a Conditional Use Permit and additional conditions could be placed at that time, Commissioner Walsh believes it is a sufficient element of control. Commissioner Doherty brought up the issue of parking. She noted that it doesn't matter what event is going on at the high school, there are always cars parked on the street all around the school. She understands the concerns about parking, but believes it's one of the things you have to live with when you live close to a high school. She would like to see more enforcement of parking in front of mail boxes and fire hydrants. Commissioner Muldoon asked if other Commissioners saw any need for restrictions in the language. It was recommended to leave the language as is. The Hearings Officer can look at the circumstances and make a decision based on the individual Conditional Use applications. Commissioner Walsh moved that the Planning Commission make a recommendation to amend Chapters 18.510 Residential Zoning Districts and 18.330 Conditional Use of the Tigard Development Code to allow Major Event Entertainment as a conditional use on public school sites within all residential zones, as proposed. Commissioner Vermilyea seconded the motion. The motion passed unanimously. 5.2 SUBDIVISION (SUB) 2006-00011/PLANNED DEVELOPMENT REVIEW (PDR) 2006-00002/SENSITIVE LANDS REVIEW (SLR) 2006-00011 FERN HOLLOW SUBDIVISION REQUEST: The applicant requests approval of a 7-lot Subdivision and Planned Development (PD) on 1.59 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 3,496 and 5,964 square feet. Sensitive Lands Review is required for slopes greater than 25%. LOCATION: The project is located south of SW Durham Road at the terminus of SW Copper Creek Drive;WCTM 2S114BA,Tax Lot 15300. ZONING/COMPREHENSIVE PLAN DESIGNATIONS: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and PLANNING COMMISSION MEETING MINUTES—May 7,2007—Page 4 • • 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. Planned Development (PD). The purposes of the PD Overlay zone are to provide a means for creating planned environments through the application of flexible standards which allow for the application of new techniques and new technology in community development which will result in a superior living arrangement; to facilitate the efficient use of land; and to preserve to the greatest extent possible, the existing landscape features and amenities through the use of a planning procedure that can relate the type and design of a development to a particular site, among other purposes. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.360, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. Commissioner Doherty advised that she lives in the neighborhood and that she received an informational flyer from the developer. Commissioners Doherty and Walsh reported site visits. STAFF REPORT Associate Planner Gary Pagenstecher summarized the staff report. He advised that the application did not address all the applicable criteria; however, the applicant will provide findings tonight. Pagenstecher clarified that, contrary to his findings, the density as proposed would be consistent with the standards with the density transfer units which could be allowed. The maximum would be 7 units; the minimum would be 6 units. With respect to the required buffering, the PD standards give the Commission some discretion to determine what would be adequate. The buffering standards require a 10' base; the proposal only provides 5' to the building envelope. The Commission can determine what is adequate. Based on meeting the proposed maximum density, the standards for sensitive lands review would be met and could be approved. There has not been sufficient information provided on bicycle and pedestrian connections to determine if the standards have been met. The applicant may provide that information to the Commission tonight. To clarify the changes in the density transfer, Pagenstecher advised that the applicant provided a density table and a narrative. The narrative did not address the density transfer units that were indicated in the table. This has since been resolved. Density transfers are allowed for sensitive lands that are not included in the net buildable area. Twenty-five percent of the square footage of the drainage areas on the southern portion of the development can be added to the net buildable area and applied to the density. The applicant's density table is accurate. Pagenstecher explained the buffering requirements. For developments along arterials, a 10' buffer is required. There are 2 lots proposed adjacent to Durham Road. In the narrative, a PLANNING COMMISSION MEETING MINUTES—May 7,2007—Page 5 • • 10' buffer is acknowledged; however,it is not identified in the plans set. Under the Planned Development standards, the Planning Commission is given discretion to determine the adequacy and extent of the buffer requirements. As a separate issue, the proposed project sidewalk is within the right-of-way on Durham Road. It should not be. Pagenstecher advised that the applicant has applied for variations from the standard for the following items: a private street, lot sizes, and setbacks. The application is missing a statement of planning objectives, a description of the character of the proposed development, and rationale behind the assumptions and choices made. He did not see anything in the application being offered in exchange for the PD flexibility. Pagenstecher briefly discussed the impact of the development. He noted that it is a dense development adjacent to a steep riparian corridor, which requires substantial retaining walls. Staff was asked if they had any concerns about the soil being held back by a retaining wall. Staff answered that the level of detail in the geotechnical report isn't intended to address that specificity, but would be subject to doing so before development occurs. The extent of retaining walls isn't adequately addressed in the proposal. Staff doesn't believe it's a thoroughly thought out proposal with respect to interface between the development area and the sensitive area. Development Review Engineer Kim McMillan provided details of the storm water facility. She advised that CWS won't allow private systems in private streets serving more than 1 lot. Tigard now requires public systems in private streets. Staff advised that the applicant will address comments from TVF&R during their presentation. Staff also advised that a recreation path could be allowed along the creek and that the sensitive area would be placed in a tract and would be fenced. Parking will not be allowed on the private street. APPLICANT'S PRESENTATION Ken Sandblast, Planning Resources, 7160 SW Fir Loop, #201, Tigard, OR 97223, spoke to the issues raised by staff and the Commissioners. He advised that the proposed development will be covered by existing CC&R's that regulate the house size. The conceptual building envelopes show some of the setback issues and how the building envelopes could be configured to comply with the CC&R standards. Sandblast reported that they tried to have 6 lots access the private street; however,lot #7 was too constrained. There will be a side entrance garage on that lot so there won't be another driveway on the existing cul-de-sac. PLANNING COMMISSION MEETING MINUTES—May 7,2007—Page 6 • • Sandblast said there will be about 3/4 acre of passive open space. He advised that they did not consider connectivity because there is no active, developed trail in any of the existing Copper Creek open space tracts. Discussion was held about a low impact, soft pathway in the development. Sandblast reiterated that there is no other path to connect to; also, there are regulations that limit the amount of intrusion into the buffer area. There is adequate accessibility to Durham Road and Copper Creek without having a path. Sandblast provided a memo summarizing the applicant's requested actions for 4 conditions of approval and 3 other issues (Exhibit A). He discussed each of the conditions and issues with the Commission. Regarding the geo-tech issue and the retaining walls, Sandblast said that the retaining wall along lot line #4 will have a maximum height of approximately 5'. Lots 5 and 6 are not proposed to have a retaining wall that's filled to create a flat lot. Those lots will have daylight homes. The geo-tech report addressed higher density and more units than are being proposed. The applicant will comply with all the recommendations of the geo-tech report. With regard to the 10' issue along the buffer, Sandblast said that the plan shows 10' measured from the existing property line of the site. There's a 5' ROW dedication. The building envelope affected by this is lot #1. This lot will comply with the 10' buffer required by the code, after the dedication of the 5' ROW. Gary Pagenstecher and Kim McMillan had the following responses to the applicant's list of requested actions: • OK to delete Condition #1, Density • Lot #4 flag lot— standards require that lots have at least 25' of frontage on public or private streets. There is another standard which requires a parcel to have a minimum 15' frontage for a minimum 15'wide recorded access easement. Pagenstecher reminded the Commission that they required 25' frontage for flag lots in the Annand Hill subdivision. It's the City's practice to implement this and he recommended not allowing flag lots in the subdivision. • Sidewalk—putting the private sidewalk in the public ROW does not meet the applicant's burden of providing a private sidewalk along the private street. It needs to be moved out of the ROW. McMillan recommended flipping the sidewalk to the south side. They could also move their street south if they would prefer. • Bicycle and pedestrian connection— this is a connectivity issue and it's not uncommon for staff to require connection through a sensitive area. Even though there's no existing connecting pathway,it's typical to get access for future use. It's an open question for the Commission. McMillan advised that applicants often build their piece of a path and then the City can use other set-asides in the neighborhood to complete the path. More discussion was held about pedestrian connectivity. PLANNING COMMISSION MEETING MINUTES—May 7,2007—Page 7 • • President Inman asked that the discussion move away from pedestrian connectivity and back to the application as a whole. Commissioners noted that there are many missing items in the application and they could not make a decision until they have all the information they need. They need more time to review the material that was submitted tonight. The Commissioners listed additional information they need: • Setbacks —does the building code allow 2' setbacks? For lots 5 and 6, how could occupants exit the daylight basement if there is only a 2' setback to the fenced property line? • Setbacks to the garage— the plan is difficult to read. The setback information is listed in a table, not on the actual plan set. Also, not all of the setbacks are shown appropriately. For lot 7, the plans look like there's a 1' setback, although the table shows 5'. • Sidewalks —if the sidewalk moves to the south, the Commission would not like to see less than 18' of available parking. Need more clarity as to where the garages are planned; how would the parking relate to that? • Lot 3 —it does not appear that the driveway on Lot 3 would meet the standard for garage and driveway parking. • Lot 4— frontage issue that was discussed earlier. • Parcels to the west—what is their development potential? With that being an access to Durham Road, is there a need for connectivity and public street standards? How is that going to occur with the future development of those parcels? • Walls — are walls allowed in the buffer? If not, are they going to be on the lot? Is there appropriate square footage to be able to place them on the lot? • Need more information on water quality. • Need staff to clarify if the density transfer is optional. Staff answered that the Commission could choose to allow 6 lots instead of 7. • Would like to see a site plan that shows how the project will work. • Commissioner Vermilyea said it is his preference to provide pedestrian connectivity. He needs more detail to see if it's feasible, and if so, how. If it's not feasible, he would like the applicant to make a suggestion for the Commission to evaluate. • For the Lot 3 setback issue—Mr. Sandblast understands the code to read that the front lot line is the frontage that's along the private street tract. Thus, the setback would be measured from that point and the front yard would 20' back. The applicant would comply with that, if that's what was meant in the conditions. • The applicant was asked to submit information in response to staff report comments that the applicant's narrative does not address certain standards. • Need to talk in detail about protecting the trees, particularly on the slopes. • Need to justify the density transfer request. The open space is sensitive lands, so it can't be built on anyway. • Need to provide a copy of the underlying CC&R's. PLANNING COMMISSION MEETING MINUTES—May 7,2007—Page 8 • • Gary Pagenstecher showed the layout of lot #3. The site plan shows a 16' front yard setback from the private street, which does not meet the required 20' standard. If part of a front lot line abuts another parcel instead of the street,it would be considered an irregular lot and could be interpreted as a side yard. PUBLIC TESTIMONY— IN FAVOR None PUBLIC TESTIMONY— IN OPPOSITION Greg Sorenson, 16260 SW Copper Creek Dr., Tigard 97224, is concerned about increased traffic. The traffic is at a point where it's almost unbearable. He thinks that adding more houses will increase the traffic. He noted that Riverwood and Copper Creek Drive have become a shortcut for high school students and they drive fast in the neighborhood. The neighborhoods are not designed for a lot of through traffic. He is concerned for the safety of pedestrians. Sorenson noted that after Tualatin High School was first built, there were fewer students going to Tigard High School so there was more parking available in the neighborhood. Now Tigard High School is getting bigger again and classes are getting big. He wonders if anyone has looked at the impact on schools from more growth. Sorenson also wondered about the creek encroaching on people's property. In the past, the homeowner's association used their funds to help pay for restoration of the land to help protect property. He is concerned about adding more lots to this area and wonders who would be responsible or liable for creek damage. Staff advised that school capacity is not a review criterion for land use decisions. The Commission noted that one additional light is being planned for Durham Road. After installation, all the lights will be sequenced. Janet Towle, 15910 SW Serena Ct.,Tigard 97224, voiced concerns about the private drive. She said it is her experience that people will park on the private drive even though they're not supposed to. People will be parking on a 20' wide street. She also has concerns about clean water. She also wonders what will happen to the wildlife in the vegetation surrounding the development. APPLICANT'S REBUTTAL Ken Sandblast asked about process and timelines. He agreed to extend the 120 day rule by the amount of time necessary for the next meeting. After discussion between the applicant, the Commission, and staff, it was decided to continue the hearing until June 18th. It was noted that the 120-day deadline would be 6 weeks after the June 18th meeting. PLANNING COMMISSION MEETING MINUTES—May 7,2007—Page 9 • • The applicant was asked to show any necessary retaining walls on the drawings when he comes back to the Planning Commission. PUBLIC HEARING CLOSED Commissioner Vermilyea moved to continue the hearing until June 18th and also concurrently waive the 120 day rule,pursuant to the applicant's agreement to do so to accommodate any necessary appellate timeframes that need to be addressed in order to meet the new schedule. Commissioner Caffall seconded the motion. The motion passed unanimously. 6. OTHER BUSINESS The next meeting is scheduled for May 21st. 7. ADJOURNMENT The meeting adjourned at 9:35 p.m. • Jerree wis,Planning ommission Secretary S...\z d4/■—__ .....1.--... ATTEST: President Jodie Inman PLANNING COMMISSION MEETING MINUTES—May 7,2007—Page 10 • • e-x • /4 planningResourcesinc. ■ OH Partnerships•Performance I 1 7160 SW Fir Loop,Suite 201 Portland, Oregon 97223 Tel:503-684-1020 Fax:503-684-1028 To: City of Tigard Planning Commission From: Kenneth L. Sandblast, Planning Resources, Inc. Date: May 7, 2007 RE: Fern Hollow Planned Development Subdivision File#SUB 2006-00011 File#PDR 2006-00002 File#SLR 2006-00011 The following is a summary list of issues the owner, Mainsail Homes, is responding to for the record to the Planning Commission for its review and decision based upon the applicant's review of the April 30, 2007 staff report issued for the above referenced land use applications. Conditions of Approval Condition # Staff Report Applicant Staff Report Action Page Refer. Requested (1) Density - Revise site plan to -Table B of application Page 10 Delete reflect maximum 6 complies with CDC Section Page 24 Condition units . 18.715, including density transfer. (2) Lot 4 - Revise site plan to - Lot 4 is a "flag lot" and Page 25 Delete Frontage 25 feet frontage. thus the proposed 15 feet Condition of frontage satisfies the minimum flag lot frontage standard. (14)Sidewalk— - Revise site plan to -Sidewalk location along 1 Page 33 Delete Private Street remove site sidewalk side of private driveway is Condition outside public right-of- a more direct and safe way pedestrian connection to existing public sidewalks. (27) Bicycle & - Provide access or -Site visit completed to Page 10 Delete Pedestrian demonstrate not verify no existing paths in Page 32 Condition Connection possible drainageway area off-site. Photos attached and submitted to record. -CWS standards do not • allow for encroachments of >20% into the required buffer area proposed for the site. • • City of Tigard Planning Commission Page 2 of 2 Fern Hollow PD Subdivision—Mainsail Homes • Other Issues Addressed by Applicant and/or City Staff Issue Staff Report Page# Response 1 Planned Page 10 -Attached is a copy of supplemental narrative Development Pages 14-16 addressing all applicable sections of 18.350 Standards 2 TVFR Fire Page 22 -Attached is a copy of an email from TVFR stating Comments Page 36 approval of proposed site plan. 3 Lot 3 Front Yard Condition#41 -Confirm that 20 foot setback is measured from and Garage Page 13 "front lot line"which is Lot 3 frontage on private Setback street. • • 1 ) 1 r ) rloi 7410 T E N : : ! : .. ...,..%.1..,li'?.... „.i. .." .....::::1::".•;•.:1"...4.' :: ''„' .......milif.'''1.; 44.....• ...,i. ..4. 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';',...........•.;*•.:::...:::. • .."::::.......::::::"•.....:::Tir.R.P.''. • • •• '• • • .."......*:* ..„."..:::::!........, ...i.' '''' " •'T.-..."-•::::"":-..:"..*"....." :•.................:**-. .....4::•..14.....1i."1:::•••. .....•;*'.'•SV".::"*":.!"' :: • • .4.....1":.P.••;:••,..4.....::.:,:::::..,::::::.:*•••.. . • ••..11:::•;:ln••••:••••11•i:::,'.....• . ......... . .... . . ... . . . . . •...:.•,:::::!...1 :••:••••I,.• 1.1..q.: :.;:,.1......;::1-1:.:, :,..:..11:::,.......;1...::.:::.::: 1.-....,.>:.• 1,,• .--; .....1.,..f:::-:t •,:-.1::• ..-...1.-:.,....1 '':....f.•, ........ .....-: ::: -,::...f::::',:::•::. . ::::.*:::::.. 1........,...••-.4..• • • For I [ ollow ' ' D 0 Supp ementa0 Naas ove Tl ogard, Oregon OWNER/APPLICANT: Mr. Scott Haning Mainsail Homes 13325 SW Genesis Loop Tigard, OR 97223 Phone: (503) 620-8911 APPLICANT'S REPRESENTATIVE: Mr. Ken Sandblast Planning Resources, Inc. PREPARED BY: Planning Resources, Inc. 7160 SW Fir Loop, Ste 201 Portland, OR. 97223 Tele. (503) 684-1020 Fax (503) 684-1028 May 7, 2007 • • Planned Developments 18.350-1 Code Update: 06/02 18.350.010 Purpose A. Purpose. The purposes of the planned development overlay zone are: 1. To provide a means for creating planned environments through the application of flexible standards, i.e., zero-lot lines, narrower streets, and other innovative planning practices which will result in a superior living arrangement; APPLICANT'S RESPONSE: A superior living arrangement is achieved by the proposed development. The objectives of the proposed layout is to provide a cluster-type land division to locate residential units on areas of the project site best suited for development and protect the remaining land as open space to preserve significant natural areas. In this case, the proposed layout provides an efficient allocation of lots on areas previously disturbed, while preserving the wooded character of the area. If the applicant chose traditional lot development as opposed to a cluster-type, the site could warrant increased encroachment into the preserved areas, greater impact to the wooded character of the area and additional environmental impacts including increased erosion, degraded water quality in down-stream areas, reduced groundwater infiltration and degraded wildlife habitat. The proposed layout and open space areas also allow for ample screening between the proposed development and lots along SW Copper Creek Drive and units off the cul-de-sac, west of the development. This further maintains the wooded character of the immediate area. The proposed layout and open space areas also provide natural resource values and functions including wildlife habitat associated with forest canopy, scenic and open space values and groundwater recharge. The natural resources are not only preserved, but the environmental impacts associated with development such as increased soil erosion and sedimentation is prevented. Greater groundwater recharge is another benefit through a reduction in the impervious surfaces created by the reduced width private street tract. 2. To facilitate the efficient use of land; APPLICANT'S RESPONSE: Utilizing the Planned Development provisions allows for an efficient use of land. In this case, the proposed development areas occur within previously disturbed areas that lie in the northernmost portion of the property. No impacts to vegetated corridors are anticipated from the project. Required densities are also met, as outlined in this narrative. Also, refer to the discussion on economics in #3, below. 3. To promote an economic arrangement of land use, buildings, circulation systems, open space, and utilities; APPLICANT'S RESPONSE: The site was designed with an economic arrangement in mind. The proposed layout, clustering the residential units on areas of the project site best suited for development and protecting the remaining land as open space, allows for reduced infrastructure and maintenance costs. By locating the houses on the northernmost portion of the site, the length of roadway and utility lines are reduced. This results in reduced maintenance costs. Homeowner costs are also less. Further, because earth disturbance and impervious surfaces on the site are reduced, soil erosion and stormwater runoff is also decreased. Mainsail Homes -Fern Hollow PD Subdivision planningResouirceeinc. Page 2 • • 4. To preserve to the greatest extent possible the existing landscape features and amenities through the use of a planning procedure that can relate the type and design of a development to a particular site; and APPLICANT'S RESPONSE: As previously stated, the objectives of the proposed layout is to provide a cluster-type land division to locate residential units on areas of the project site best suited for development and protect the remaining land as open space to preserve significant natural areas. In this case, the greatest amenities of the site are the wooded character and the three vegetated areas identified in the Natural Resource Assessment prepared by David Evans and Associates. • The proposed layout provides an efficient allocation of lots on areas previously disturbed, while preserving the wooded character of the area. If the applicant chose traditional lot development as opposed to a cluster-type, the site could warrant increased encroachment into the preserved areas, greater impact to the wooded character of the area and additional environmental impacts including increased erosion, degraded water quality in down-stream areas, reduced groundwater infiltration and degraded wildlife habitat. The proposed layout and open space areas also allow for ample screening between the proposed development and lots along SW Copper Creek Drive and units off the cul-de-sac, west of the development. This further maintains the wooded character of the immediate area. The proposed layout provides an efficient allocation of lots, while preserving the wooded character of the area. Traditional lot development on the site could warrant increased encroachment into the preserved areas and greater impact to the wooded character of the area. The proposed layout and open space areas also provide natural resource values and functions including wildlife habitat associated with forest canopy, scenic and open space values and groundwater recharge. The natural resources are not only preserved, but the environmental impacts associated with development such as increased soil erosion and sedimentation is prevented. Another benefit is the greater groundwater recharge through a reduction in the impervious surfaces stemming from the reduced width private street tract. 5. To encourage development that recognizes the relationship between buildings, their use, open space, and accessways and thereby maximizes the opportunities for innovative and diversified living environments. APPLICANT'S RESPONSE: The proposed development has been designed in a manner that recognizes the relationship between the built environment and the preservation of open space. In this case, the lots are clustered at the northernmost part of the site on areas previously disturbed. Wooded areas are preserved to the greatest extent practicable, with the goal of maintaining the wooded character of the immediate area and preserving open space areas. 18.350.050 Applicability in Commercial and Industrial Zones APPLICANT'S RESPONSE: The applicant proposes single-family detached units; therefore this section does not apply. Mainsail Homes -Fern Hollow PD Subdivision planningResouice§inc. Page 3 • • Planned Developments 18.350-4 Code Update: 06/02 18.350.060 Allowed Uses A. In residential zones. In all residential zones, an applicant with a planned development approval may develop the site to contain a mixture of uses subject to the density provisions of the underlying zone and the density bonus provisions of 18.350.100 B2. The following uses are allowed with planned development approval: 1. All uses allowed outright in the underlying zoning district; 2. Single-family detached and attached residential units; 3. Duplex residential units; 4. Multi-family residential units; 5. Manufactured homes; 6. Accessory services and commercial uses directly serving the planned development only and which are customary or associated with, but clearly incidental to, the residential uses permitted in the zone; 7. Community building; 8. Indoor recreation facility; athletic club, fitness center, racquetball court, swimming pool, tennis court or similar use; 9. Outdoor recreation facility, golf course, golf driving range, swimming pool, tennis court, or similar use; and 10. Recreational vehicle storage area. B. In commercial zones. In all commercial zones, an applicant with a planned development approval may develop the site to contain all of the uses permitted outright in the underlying zone and, in addition, a maximum of 25% of the total gross floor area may be used for multi-family dwellings in those commercial zones that do not list multi-family dwellings as an outright use. C. In industrial zones. In all industrial zones, a planned development shall contain only those uses allowed outright in the underlying zoning district. APPLICANT'S RESPONSE: The applicant proposes single-family detached units, consistent with this standard. 18.350.070 Applicability of the Base Zone Development Standards A. Compliance to specific development standards. The provisions of the base zone are applicable as follows: 1. Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; 2. Site coverage: The site coverage provisions of the base zone shall apply; 3. Building height: The building height provisions shall not apply;and 4. Structure setback provisions: a. Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; b. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code requirements for fire walls; and c. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. Mainsail Homes -Fern Hollow PD Subdivision planningResouircean' c. Page 4 • (2) A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. B. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. APPLICANT'S RESPONSE: Refer to the table above for an outline of the proposed lot dimensional standards. As demonstrated in the table, the dimensional standards are consistent with this section. Specific building plans have not been selected at the time of writing this narrative and therefore the applicant will demonstrate compliance with site coverage, building height and setback provisions at the time of building permits. In addition the lots located within the R7 zone will dedicated 20% of their area to be landscaped with lawn, and will comply with the maximum lot coverage of 80%1. As demonstrated on the proposed layout, there is adequate area for future homes to meet the setback provisions. 18.350.080 Exceptions to Underlying Development Standards APPLICANT'S RESPONSE: This proposal does not request any exceptions parking or sign requirements; therefore this section is not applicable. 18.350.090 Conceptual Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type 1118 procedure, as governed by Section 18.390.050. In addition, the applicant shall submit the following: 1. A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. APPLICANT'S RESPONSE: As stated herein above in response to the Section 18.350.010, the objectives of the proposed layout for this planned development is to provide a clustered land division of lots which locate residential units on areas of the project site best suited for development and protect the remaining land as open space to preserve significant natural areas. In this case, the greatest amenities of the site are the wooded character and the three vegetated areas identified in the Natural Resource Assessment prepared by David Evans and Associates. The proposed site layout provides an efficient allocation of lots on areas previously disturbed, while preserving the wooded character of the area. If the applicant chose traditional lot development as opposed to a cluster-type, the site could warrant increased encroachment into the preserved areas, greater impact to the wooded character of the area and additional environmental impacts including increased erosion, degraded water quality in down-stream areas, reduced groundwater infiltration and degraded wildlife habitat. The proposed site layout and open space areas also allow for ample screening between the proposed development and lots along SW Copper Creek Drive and units off the cul-de-sac, west of the development. This further maintains the wooded character of the immediate area. Mainsail Homes -Fern Hollow PD Subdivision planning1esou]rcesinc. Page 5 • • The proposed layout and open space areas also provide natural resource values and functions including wildlife habitat associated with forest canopy, scenic and open space values and groundwater recharge. The natural resources are not only preserved, but the environmental impacts associated with development such as increased soil erosion and sedimentation is prevented. Another benefit is the greater groundwater recharge through a reduction in the impervious surfaces stemming from the reduced width private street tract 2. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. APPLICANT'S RESPONSE: As of the submittal date of this land use application, the development schedule for this project is to proceed immediately with engineering and final plat approval processes upon completion of the land use approval process for this one phase planned development. Existing processing timelines for these various approval processes will result in an approximate Fall 2007 initiation date for construction of this planned development and completion within four to six months, Spring of 2008. 3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. APPLICANT'S RESPONSE: The applicant intends to build out each of the seven (7), detached single family homes created though this planned development applications and sell them to future owners. 4. A narrative statement presenting information, a detailed description of which is available from the Director. B. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: 1. Existing site conditions; 2. A site concept; 3. A grading concept; 4. A landscape concept; 5. A sign concept; and 6. A copy of all existing or proposed restrictions or covenants. APPLICANT'S RESPONSE: Application submittal materials provided to date by the applicant- including site plan sheets, narrative and impact statement- address each of the applicable provisions of the above section involving information for this application. 18.350.100 Approval Criteria APPLICANT'S RESPONSE: Using the computations referred to in Section 18.715, the minimum density for the R-7 portion of the site is 5 units and the maximum density for the subject site is 6.8 units. The minimum density for the R 4.5 portion of the site is .77 units and the maximum is .96 units. Total density for the overall site is a minimum 6 units and a maximum of 8 units. This application is proposing 7 lots for single-family detached dwelling use, in the range of the minimum and maximum allowed. Mainsail Homes -Fern Hollow PD Subdivision planningEtesou cesinc. • Page 6 • • b. Chapter 18.730, Exceptions to Development Standards; APPLICANT'S RESPONSE: As a planned development, the applicant is requesting lot area and setback exceptions as provided for in Section 18.350.070(A) addressed herein above. No exceptions as listed in Chapter 18.730 are being requested by this application. c. Chapter 18.795, Visual Clearance Areas; APPLICANT'S RESPONSE: Clear visions areas are provided on the preliminary plat included herein this application, demonstrating conformance with this chapter. d. Chapter 18.745, Landscaping and Screening; APPLICANT'S RESPONSE: Responses to this chapter are provided herein; see findings below in Section 18.745. e. Chapter 18.765, Off-street Parking and Loading Requirements; APPLICANT'S RESPONSE: Responses to this chapter are provided herein; see findings below in Section 18.765. f. Chapter 18.705, Access, Egress and Circulation; and APPLICANT'S RESPONSE: Responses to this chapter are provided herein; see findings below in Section 18.705. g. Chapter 18.780, Signs. APPLICANT'S RESPONSE: No signs are proposed at this time as part of this application. 3. In addition, the following criteria shall be met: a. Relationship to the natural and physical environment: (1) The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible; APPLICANT'S RESPONSE: The site contains forested areas, some steep slopes drainageways located south of the proposed lots. The proposed private street has been located to preserve the greatest amount of trees as possible, while reducing impervious surfaces. Specific buildings are not proposed at this time. However, as previously stated, the objectives of the proposed layout is to provide a cluster-type land division to locate residential units on areas of the project site best suited for development and protect the remaining land as open space to preserve significant natural areas. (2) Structures located on the site shall not be in areas subject to ground slumping and sliding; APPLICANT'S RESPONSE: A geotechnical report is included in this application and contains preliminary geotechnical recommendations. The report concluded that the majority of the site appears suitable for development. Refer to the attached report provided in the Appendix. Mainsail Homes -Fern Hollow PD Subdivision planningResouscesinc. Page 7 • (3) There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; APPLICANT'S RESPONSE: Setback standards and Building Code requirements ensure that adequate distance between on- site and off-site structures for light and air and fire protection will be provided. (4) The structures shall be oriented with consideration for the sun and wind directions, where possible; and APPLICANT'S RESPONSE: Specific building plans have not been selected at this time. As shown on the preliminary plan, structures can be oriented to consider sun and wind. (5) Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. APPLICANT'S RESPONSE: Tree preservation is discussed in detail in Chapter 18.790, below. A Tree Inventory and Tree Preservation Calculations are provided, consistent with this section. b. Buffering, screening and compatibility between adjoining uses: (1) Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family residential, and residential and commercial uses; APPLICANT'S RESPONSE: The proposed development, Fern Hollow, will consist of single-family residential uses, comparable and compatible to the surrounding development. No buffering is necessary between uses. (2) In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: (a) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (b) The size of the buffer needs in terms of width and height to achieve the purpose; (c) The direction(s) from which buffering is needed; (d) The required density of the buffering; and (e) Whether the viewer is stationary or mobile. APPLICANT'S RESPONSE: The proposed development will consist of single-family residential uses, comparable and compatible to the surrounding development. The development however abuts Durham Road, an Arterial Street. Table 18.745.1 and .2 require buffering. A 10' buffer adjacent to Durham Road will be provided and compliance with this section will be demonstrated at the time of building permit submittal. Mainsail Homes -Fern Hollow PD Subdivision planningResouuircesinc. Page 8 • I (3) On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed;and (c) Whether the screening needs to be year-round. APPLICANT'S RESPONSE: The proposed development will consist of single-family residential uses, comparable and compatible to the surrounding development. No screening is necessary or proposed with this application. c. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; APPLICANT'S RESPONSE: All structures will be residential, making this standard not applicable. d. Private outdoor area —multi-family use: e. Shared outdoor recreation areas--multi-family use: APPLICANT'S RESPONSE: The proposed development is not a multi-family use, making this standard not applicable. f. Access and circulation: (1) The number of allowed access points for a development shall be provided in Chapter 18.705; APPLICANT'S RESPONSE: Refer to Chapter 18.705 for findings. (2)All circulation patterns within a development must be designed to accommodate emergency vehicles; and APPLICANT'S RESPONSE: The proposed private street tract has been designed with as a 21 foot wide tract with 20 feet of asphalt as proposed there is'sufficient width to accommodate emergency vehicles that may need to access the site. In addition sprinkler systems will be installed. (3) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. APPLICANT'S RESPONSE: Pedestrian and bicycle ways are not shown on any adopted plans. Facilities will be provided in the private street tract as shown on the preliminary plan. g. Landscaping and open space: (1) Residential Development: In addition to the requirements of subparagraphs (4) and(5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; APPLICANT'S RESPONSE: As required by this section a minimum of 20% of the site will be landscaped. Please reference the Landscape Plan Set. Mainsail Homes —Fern Hollow PD Subdivision planning11esouircesinc. Page 9 • • (2) Commercial Development: A minimum of 15 percent of the site shall be landscaped;and (3) Industrial Development: A minimum of 15 percent of the site shall be landscaped; APPLICANT'S RESPONSE: This application is proposing no industrial or commercial development; therefore this section is not applicable. h. Public transit: (1) Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: (a) The location of other transit facilities in the area; and (b) The size and type of the proposed development. . (2) The required facilities shall be limited to such facilities as: (a)A waiting shelter; (b)A turn-out area for loading and unloading; and (c) Hard surface paths connecting the development to the waiting area. APPLICANT'S RESPONSE: There are no public transit routes within 1/4 mile of the site, making this section not applicable. i. Signs: (1) In addition to the provisions of Chapter 18.780, Signs: (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; APPLICANT'S RESPONSE: No signs are proposed as part of this application, making this section not applicable. j. Parking: (1) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; (2) Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. APPLICANT'S RESPONSE: Refer to the findings provided Chapter 18.765, Parking and Loading. k. Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; APPLICANT'S RESPONSE: All drainage provisions have been designed in accordance with the requirements as set forth in Chapter 18.775 Sensitive Lands. Copper Creek is located just south of the subject site the centerline of the stream is depicted on all plans and a natural resources assessment prepared by David Evans and Associates is included with this application. A natural resources tract has been designated on the plat that will ensure protection of this valuable resource. The required buffers and appropriate planting mitigations are shown on the appropriate plan sets submitted with this application. Mainsail Homes —Fern Hollow PD Subdivision planning Resource inc. • Page 10 • 1. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. APPLICANT'S RESPONSE: There are no floodplains located on site, making this section not applicable. 18.350.110 Shared Open Space A. Requirements for shared open space. Where the open space is designated on the plan as common open space the following applies: 1. The open space area shall be shown on the final plan and recorded with the Director; and 2. The open space shall be conveyed in accordance with one of the following methods: a. By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations; b. By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: (1) The continued use of such land for the intended purposes; (2) Continuity of property maintenance; (3) When appropriate, the availability of funds required for such maintenance; (4) Adequate insurance protection;and (5) Recovery for loss sustained by casualty and condemnation or otherwise. c. By any method which achieves the objectives set forth in Subsection 2 above of this section. APPLICANT'S RESPONSE: Areas inside tract "A" labeled as vegetation communities will be placed in an environmental resource tract owned in common by all property owners of the Fern Hollow Subdivision. Each owner will be responsible for the maintenance the tract. Maintenance agreements will be submitted for review and approval before final plat approval outlining the responsibilities and restrictions for owners of Fern Hollow. Included in this application is a preliminary landscape plan. Mainsail Homes —Fern Hollow PD Subdivision planningResourcesinc. Page 11 S, • Page 1 of 1 Ken and Scott, Attached is John Dalby's response. Gary Gary Darling,P.E.Principal 9045 SW Barbur Blvd. Ste 101 Portland,OR 97219 ph: 503.225.1679 fax: 503.246.2094 www.dldesigngroupinc.com --Original Message-- From: Dalby,John K. To: Gary Darling Sent: Monday, May 07,2007 1:25 PM Subject: RE: Fern Hollow Subdivision Tigard-near Copper Creek and Durham Road Hi Gary, I reviewed the site plan configuration and conceptually,it looks fine provided all of the buildings are provided with automatic sprinkler systems. Parking will be prohibited on the private street.The Conditions,Covenants,and Restrictions for the Homeowners Association must reflect the parking restriction as part of the formal document. John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire&Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 503-356-4723 From: Gary Darling [mailto:gid @dleng.net] Sent: Monday, May 07, 2007 1:09 PM To: Dalby,John K. Subject: Fern Hollow Subdivision Tigard- near Copper Creek and Durham Road Hi John, I was wondering if you had a chance to look at the site plan that I sent on Thursday. I just wanted to confirm that with sprinklering,the layout that we had was acceptable. We have our hearing tonight and I was hoping to hear from you. Thanks Gary Gary Darling, P.E. Principal 9045 SW Barbur Blvd.Ste 101 Portland,OR 97219 ph: 503.225.1679 fax: 503.246.2094 www.dldesiongroupinc.com 5/7/2007 • • • , COMMUNITY NEWSPAPEIS . ` CITY OF TIGARD 6605 SE Lake Road, Portland,OR 97222• PO ' . OREGON Box 22109• Portland, OR 97269 • TIGARD Phone: 503-684-0360 Fax: 503-620-3433 Email: legals @commnewspapers.com PUBLIC HEARING ITEM: The following will be considered by the Tigard Planning Commission on Monday May 7, 2007 at 7:00 PM at the Tigard AFFIDAVIT OF PUBLICATION Civic Center-Town Hall, 13125 SW Hall Blvd.,Tigard, Oregon. State of Oregon, County of Washington, SS Public oral or written testimony is invited. The public hearing on 9 Y 9 this matter will be held under Title 18 and rules of procedure adopted by the Council and available at City Hall or the rules of I, Charlotte Allsop, being the first duly sworn, procedure set forth in Section 18.390.060E. The Planning depose and say that I am the Accounting Commission's review is for the purpose of making a recommen- Manager of The Times(serving Tigard, dation to the City Council on the request. The Council will then Tualatin & Sherwood), a newspaper of • hold a public hearing on the request prior to making a decision. Further information may be obtained from the City of Tigard general circulation, published at Beaverton, in Planning Division (Staff contact: Cheryl Caines) at 13125 SW the aforesaid county and state, as defined by Hall Blvd.,Tigard,Oregon 97223,by calling 503-639-4171,or by ORS 193.010 and 193.020, that email to cherylc @tigard-or.gov. City of Tigard DEVELOPMENT CODE AMENDMENT(DCA)2007-00001 DCA2007-00001 -ENTERTAINMENT-ORIENTED USE CODE AMENDMENT- DCA 207 REQUEST: A DEVELOPMENT CODE AMENDMENT TO AMEND THE RESIDENTIAL ZONING DISTRICTS CHAPTER (18.510) AND CONDITIONAL USE CHAPTER a copy of which is hereto annexed, was (18.330) OF THE TIGARD DEVELOPMENT CODE. THE published in the entire issue of said PROPOSED AMENDMENT WOULD ALLOW MAJOR newspaper for EVENT ENTERTAINMENT (ATHLETIC, CULTURAL OR 1 ENTERTAINMENT EVENTS, SUCH AS BROADWAY ROSE weeks in the following COMMUNITY THEATRE) AS A CONDITIONAL USE ON 9 issues PUBLIC SCHOOL SITES WITHIN RESIDENTIAL ZONES. April 19, 2007 LOCATION: CITYWIDE. ZONE: ALL RESIDENTIAL ZONES. APPLICABLE REVIEW CRITERIA: COMMUNITY DEVELOPMENT CODE CHAPTERS 18.330, 18.380, 18.390 C,i1o4' O AND 18.510;COMPREHENSIVE PLAN POLICIES 1,2 AND 6; THE METRO URBAN GROWTH MANAGEMENT PLAN TITLES 1, 8 AND 12; METRO REGIONAL FRAMEWORK Charlotte Allsop (Accounting Manager) PLAN POLICIES 1.14 AND 8.3; AND STATEWIDE PLANNING GOALS 1, 2, AND 10. PUBLISH 4/19/2007 April 19, 2007 TT10947 • 111g NOTAR` PUBLIC FOR OREGON My commission expires-\m, c4CDCY-7 Acct#10093001 ? f'±:, OFFICIAL SEAL () Patricia Lunsford/Attn:NP l�- ;= SUZETTE I CURRAN () City of Tigard J NOTARY PUBLIC-OREGON Y g �'«� COMMISSION NO.373063 13125 SW Hall Blvd. l MY COMMISSION EXPIRES NOV.28,2007 0 Tigard, OR 97223 �- 1-��ti1��-�- - -�t-�1- " Size:2 x 6 Amount Due $100.20 'Remit to address above • • • 'l NI Y Tigard Planning Commission ; d iirl' ci5) Agenda Item # S. ! Pagel_ of Date of Hearing 5- -7 -0 --) Case Number(s) DC 19 .9 CD-7- 0000 i I Case Name -h/�°-,�4Ai h {-vi e 4 -�1Y1 ej„-�cd (,< S -e- Cdde-- 0441 Pn cal I2( .-1 Location (4` -tid c,u.-i c:1 - 7i/1 its d 4,/t -lic, I z es If you would like to speak on this item, please PRINT your name, address, and zip code below: Proponent (for the propos- : Opponent (against the proposal): Name: — ‘i,t, 4 Name: Address: 7 SGT. Address: CAD City, State, Zip: 1 ' State, Zip: Name: ZA/z)�L.4 ie-2oG c-- Name: Address: //3 3 D el 9 7 ` Address: City, State, Zip: /7� 0 City, State, Zip: Name: 0 Name: Address: / 2coo Sw c'e— C`ie e/c-(1- Address: City, State, Zip: )T. 6,.,_0(..i 0,4_ 9 7Va I City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: ,A • • Agenda Item: 5.1 Hearing Date: May 7.2007 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION 's : : FOR THE CITY OF TIGARD, OREGON TIGARD SECTION I. APPLICATION SUMMARY CASE NAME: CODE AMENDMENT TO ALLOW MAJOR EVENT ENTERTAINMENT USES IN RESIDENTIAL ZONES ON PUBLIC SCHOOL SITES CASE NO.: Development Code Amendment (DCA) DCA2007-00001 PROPOSAL: To amend Chapters 18.510 (Residential Zoning Districts) and 18.330 (Conditional Uses) of the Tigard Development Code to allow Major Event Entertainment as a conditional use on public school sites within all residential zones. APPLICANT: City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 ZONE: All Residential Zones. LOCATION: Citywide. APPLICABLE REVIEW CRITERIA: Tigard Community Development Code Chapters 18.330, 18.380, 18.390, and 18.510; Tigard Comprehensive Plan Policies 1, 2, and 6; The Metro Urban Growth Management Plan Titles 1, 8, and 12; Metro Regional Framework Plan Policies 1.14 and 8.3; and Statewide Planning Goals 1,2,and 10. SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission find in favor to amend the Residential Zoning District regulations as proposed,with any alterations as determined through the public hearing process and make a final recommendation to the Tigard City Council. DCA2007-00001 PAGE 1 OF 9 5/7/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • SECTION III. BACKGROUND INFORMATION The proposal is to amend the residential zoning districts code to permit Major Event Entertainment uses on public school sites as a Conditional Use. The City Council directed staff to prepare a proposed amendment in response to a request by the Broadway Rose Theatre group to utilize the auditorium building at the C.F. Tigard Elementary School. The Broadway Rose use falls under the land use category Major Event Entertainment. Similar activities that have been previously held at Tigard High School would also be clarified as permitted under this amendment. Currently these types of uses are only permitted within the General Commercial (C-G), Central Business District (CBD), Mixed Use Commercial (MUC), Mixed Use Commercial — 1 (MUC-1) zones as a Conditional Use. There are nine public school sites currently within the Tigard city limits. All are within residential zones. The City's residential zoning districts code does not permit Major Event Entertainment uses. This amendment proposes that the use be allowed in all residential zones, but also gives the option to limit the use to only the Tigard High and C.F. Tigard Elementary sites. The Tigard Comprehensive Plan states that the City shall encourage the use of schools as an integral part of the community. Allowing some entertainment uses on school sites, including those for cultural events, provides opportunities for residents to experience a wide range of activities close to home. In addition, the school district can enter into agreements for these types of uses, to allow the use of existing facilities that may be currently underutilized. ISSUE SUMMARY ♦ This amendment was initiated by City Council upon request by the Broadway Rose Theatre Company. • Theater activities can be cultural experiences and can allow more utilization of school facilities. • Theater activities in residential zones may have undesirable impacts upon the surrounding area. ♦ Imposed conditions of approval for Conditional Uses may or may not reduce these adverse impacts. SECTION IV. SUMMARY OF APPLICABLE CRITERIA Chapter 18.380 states that legislative text amendments shall be undertaken by means of a Type IV procedure, as governed by Section 18.390.060G. Chapter 18.390.060G states that the recommendation by the Commission and the decision by the Council shall be based on consideration of the following factors: • The Statewide Planning Goals and Guidelines adopted under Oregon Revised Statutes Chapter 197; Forty-five day advance notice was provided to the Oregon Department of Land Conservation and Development (DLCD) on March 23, 2007, 45 days prior to the first scheduled public hearing as required. In addition, the Tigard Development Code (TCD) and Comprehensive Plan have been acknowledged by DLCD. The following are the applicable Statewide Planning Goals that are applicable to this proposal: Statewide Planning Goal 1—Citizen Involvement: This goal outlines the citizen involvement requirement for adoption of Comprehensive Plans and for changes to the Comprehensive Plan and implementing documents. This goal has been met by complying with the Tigard Development Code notice requirements set forth in Chapter 18.390. Notice has been published in the DCA2007-00001 PAGE 2 OF 9 5/7/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • Tigard Times Newspaper prior to the public hearing. In addition a notice was mailed to all property owners within 500 feet of all school sites to ensure notice of potential property impacts. Statewide Planning Goal 2—Land Use Planning: This goal outlines the land use planning process and policy framework. The Comprehensive Plan was acknowledged by DLCD as being consistent with the statewide planning goals. The Development Code implements the Comprehensive Plan. The Development Code establishes a process for, and policies to review changes to the Development Code consistent with Goal 2. The City's plan provides analysis and policies with which to evaluate a request for amending the Code consistent with Goal 2. Statewide Planning Goal 10—Housing This goal outlines provisions to insure state housing needs are met. The Tigard Development Code allows schools within residential zones as a conditional use, which is consistent with the Comprehensive Plan. The Major Event Entertainment uses will only be allowed within existing buildings on school sites. These school sites are not used for housing. • Any applicable Metro regulations; Metro Urban Growth Management Plan Title 1—Requirements for Housing and Employment Accommodation of this section of the Functional Plan facilitates efficient use of land within the Urban Growth Boundary (UGB). Each city and county has determined its capacity for providing housing and employment that serves as their baseline and if a city or county chooses to reduce capacity in one location, it must transfer that capacity to another location. Cities and counties must report changes in capacity annually to Metro. This amendment allows Major Event Entertainment uses only on public school sites. These sites are not used for residential homes. This text amendment does not reduce the City's housing capacity. Title 8—Compliance Procedures This title ensures that all cities and counties in the region are fairly and equitably held to the same standards and that the Metro 2040 Growth Concept is implemented. It sets out compliance procedures and establishes a process for time extensions and exemptions to Metro Code requirements. This title is not applicable. Title 12—Protection of Residential Neighborhood The purpose of this title is to protect the region's existing residential neighborhoods from air and water pollution, noise and crime, and to provide adequate levels of public services. In particular the title addresses making public schools more accessible to neighborhood residents through walking/biking paths and transient facilities. Adding a major event entertainment use to public school sites will not hinder accessibility from neighboring residences. It could, however, create unanticipated impacts for traffic and congestion at hours that might not be typically associated with school uses. DCA2007-00001 PAGE 3 OF 9 5/7/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • Metro Regional Framework Plan Policy 1.14 School and Local Government Plan and Policy Coordination 1.14.1: Coordinate plans among local governments, including cities, counties, special districts and school districts for adequate school facilities for already developed and urbanizing areas. 1.14.2: Consider school facilities to be "public facilities" in the review of city and county comprehensive plans for compliance with the Regional Framework Plan. Policy 8.3 Schools 8.3.8: Encourage local jurisdictions to partner (including funding) with school districts to jointly use school sites for the public good (such as combined libraries, parks, connections with local services such as police, neighborhood centers, senior centers, etc.). These policies have been addressed by the implementation strategies of the Tigard Comprehensive Plan. One of these implementation strategies is to encourage the use of schools as an integral part of the community by making joint agreements with the school districts to allow community uses of school facilities for recreation, open space and meeting rooms. By allowing some entertainment events it could be said that this strategy is being implemented. These uses can operate within existing school facilities that may be underutilized and provide cultural/entertainment opportunities to the Tigard community that may not be available without these joint agreements. Major Event Entertainment uses on school sites will not adversely affect coordination between local governments and the school districts to insure adequate school facilities are being provided. Roy Burling, Chief Financial Officer with the Tigard-Tualatin School District confirmed that the lease agreements for such uses would be short or mid-term in order to accommodate any change in school capacity needs. • Applicable Comprehensive Plan Policies: Comprehensive Plan Policy 1.1.1: General Policies The city shall ensure that: A. This comprehensive plan and all future legislative changes are consistent with the statewide planning goals adopted by the land conservation and development commission, the regional plan adopted by the metropolitan service district; B. Any neighborhood planning organization plans and implementation measures adopted by the City of Tigard after the effective date of this comprehensive plan are designed to be consistent with this plan; and C. The Tigard Comprehensive Plan and Community Development Code are kept current with the needs of the community. In order to do this: 1. This plan shall be reviewed and updated at least every five years. As indicated above under the individual Statewide and Regional Plan goals applicable to this proposed amendment, the amendment is consistent with the Statewide Goals and the Regional Plan. Comprehensive Plan Policy 2.1.1,2.1.2 and 2.1.3: Citizen Involvement 2.1.1 : The city shall maintain an ongoing citizen involvement program and shall assure that citizens will be provided an opportunity to be involved in all phases of the planning process. DCA2007-00001 PAGE 4 OF 9 5/7/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • 2.1.2: The opportunities for citizen involvement provided by the city shall be appropriate to the scale of the planning effort and shall involve a broad cross-section of the community: The citizen involvement teams shall be the primary means for carrying out the program; 2.1.3: The city shall ensure that information on land use planning issues is available in an understandable form for all interested citizens. This policy is satisfied because notice of the proposed amendment was mailed to all property owners within 500 feet of all public schools within the city limits of Tigard. In addition, notice of the public hearing was published in the Tigard Times and notice will be published again prior to the City Council public hearing. Public input has been invited in the notice. Comprehensive Policy 6.6.1: Housing 6.6.1: The city shall require: A. Buffering between different types of land uses (for example between single family residential and multiple family residential, and residential and commercial uses, and residential and industrial uses) and the following factors shall be considered in determining the type and extent of the required buffer: 1. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust or to provide a visual barrier; 2. The size of the buffer needed in terms of width and height to achieve the purpose; 3. The direction(s) from which buffering is needed; 4. The required density of the buffering; and 5. Whether the viewer is stationary or mobile. Vol. Ii,policy 6-5 B. On-site screening of such things as service areas and facilities, storage areas and parking lots, and the following factors, shall be considered in determining the type and extent of the screening: 1. What needs to be screened; 2. The direction from which it is needed; 3. How dense the screen needs to be; and 4. Whether the viewer is stationary or mobile. 5. Whether the screening needs to be year round. Policy 6.6.1 requires buffering between different types of land uses. The Tigard Development Code does not require a buffer between schools and residential homes, but buffers are required between residential and commercial uses. Major Event Entertainment is listed under commercial uses in the TDC. These required buffers range from a 20-foot landscape buffer with a 6-foot evergreen hedge to a 10-foot landscape buffer with a 6-foot solid wall. In addition, Major Event Entertainment uses can only be located on sites of at least two acres and setbacks are increased to provide an additional buffer for surrounding properties. These setbacks are as follows: Front 30 feet Corner Street 25 feet Side 25 feet Rear 30 feet Setbacks are increased five feet for every 10 feet of building height over 45 feet. DCA2007-00001 PAGE 5 OF 9 5/7/07 PUBLIC 1-IEARING STAFF REPORT TO PLANNING COMMISSION • • • Any applicable provision of the City's implementing ordinances. Code Section 18.330 Conditional Use: This section of the code provides standards and procedures under which a conditional use may be permitted, enlarged or altered. The amendment outlines additional standards for Major Event Entertainment uses on public school sites. Because schools are generally located within or near residential zoning districts, additional requirements have been introduced to restrict the size of buildings for these uses on school sites. The new code language proposes that the uses only be allowed within existing buildings of at least 10,000 square feet. Additions are limited to only 50% of the original square footage size. The Conditional Use process allows for public input regarding the compatibility of the proposed use and potential conditions of approval. Code Section 18.380 Zoning Map and Text Amendments: This section regulates amendments. It outlines the process for reviewing Development Code Text Amendments. The present amendment will be reviewed under the Type IV legislative procedure as set forth in the chapter. This procedure requires public hearings by both the Planning Commission and City Council. Code Section 18.390 Decision-Making Procedures: This chapter establishes standard decision-making procedures for reviewing applications. The amendment under consideration will be reviewed under the Type IV legislative procedure as detailed in the chapter. Code Section 18.510 Residential Zoning Districts: This chapter establishes procedures and criteria for development within residential zoning districts. The purposes of these regulations are: 1. Preserve neighborhood livability. One of the major purposes of the regulations governing development in residential zoning districts is to protect the livability of existing and future residential neighborhoods, by encouraging primarily residential development with compatible non-residential development -- schools, churches, parks and recreation facilities, day care centers, neighborhood commercial uses and other services -- at appropriate locations and at an appropriate scale; and 2. Encourage construction of affordable housing. Another purpose of these regulations is to create the environment in which construction of a full range of owner-occupied and rental housing at affordable prices is encouraged. This can be accomplished by providing residential zoning districts of varying densities and developing flexible design and development standards to encourage innovation and reduce housing costs. The proposed amendment includes provisions to protect the residences surrounding the school sites by requiring that the buildings meet setbacks which are much wider than those typically met in residential zones. The minimum setbacks for buildings with an entertainment use are either 25 or 30 feet. The use is also restricted to only existing buildings of at least 10,000 square feet. Expansions are limited to 50% of the original square footage. In addition, the TDC requires landscape buffering between the entertainment uses and residential uses. In contrast, Major Event Entertainment uses are presently only permitted as a conditional use within commercial zones that allow a wide range of commercial uses. Many of these uses serve not only Tigard, but the communities beyond and typically have higher traffic volumes. It seems reasonable that because Major Event Entertainment uses may attract a large number of visitors and there may be noise or traffic associated with these uses. These uses are typically limited to the more dense commercial areas to accommodate these factors. Staff can see the benefits of allowing certain types of community-oriented or cultural activities within residential zones, but is also concerned that these uses may have an adverse impact on livability. DCA2007-00001 PAGE 6 OF 9 5/7/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • DCA2007-00001 ENTERTAINMENT—ORIENTED USE CODE AMENDMENT April 2007 Explanation of Formatting These text amendments employ the following formatting: LBold, Underline and Italicl —Text to be added Proposed code language is as follows: TABLE 18.510.1 USE TABLE USE CATEGORY R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 Schools C13 C13 C13 C13 C13 C13 C13 C13 13Permitted as a conditional use on public school sites. CHAPTER 18.330 CONDITIONAL USE 13. Major Event Entertainment: a. The minimum lot size shall be two acres; b. Setbacks: (1) The front yard setback shall be a minimum of 30 feet; (2) On corner lots and through lots, the setback shall be a minimum of 25 feet on any side facing a street,plus meets visual clearance areas, Chapter 18.795; (3) The side yard setback shall be a minimum of 25 feet; (4) The rear yard setback shall be a minimum of 30 feet;and (5) Each setback shall be increased five feet for every 10 feet of building height over 45 feet. c. With regard to off-street parking: Exempt, if constructed with a school use for school activities only. Otherwise, requirements shall comply with Section 18.765; d. On school sites the use must be entirely within existing buildings of 10,000 square feet or greater. Expansions based on the original square footage, up to a maximum of 50%may be allowed. Optional code language: e. These uses are only permitted at the Tigard High School and the C.F. Tigard Elementary School sites. DCA2007-00001 PAGE 7 OF 9 5/7/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • SECTION V. STAFF ANALYSIS Restrictions on usage within the residential zones are an important aspect of ensuring neighborhood quality is preserved. Although the primary use in such zones is residential, certain compatible non-residential uses are allowed. The City needs to balance these types of uses, and may do so through restrictions on placement, size, screening and buffering of the non-residential development. Restrictions, such as limiting hours, time, place and/or manner of operation, increased setbacks, and limits on building location can be placed on specific entertainment uses through the Conditional Use process. In addition with this code amendment, the entertainment use would only be allowed within existing buildings of 10,000 square feet or more. Additions up to 50% of the building's original square footage may be permitted. Any specific entertainment use must be approved through a Type III Conditional Use process that includes a public hearing. Additions or other site changes would require either a minor or major modification to the approved conditional use depending on the specific changes proposed. The potential negative impacts of allowing these types of events include noise from the events and traffic to and from the site. Noise impacts can be lessened by only permitting these uses within enclosed buildings. Traffic congestion within residential areas can be limited by only allowing specific access points to be utilized for events. Although limiting the access allows some control, the traffic to and from the site cannot be eliminated. The Community Development Code lists additional conditions of approval that can be imposed by the hearing body when specific uses are approved. The hearing body can take into consideration the details of the proposed use and the surrounding neighborhoods and appropriately restrict the development. Phone calls were received from neighbors of a few school sites. One caller was in favor of the code amendment. Two others had questions about the proposal. Does this proposal mean there will be lights installed on the athletic fields so games can be played later at night? Is the school benefiting somehow by allowing these types of uses? If not, then the caller is opposed to the code amendment. The proposed code amendment does not address specifics such as lights for athletic fields. " It is only to allow Major Event Entertainment uses on public school sites as a Conditional Use. As for the benefits to the school district, the Development Code cannot regulate agreements between private parties. A fourth phone call was received from a neighbor of the Tigard High School who is apprehensive about the allowance of such entertainment uses within a residential neighborhood and fears that the livability will be adversely affected. He understands that school activities will happen during the week and on some weekends, but also enjoys the fact that there is typically no activity on weekends. This sort of issue is why staff has concern whether such an intense use should be allowed within residential zones. The Planning Commission and Council will determine whether the proposed amendment strikes the proper balance between residential and non-residential uses or if the proposed amendment should be further modified or even denied. DCA2007-00001 PAGE 8 OF 9 5/7/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION • • SECTION VI. OTHER ALTERNATIVES No Action — The code would remain unchanged, and Major Event Entertainment would continue to be prohibited in residential zones. Expanded Action —Allow Major Event Entertainment on public school sites within residential zones with no additional restrictions. Only the existing additional standards found in"[DC 18.330.050.B.13 would apply. Alternate Actions — Further restrict the maximum building size or allow enclosed buildings only. Allow only certain types of events like Community Theatre. SECTION VII. ADDITIONAL CITY STAFF & OUTSIDE AGENCY COMMENTS The City of Tigard Police Department, Building Division, Long Range Planning Division and the Current Planning Code Enforcement Officer were given copies of the proposed code amendment. Only Code Enforcement responded and the comments have been considered. The City of Tigard Engineering Department, Tualatin Valley Fire and Rescue, Clean Water Services (CWS), and the Oregon Department of Land Conservation and Development (DLCD) were notified of the proposed amendment. Stacey Humphrey with DLCD called to ask a few questions about the proposed language. Because the use is proposed within residential zones, she recommended placing limits on the hours of operation. Hours of operation can be imposed as a condition of approval through the Conditional Use Process (TDC 18.330.030.B). CGv -2-) April 27,2007 PREPARED BY: Cheryl Caines DATE Assistant Planner `.„ezei �y�� April 27. 2007 APPROVED BY: Dick Bewersd 4 DATE Planning Manager DCA2007-00001 PAGE 9 OF 9 5/7/07 PUBLIC HEARING STAFF REPORT TO PLANNING COMMISSION j , % Public . ), w = School• -• r ; _ Locations ,.; City of Tigard■ ■ «N f ■ Oregon 1 a� i__ �l rI \Y 'N-:,. . a ? 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I!Jdd (Je6rue j 6u!lun000y) dosllt/allolae40 Gi A'10-)Jr) LOOZ '6 4 I!ad`d senss! 6u!molloj a41 u! s>leam col Jadedsmau p!es Jo anss! aa!lua ail u! pags!Ignd sem 'pexeuue 019.10q s! 4o!4nn Jo Adoo e 87601.11 44000-9003 ens pae6!1;o x(1!0 1e41 `030'£61 PUe 040'£64 S2IO i(q pau!Jap se 'elms pue i(lunoo p!esaao;e a41 Li! 'uolJenea8 le pags!!gnd 'uo!lelnoa!o leaeua6 to Jededsmau a '(poonma4S '8 u!Ielenl `pae6!16u!nJas) MULL ayl to a96euew 6uqun000y a41 we 11e41 Aes pue asodap 'uaoms AInp lsa!J a41 6u!aq 'dosll`d 81101.18140 'I SS 'uol6u!4seM to AwnoO 'uo6aJ0 to alms NOLLV0119f1d AO 11AVCIIddV woo•sJededsmauwwoo@n sle6al :l!ew3 E£bE-OZ9-£09 :xed 09£0-799-£09 :auoyd 69ZL6 21O 'PUellJod •601.33 X08 Od •ZZZL6 21O'PUeIP0d 'Pe02i a)lel 3S 9099 SlIac.PddSN13N A.LINf11NW0D • • • PUBLIC HEARING ITEM: he following will be considered by the Tigard Planning :ommission on Monday May 7.2007 at 7:00 PM at the Tigard I • I COIvAMUNITY :ivic Center-Town Hall, 13125 SW Hall Blvd.,Tigard, Oregon. NEWSPAPERS Toth public oral and written testimony is invited. 'he public hearing on this matter will be conducted in accordance rith the Tigard Municipal Code and the rules of procedure adopt- 6605 SE Lake Road, Portland,OR 97222• PO d by the Planning Commission and City Council and available at Box 22109• Portland, OR 97269 :ity Hall or the rules of procedure set forth in Chapter 18.390. Phone: 503-684-0360 Fax: 503-620-3433 Testimony may be submitted in writing prior to or at the public Email: legals @commnewspapers.com tearing or verbally at the public hearing only. Failure to raise an ssue in person or by letter at some point prior to the close of the tearing accompanied by statements or evidence sufficient to AFFIDAVIT O F PUBLICATION .fford the decision-maker an opportunity to respond to the issue State of Oregon, County of Washington, SS lrecludes appeal to the Land Use Board of Appeal based on that ssue. Failure to specify the criterion 'from the Community ,V llc'I IIH SAIL It ' Seve)opmen(bode or Comprehensive Plan at which a'com'irienf is I, Charlotte Allsop, being the first duly sworn, lirectedprecludes an appeal based on that criterion. depose and say that I am the Accounting k copy of the application and all documents and evidence submit- Manager of The Times(serving Tigard, . ed by or on behalf of the applicant and the applicable criteria are Tualatin & Sherwood), a newspaper of ivailable for inspection at no cost. If you want to inspect the file, plan- general circulation, published at Beaverton, in )lease call and make an appointment with either the project plan- ter or the planning technicians. A copy of the staff report will be the aforesaid county and state, as defined by made available for inspection at no cost at least seven (7) days ORS 193.010 and 193.020, that prior to the hearing, and copies for all items can also be provided at a reasonable cost. . City of Tigard Further information may be obtained from the Planning Division SUB 2006-00011 (staff contact: Gary Pagenstecher) at 13125 SW Hall Blvd., TT10948 Tigard, Oregon 97223, by calling 503-639-4171, or by email to garyp ca,tigard-or.gov. a copy of which is hereto annexed, was SUBDIVISION(SUB)2006-00011/PLANNED DEVELOP- published in the entire issue of said MENT REVIEW(PDR)2006-00002/ newspaper for SENSITIVE LANDS REVIEW(SLR) 2006-00011 1 -FERN HOLLOW SUBDIVISION- weeks in the following issues REQUEST: The applicant requests approval of a 7-lot Subdivision and Planned Development (PD) on 1.59 acres. The April 19, 2007 lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 3,496-and 5,964 square feet. Sensitive Lands Review is ULA.1( required for slopes greater than 25%. LOCATION: The project is located south of SW Durham Road at the terminus of SW Copper Creek Drive; WCTM 2S114BA, Tax Lot 15300. ZON- Charlotte Allsop (Accounting Man ger) ING/COMPREHENSIVE PLAN DESIGNATIONS: R-4.5: Low-Density Residential'District. The R-4.5 zoning district is April 19, 2007 designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are per- : WII 110 . , &�/._ misted conditionally. Some civic and institutional uses are also NOTA'. PUBLIC FOR OREGON permitted conditionally. R-7: Medium-Density Residential My commission expires \yrzI�q t )O District. The R-7 zoning district is designed to accommodate attached single-family homes,detached single-family homes with 1 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 `�1� �~1- square feet. Mobile home parks and subdivisions are also permit- Acct#10093001 r) f- ..1 si ted outright. Some civic and institutional uses are also permitted Patricia Lunsford/Attn:A/P 1 ^+�:`J NO' conditionally. Planned Development;PD. The purposes of the PD City of Tigard CC Overlay zone are to provide a means for creating planned envi- 13125 SW Hall Blvd. () MY COMMISS ronments through the application of flexible standards which `- -"'`�""~"' allow for the application of new techniques and new technology in Tigard, OR 97223 community development which will result in a superior living Size:2 x 12.75 arrangement; to facilitate the efficient use of land; and to preserve to the greatest extent possible,the existing landscape features and Amount Due $212.92 amenities through the use of a planning procedure that can relate *Remit to address above the type and design of a development to a particular site, among other purposes. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.360, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, i\ I,,(T t I `I ;�tiJ 1 4 A.t--, VICINITY MAP } \ '7.4c t'll1t2006-UW02 /}�, ?- :. : r_ `vii�'`J? I \I-,\,(�. llt3106-001111 :� 7 _ 1 }�;,�^1,/' 't I ,,I, tU(N11OLLOW n — I_ - 4 i.1 f, i�--i .l\\�".,`'!SIMI-R'TSM \ , i _I _n9' 1I.1 rill— y i t i l s, ).,. ;.5-£. i,,-\ , i ,,,i_11-41 1.i 1 L L I I I ' ,L,'-,--->t'��,'. -r I ( ' L'.3-619 a TI „- . ,.;.11 1 i 1 i_11 If I '\'`\.:\ \f.-:'',-.-''', li i I n r_I jr; I r f'",'''1411+ I'�/,.,1 i l �f':.��� -tC � fir., ....,.. ...:.:.r i �1 "Y �,di I( ti .�`5„YI .\ , IP.a.H yarn,rd:-r::,;:'-Nn.:Mhl,cP r, myn xryi. 18.775, 18.780, 18.790, 18.795 and 18.810. Publish 4/19/2007 TT 10948 - • • Tigard Planning Commission Agenda Item # 5-1 2- Page of Date of Hearing 5 ' 7-61 Case Number(s) St,t 6 aW -000LU f p - boot) ). Case Name T e c h 41.91( 01,,J- d i,V i s i o►1• Location r/t44 12oa d / � j `"" /er Dr. If you would like to speak on this item, please PRINT your name, address, and zip code below: Proponent (for the proposal): Opponent (against the proposal): Name: SU 41,6„.0. - ftct Name: G Sb Address:7( o St✓f,r Lott' r* 2- 1 Address: /L0 h o Sc,/ Co pde✓'C✓�ti •� City, State, Zip:`j c 5 a•-, O f- G'(1 ZZ 3 City, State, Zip: S c/ CyZ 9712./ Name: U/tti rivutiv6 Name: /-`/�Sc` G,tAS c v‘ -PrS i 611/4) .er Cv�e�e-ice 04-. Address: °(d Hs s� ) $ (At_ Address: \ Z6O SO Cc,Q� City, State, Zip: PO V1-71-1114D r Olt 111-(7 City, State, Zip: � c)c ors J7Zz Name: Name: S'4-,t) "1"- L-3 Address: Address:/ c%/ U-s - e--C-71" 71- City, State, Zip: City, State, Zip: '77Z:=24u1. 7 Name: Name: Address: Address: City, State, Zip: City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: • • Agenda Item: 5.2 Hearing Date: May 7.2007 Time: 7:00 PM STAFF REPORT TO THE a PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON TIGARD 120 DAYS = 6/29/2007 SECTION I. APPLICATION SUMMARY FILE NAME: FERN HOLLOW SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2006-00011 Planned Development Review (PDR) PDR2006-00002 Sensitive Lands Review (SLR) SLR2006-00011 APPLICANT Ken Sandblast OWNER: Scott Haring Planning Resources Inc. Mainsail Homes 7160 SW Fir Loop #201 13325 SW Genesis Loo Tigard, OR 97223 Loop Tigard, OR 97223 REQUEST: Approval of a 7-lot Subdivision and Planned Development (PD) on 1.59 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 3,496 and 5,964 square feet. Sensitive Lands Review is required for slopes greater than 25%and drainage\vays. ZONE/ COMP PLAN DESIGNATIONS: R-4.5, Low Density Residential; and R-7(PD), Medium Density Residential with Planned Development overlay. LOCATION: The project is located south of SW Durham Road at the terminus of SW Copper Creek Drive;WCTM 2S114BA,Tax Lot 15300. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.350, 18.360, 18.370, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. NOTE: This application was submitted prior to the November 23, 2006 effective date of the revised Planned Development chapter. This PD review will be the last under the old code. SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission find that the proposed Planned Development may not adversely affect the health, safety and welfare of the City, but does not meet the Approval Standards as outlined in this report. Therefore, Staff recommends DENIAL of the proposed planned development. In addition,Staff recommends DENIAL of the proposed Sensitive Lands Permit as the proposed development will create site disturbances to an extent greater than that required for the allowed number of lots. (Should the Commission find that the applicant is able to provide findings which warrant approval,conditions of approval are listed in this report.) FERN I-IO1 J.O\V SUBDIVISION SI'.\FF REPORT(SUB2006-00011) PAGE 1 OF 37 PLANNING COMMISSION I TEARING 5/7/2007 • • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing any site work, the applicant shall submit a revised site plan and preliminary plat that shows a maximum of 6 units and a minimum of 5 units. 2. Prior to commencing any site work, the applicant shall submit a revised site plan and preliminary plat showing that all proposed lots (including lot 4) has at least 25 feet of frontage on the private street. 3. Prior to commencing any site work, the applicant shall submit a cash assurance for the value of the required tree mitigation for $34,200 (228 caliper inches x $125/caliper inch). Trees planted for mitigation on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance, for two years following final occupancy inspection (a mitigation plan shall be submitted for review and approval to the City Forester). After such time, the remaining value of the cash assurance will be retained by the City as a fee in-lieu of planting. 4. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. 5. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. The following note shall be placed on the final construction documents: Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include,but not be limited to,the following: A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. 6. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the Planning Staff for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. • FERN 1-IOI.LOW SUBDIVISION STAFF REPORT(SUB2000-00011) PAGE 2 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • 7. Prior to issuance of building permits and any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the Planning Staff, at least, once every two weeks, from initial tree protection zone (1PZ) fencing installation, through building construction, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the Planning Staff at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the Planning Staff and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 8. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover public utility extensions and work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for 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 Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov_). 9. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide 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 Depaiuuent will delay processing of project documents. 10. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 11. The City Engineer may determine the necessity for, and require submittal and approval of a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 12. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Durham Road as a part of this project: A. street trees in the planter strip spaced per TDC requirements. 13. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. 14. The applicant's construction drawings shall show the private sidewalk outside of the public ROW and on the applicant's property only. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 3 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • 15. Sanitary sewer and storm drainage details shall be provided as part of the Public Facility Improvement (PFI) permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement (PFI) permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 16. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering 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 PFI permit plans from the Engineering Department and construction of public water lines. 17. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 18. The applicant's engineer shall revise the water quality plans, replacing the Stormwater Management Manhole with another option for approval by the City Engineering staff. 19. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 20. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, 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 lots 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. 21. The applicant shall incorporate the recommendations from the submitted geotechnical report by Carlson Geotechnical, dated June 16, 2006, 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. 22. 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. 23. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. 24. 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. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2 2006-00011) PAGE 4 OF 37 PLANNING COMMISSION HEARING 3/7/2007 • • • THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 25. The visual clearance area for the proposed private street intersecting SW Copper Creek Drive shall be shown on the final plat. 26. Prior to final plat, the applicant shall provide a plat name reservation from Washington County. 27. Prior to final plat, the applicant shall provide a pedestrian connection on a public easement or right-of-way from the proposed private street to a connecting path to the south within Tracts "y or "I" of the prior Copper Creek Subdivisions or demonstrate that such an access is not possible. 28. Prior to final plat, the applicant shall provide the city with a copy of covenants and restrictions for the use and maintenance or open space tracts for the development project. 29. Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written reports to the Planning Staff, at least, once every two weeks, from initial tree protection zone (1'PZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees cal not adversely im act the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the Planning Staff and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if-aany part of the Tree Protection Plan has been violated. The applicant shall prepare a cover letter and submit it, along with any supppporti documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT ATTN: KIM MCMILLAN 503-639-41'71, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 30. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,Engineering). 31. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Durham Road adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGES OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • 32. Lots 1 & 2 shall not be permitted to access directly onto Durham Road. A note prohibiting access from these two lots onto Durham Road shall be placed on the Plat. 33. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it(them). 34. 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 street(s). 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 street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan) prior to approval of the final plat. 35. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 36. 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 (GC 22) as recorded in Washington County survey records. 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. 37. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. 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. D. The right-of-way dedication for Durham Road, providing 50 feet from centerline, shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 38. Prior to issuance of building permits, the visual clearance areas for driveways intersecting the proposed private shall be shown on the site plan. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2000-00011) PAGE 6 OF 37 PLANNING COMMISSION 1-TEARING 5/7/2007 • • 39. Prior to issuance of building permits, the applicant shall demonstrate that all impervious surfaces on lots created by this subdivision shall not exceed 80% coverage. 40 Prior to issuance of building permits, the applicant or developer shall demonstrate with elevation drawings and construction documents that the proposed dwellings will not exceed the height allowed in the base zone unless otherwise allowed by the Planning Commission. 41. Prior to issuance of building permits, front yard and garage setbacks for proposed Lot 3 shall be a minimum of 20 feet. 42. Prior to the issuance of building permits, the applicant shall submit a revised street tree plan specifying street trees that are included on the City of Tigard Street Tree List. 43. Prior to the issuance of building permits, the applicant shall submit a revised site plan showing the required 10-foot buffer on those lots abutting SW Durham. 44. Prior to issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 45. Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. 46. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the adjacent lots, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the houses. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the Planning Staff, the tree protection measures may be removed. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 47. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a"photomylar" copy of the recorded final plat. 48. Prior to isuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 49. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 50. Prior to a final building inspection, the applicant shall demonstrate that they have entered into a 3-year maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 7 OF 37 PLANNING COMMISSION HEARING 5/7/2007 i 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. 18.430.100 Filing and Recording: 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 CEN 1'ERLINE 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. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2000-00011) PAGE 8 OF 37 PLANNING COMMISSION HEARING 3/7/2007 • S 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. 18.810.200 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. SECTION III. BACKGROUND INFORMATION Site History The 1.59-acre site consists of a single vacant parcel, Tax Lot 15300 (Lot 118 of the Copper Creek Subdivision-Stage 4), which is split zoned, primarily R-7 (PD) with a portion at the west end zoned R-4.5. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2000-00011) PAGE 9 OF 37 PLANNING COMMISSION 1-HARING 5/7/2007 • • Vicinity Information: The site is located south of SW Durham Road. Adjacent parcels are zoned R-4.5 and R-7(PD). The site is surrounded by Stages 1 thru 4 of the Copper Creek subdivision built in the early 1980s and a 1995 partition plat to the west. Summary of Planned Development Issues: The subject site has an existing (PD) overlay, which requires the developer to submit a planned development application. The proposed private street requires a planned development when serving more than six lots. Lot sizes within the development are proposed to be between 3,496 and 5,964 square feet. Three of these lots fall below the 80% minimum lot size allowed for the zone and require the flexibility of the planned development standards. At least one setback on each lot vary from the underlying development standards, which also require the flexibility provided by the planned development standards. Planned Development Standards The applicant was required to apply for a planned development based on the existing (PD) overlay on the subject property. However, the applicant's narrative does not address all of the applicable oTanned development standards and in particular, did not provide a statement of planning bjectives, a description of the character of the proposed development, or a rationale behind th assumptions and choices made. As listed above, the applicant has applied the flexibility of development standards afforded by the planned development process but has not, in staff's opinion, provided public benefits that result in a superior living arrangement or opportunities for innovative and diversified living environments. Therefore, the Commission must decide if the project warrants approval considering the lack of attention to the purposes and standards of the planned development chapter. [Page 14] Density Based on the applicant's calculations and narrative, the maximum number of residential lots is 6 units; the minimum, at 80%, is 5 units. The applicant has proposed a 7-unit subdivision, one lot more than the maximum allowed. The applicant provided Table B -Density Requirements, which included "density transfer units" in their calculation. However density transfer is not available to planned developments and the applicant did not otherwise request a density bonus. However, if the Commission granted a 5% density bonus, an additional unit could be realized. Staff finds that there is currently no basis to grant a density bonus. [Page 24] Buffering A 10-foot buffer is required adjacent to SW Durham, which the applicant acknowledges. The Planning Commission may consider augmenting this buffer to better address the adverse impacts of traffic on the proposed development. [Page 26] Sensitive Lands Permit Staff finds that the proposed development will create site disturbances to an extent greater than that required for the allowed number of units. Therefore, staff recommends the Planning Commission deny the application request for a sensitive lands permit within drainageways. [Pages 27 and 28] Bicycle and Pedestrian Connections The applicant's narrative has not addressed the bicycle and pedestrian connections standard (18.810.040.B.2) where spacing between connections is greater than 330 feet. Pedestrian access should be considered through the CWS tract to the south to connect the site with Tracts "J" and "I" of the prior Copper Creek Subdivisions and to the access Tracts C and D of Copper Creek Stage 2 Subdivision and perhaps to SW Riverwood. The Commission should consider continuing the hearing to allow the applicant time to research this question so that interested parties have an opportunity to hear the facts prior to a decision being made. Alternatively, the Commission could require through a condition of approval, that the applicant either provide a pedestrian connection from the proposed private street to a connecting path to the south within Tracts "J" or "I" of the prior Copper Creek Subdivisions or demonstrate that such an access is not possible. [Page 32] FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 10 OF 37 PLANNING CO\I\HSSION HEARING 5/7/2007 • • SECTION V. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval of a 7-lot subdivision on 1.59 acres. The lots are to be developed with detached single-family homes. The site is located within the R-4.5 and R-7 zones, Low and Medium Density Residential Districts, respectively. Portions of Lot 3 and 4 are in the R-4.5 zone with the remainder of the site in the R-7 zone (see Composite Utility Plan, Sheet C4.1). Planned Developments are permitted in all zoning districts. Household living in a detached single-family housing type is a permitted use in this zone. SUMMARY OF LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Subdivision/Planned Development, which is defined as a Type III-PC Application. Sensitive Lands Review is typically Type II Administrative decisions; however, when applications are heard concurrently, the highest decision making body will make the decision on all matters. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type III procedures apply to quasi-judicial permits and actions that contain predominantly approval criteria. Type III-PC actions are decided by the Planning Commission with appeals to the City Council. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. The City provided notice to neighbors within 500 feet and the site was posted with a notice. Staff has not received any written comments from any neighbors about this application. However, a telephone inquiry and request for a copy of this staff report was received by Mr. Jack Zuber, past President of the Copper Creek Homeowners Association. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS The applicable review criteria are addressed in this report in the following order: 18.350 (Planned Developments) 18.430 (Subdivisions) 18.510 (Residential Zoning Districts) 18.705* (Access, Egress and Circulation) 18.715* (Density Computations) 18.725 (Environmental Performance Standards) 18.730 (Exceptions to Development Standards) 18.745* (Landscaping and Screening) 18.765* (Off-street Parking and Loading Requirements) 18.775 (Sensitive Lands Review) 18.780* (Signs) 18.790 Tree Removal) 18.795* (Vision Clearance) 18.810 (Street and Utility Improvements) 18.390 (Decision Making Procedures, Impact Study) *According to Section 18.330.100 of the Planned Development Chapter, these chapters are utilized as guidelines, and strict compliance is not necessary where a development provides alternative designs and methods that promote the purpose of the PD Chapter. FERN I-1O1.l.O\V SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE I1 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • The proposal contains no elements related to the following provisions of these Specific Development Standard Code Chapters. These chapters are, therefore, found to be inapplicable as approval standards: 18.710 (Accessory Residential Units) 18.720 (Design Compatibility Standards) 18.740 (Historic Overlay) 18.742 (Home Occupations) 18.750 (Manufactured/Mobil Home Regulations) 18.755 Mixed Solid Waste &Recyclable Storage) 18.760 (Noncoj forming Situations) 18.785 (Temporary Uses) 18.798 (Wireless Communication.Facilities) 18.350— (PLANNED DEVELOPMENTS) A PD overlay exists over the majority of the developable portion of the site. The PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development chapter provides for flexibility in development design and allows deviation from certain standards of the base zone in exchange for some public benefits. The following addresses compliance with the process and applicable base zone standards. Note: This application was submitted on November 21, 2006, prior to the November 23, 2006 effective date of the revised Planned Development chapter.This PD review will be the last under the old code. The Planned Development Process: Section 18.350.020 states that there are three elements to the planned development approval process, as follows: • The approval of the planned development overlay zone; • The approval of the planned development concept plan; and • The approval of the detailed development plan. This application is for two elements of the planned development process including a concept plan and detailed plan. The applicant has applied for concurrent review of the conceptual plan, and subdivision of the subject property, consistent with the planned development process m TDC 18.350.020. Allowed Uses Section 18.350.060 allows single-family detached residential units in residential zones, subject to the density provisions of the underlying zone. Detached single-family housing is proposed for the subject property, which is zoned R-4.5 and R- 7(PD). As described in the Density Provisions section later in this report, the proposed 7-unit development exceeds the maximum allowed units of six. The applicant has been conditioned to submit a revised plan consistent with the density provisions of the underlying zone. Applicability Of The Base Zone Development Standards: Section 18.350.070 requires compliance to specific development standards: The provisions of the base zone are applicable as follows: Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; In the R-4.5 and R-7 zoning districts the minimum lot size is 7,500 and 5,000 square feet, respectively, with no average lot width. The zones have no minimum lot depth. The lots are proposed to be developed with detached single-family homes, with lot sizes between 3,496 and 5,964 square feet. The proposed number of lots O is more than the maximum (6) density allowed. The applicant has been conditioned to submit a revised plan consistent with the density provisions of the underlying zone. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-0001 1) PAGE 12 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • Site coverage: The site coverage provisions of the base zone shall apply; There is no maximum lot coverage in the R-4.5 zone. The maximum lot coverage in the R-7 zones is 80%. The Conceptual Landscape Plan, Sheet 1/1, shows building envelopes that demonstrate that minimum landscaping requirement can be met. To ensure this standard is met, a condition of approval shall require that prior to issuance of building permits, all impervious surfaces on lots created by this subdivision shall not exceed 80% coverage. Building height: The building height provisions shall not apply; and The base development standard height limit in the R-4.5 zone is 30 feet;in the R-7 zone it is 35 feet. The applicant has not proposed any specific buildings with this application. Therefore, the applicant or developer shall demonstrate with elevation drawings and construction documents that the proposed dwellings will not exceed the height allowed in the base zone unless otherwise allowed by the Planning Commission. Structure setback provisions: Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; The applicant has provided building envelopes and setbacks on each lot within the development (Site Plan, Sheet C2.2), which demonstrate that the proposed front and rear yard setbacks for structures on the perimeter of the project will be the same as that required in the base zone with the exception of proposed Lot 3 which has a 4.32-foot front yard setback from the adjoining Parcel 1 of Partition Plat 1995-135. A portion of the building envelope on Lot 3, located in the R-4.5 zone, does not meet the 20-foot front yard setback of that zone. Therefore, this standard is not met. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code (UBC) requirements for fire walls; The applicant has provided building envelopes on each lot within the development (Site Plan, Sheet C2.2), which demonstrate that the proposed side yard setbacks are greater than the UBC minimum standard of 3 feet. The applicant shall be required to demonstrate that this requirement is met during the building permit process. In addition, the street side yard setback is not met for proposed Lot 1. The applicant's Site Plan shows a 5-foot street side yard setback from SW Durham Road. However, since SW Durham Road is an arterial, a 10-foot buffer is otherwise required along this frontage an has been conditioned later in this report. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street; (2) A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided The applicant has provided building envelopes on each lot within the development (Site Plan, Sheet C2.2). The Site Plan shows interior back yard setbacks of 1 to 2 feet for proposed lots 4 thru 7, consistent with this standard. The Site Plan shows the 20-foot minimum garage setback is met for all lots fronting the proposed private street, with the exception of Lot 3, which is 16 feet. Therefore, this standard is not met. Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. The proposed development complies with all other provision of the base zone, which include setbacks for property abutting a more restrictive zoning district. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2000-00011) PAGE 13 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • FINDING: The applicant has not proposed specific house designs for the project but has in stead shown building envelopes'on each lot. The envelopes are approximations to gauge feasibility of siting dwellings in lieu of specific designs. With the above analysis, staff finds that base zone standards related to the previously discussed criteria have not all been met,but can be met with the following conditions. CONDITIONS: Prior to issuance of building permits, the applicant shall demonstrate that all impervious surfaces on lots created by this subdivision shall not exceed 80% coverage. Prior to issuance of building permits, the applicant or developer shall demonstrate with elevation drawings and construction documents that the proposed dwellings will not exceed the height allowed in the base zone unless otherwise allowed by the Planning Commission. Prior to issuance of building permits, front yard and garage setbacks for proposed Lot 3 shall be 20 feet. PD Conceptual Plan Requirements: 18.350.090 The applicant shall submit the following: A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. The applicant's narrative does not include a statement of planning objectives, a description of the character of the proposed development, or a rationale behind the assumptions and choices made. As discussed above under Planned Development Issues, Staff finds that the proposed subdivision does not further the purposes of the planned development chapter. The subdivision proposal uses the flexibility of standards available under the planned development process, but does not provide the public amenities other than the riparian corridor that is otherwise required by Clean Water Services. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. The applicant's narrative does not address this standard. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. The applicant's narrative does not address this standard. A narrative statement presenting information, a detailed description of which is available from the Director. The narrative statement for the proposal includes an impact statement and findings to some of the applicable standards for planned developments. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: Existing site conditions, A site concept, A grading concept, A landscape concept, A sign concept and A copy of all existing or proposed restrictions or covenants. The applicant has not submitted all of the required additional information. The applicant did not address a sign concept or proposed CC&R's. However, the applicant states that a sign permit is not requested at this time. The applicant has been conditioned to provide the city with a copy of proposed restrictions or covenants later in this report under the Streets and Utilities section. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 14 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • FINDING: The planned development conceptual plan criteria have not been fully met. The Commission must decide if the project warrants approval considering the lack of attention to the purposes and standards of the planned development chapter as discussed above. PD Approval Criteria: 18.350.100 Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an application. All the provisions of the land division provisions, Chapters 18.410, 18.420 and 18.430, shall be met; The applicant has applied to subdivide the property concurrently with the planned development approval; therefore, all subdivision criteria must be satisfied. Compliance with the subdivision approval criteria is discussed in greater detail in Chapter 18.430. The application has met or can be conditioned such that the subdivision provisions are satisfied. Therefore, this criterion is satisfied. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission, that promote the purpose of this section. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed in Subsection 3 below. The developer may choose to provide or the Commission may require additional open space dedication and/or provision of additional amenities, landscaping or tree planting. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district. The Commission may further authorize a density bonus not to exceed 10% as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of density increase which the Commission may approve according to the following: • A maximum of 3% is allowed for the provision of undeveloped common space; • A maximum of 3% is allowed for landscaping; streetscape development; developed open spaces, plazas and pedestrian pathways and related amenities; recreation area development; and/or retention of existing vegetation; • A maximum of 3% is allowed for creation of visual focal points; use of existing physical amenities such as topography,view, and sun/wind orientation; • A maximum of 3% quality of architectural quality and style; harmonious use of materials; innovative building orientation or building grouping; and/or varied use of housing types. The proposed 7-unit density does not meet the density established for the underlying zoning district (max=6/min = 5 units) as shown later in this report in the Density Computations section. In addition, the applicant has not requested a density bonus as allowed above. Chapter 18.730, Exceptions to Development Standards; No exceptions are requested with this application. Chapter 18.795,Visual Clearance Areas; Show areas on revised plat and site plans. Chapter 18.745, Landscaping and Screening; Specify street trees from the City of Tigard Street Tree List. Chapter 18.765, Off-street Parking and Loading Requirements; Standards are met. FERN 140110\V SUBDIVISION STAFF REPORT(SUB200G-00011) PAGE 13 OF 37 PLANNING COMMISSION 1-HARING 5/7/2007 • • Chapter 18.705,Access, Egress and Circulation; and Standards are met. Chapter 18.780, Signs. A sign compliance agreement is required. Complete findings for each of the above guideline chapters can be found below under their respective chapter headings. In addition, the following criteria shall be met: Relationship to the natural and physical environment: The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible; The applicant's narrative did not address this standard. The subject site is heavily forested and still contains significant stands of trees. The site contains some steep slopes and natural drainagways. The proposed private street profile at the north end of the subject site has been sited to preserve the remaining existing trees to the greatest degree possible. Staff finds that the proposed street would satisfy this standard. The applicant does not propose any buildings with the proposed subdivision. However, Sheet 1/1 does show building envelopes determined by allowed setbacks from proposed lot lines to give the builder maximum flexibility in the future design of the dwellings. In general, the applicant has sited the proposed street and future building locations to preserve the natural features of the site, principally contained in the CWS tract, consistent with this standard. Structures located on the site shall not be in areas subject to ground slumping and sliding; The applicant's narrative did not address this standard. The Washington Count Soil Survey (USDA 1982) indicates that the subject site is comprised of two soil types Quatama loam with 3 to 7 percent slopes (37B) in the northern portion of the site and Xerochrepts and Haploxerolls which is very steep (46F) in the southern portion of the site. The proposed development is in the northern portion of the site with the CWS tract in the southern portion of the site. The applicant included a geo-tech report by Geotechnical Engineering Investigation, date June 16, 2006, for a 10-lot development. The report's preliminary geotechnical recommendations concluded the majority of the subject site appears suitable for development of single-family dwellings. However, steep slopes of greater than 25% exist on the subject site Therefore, to ensure that the site is not subject to ground slumping and sliding, the applicant has been required under the Street and Utilities section of this report to submit a geo-tech report prepared by a licensed geo- technical engineer. There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; The applicant's narrative did not address this standard. The proposed subdivision in located primarily in the R-7 zone which is subject to the setback provision of that zone. As allowed by the applicable setback standards, adequate distance between on-site and off-site buildings for light and air circulation and for fire protection will be ensured. The structures shall be oriented with consideration for the sun and wind directions, where possible; and The applicant's narrative did not address this standard. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2000-00011) PAGE 16 OF 37 PLANNING COMMISSION I-TEARING 5/7/2007 • • The site is located on the northern side of the drainageway on moderate slopes and is well forested. Although no specific structures are proposed for this subdivision, some structures can be oriented with consideration for the sun and wind directions, where possible, consistent with this standard. Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790,Tree Removal. The applicant's narrative did not address this standard. The applicant has submitted a Tree Plan for proposed Fern Hollow planned development and an arborist report prepared by Raymond Myer, a certified arborist. Staff has reviewed the applicant's tree plan and finds that the plan contains all four of the required items, and, is therefore, acceptable. The report includes a Tree Inventory (Sheet 1/1) and a Tree Preservations Calculations Table describing 140 total trees on site over 6" in diameter. According to the Table's "Notes", there are 81 trees greater than 12 inches DBH. The proposal is to remove 28 of 81 healthy trees greater than 12 inches DBH, retaining 53 trees or approximately 65%. Pursuant to TDC 18.790.030.B.2, 50% mitigation is required. The total amount of mitigation required is 228 inches (456 caliper inches x .50). The applicant shall submit a cash assurance for $34,200 (228 caliper inches x $125/caliper inch). In addition, the arborist report includes tree protection measures and a program defining standards and methods that will be used by the applicant to protect trees during and after construction. Buffering. screening and compatibility between adjoining uses: Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family residential, and residential and commercial uses; The subject developable area is bordered on the north by SW Durham and on the south by a vegetated corridor, on the west by a single-family dwelling and on the west by SW Copper Creek Drive. Pursuant to the buffer matrix in Table 18.745.1, the proposed single-family use on the subject site requires a 10-foot buffer along SW Durham, an arterial. The applicant's narrative states that a buffer will be provided. The applicant's plans do not show the required buffer. To ensure the buffer is included, the applicant has been required to submit a revised site plan showing the required 10-foot buffer on those lots abutting SW Durham. In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: • The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; • The size of the buffer needs in terms of width and height to achieve the purpose; • The direction(s) from which buffering is needed; • The required density of the buffering; and • Whether the viewer is stationary or mobile. A 10-foot buffer is required adjacent to SW Durham, which the applicant acknowledges. The Planning Commission may consider augmenting this buffer to better address the impacts of traffic on SW Durham. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round. There are no specific service areas, storage areas, parking lots or mechanical devices proposed with this development. Therefore, this standard does not apply. FERN HOLLOW SUBDIVISION srA FREPORT(SUB2006-00011) PAGE 17 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; Private outdoor area -- multi-family use: Shared outdoor recreation areas -- multi-family use: These criteria relate to non-residential or multi-family structures and are not applicable to the proposed single-family development. Therefore, these standards do not apply. Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; According to the Access and Egress Table 18.705.1 one access way 20 feet wide and 20 feet paved is required for up to 6 single family dwelling units. As conditioned in this report, the development cannot exceed p6 units. Therefore, the proposed street will satisfy the number of access points required. All circulation patterns within a development must be designed to accommodate emergency vehicles; and Tualatin Valley Fire and Rescue did not comment substantively on the subject proposal. Therefore, the applicant has been conditioned earlier in this report to demonstrate that any applicable TVF&R standards are met. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The Transportation Plan shows a bike and pedestrian way adjacent to the site on SW Durham, improvement of which has been conditioned in the Streets and Utilities section of this report. Landscaping and open space: Residential Development: In addition to the requirements of subparagraphs (4) and (5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; According to the applicant's narrative, the proposed development will preserve the CWS tract as open space. In addition, each lot will be required to maintain a minimum of 20% of the lot in landscaping. Therefore, the applicant's proposal accounts for greater than 20% of the total site area to be landscaped and available as shared open space, consistent with this standard. Public transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: • The location of other transit facilities in the area; and • The size and type of the proposed development The required facilities shall be limited to such facilities as: • A waiting shelter; • A turn-out area for loading and unloading; and • Hard surface paths connecting the development to the waiting area The nearest bus line is on SW Hall approximately 1/2 mile (2,800 feet) from the subject site. Therefore, this standard does not apply. Signs: A sign concept is not proposed with this application. Any future signage will require a permit in compliance with the sign code. Therefore, standards for signs do not apply to this application. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 18 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • Parking: • All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; According to the applicant's narrative, parking for the proposed single-family detached dwellings will be in individual driveways in front of garages and within garages, consistent with this standard. Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; Storm drainage complies, or will be conditioned to comply with applicable City of Tigard and Clean Water Services (CWS) requirements. For a more detailed discussion of storm drainage, see the discussion of compliance with the requirement of Chapter 18.810 later in this report. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is between 170-feet and 205-feet elevation. The nearest floodplain is approximately 1,500 feet south of the subject site at the Tualatin River at elevation 130. Therefore, this standard does not apply. Shared Open Space: Requirements for shared open space: Where the open space is designated on the plan as common open space the following applies: • The open space area shall be shown on the final plan and recorded with the Director; and • The open space shall be conveyed in accordance with one of the following methods: By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations; By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. By any method which achieves the objectives set forth in Subsection 2 above of this section. The applicant has identified open space tract "A", labeled as "Vegetation Communities A - D" on the Site Plan and Street Tree Plan, Sheet C2.2, will be placed in an environmental resource tract owned in common by all property owners of the Fern Hollow Subdivisions. This proposed tract is co-terminus with the required CWS Tract identified in the applicants CWS Service Provider Letter (File 06-000535). The use and maintenance of these areas is generally addressed in CC&R's. The applicant has stated that CC&R's will be provided for the subject project. Therefore, as conditioned later in this report under the Streets and Utilities section, the applicant or any assigns must submit a copy of CC&Rs that meet the open space provisions of this standard. FERN 1-101.LOW SUBDIVISION STAFF REPORT(SUB2000-00011) PAGE 19 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • FINDING: The planned development approval criteria have not all been met: the proposal does not meet the density requirements of the base zone; may not meet TVF&R standards for access; will require provisions for the use and maintenance of the proposed open space areas in the CC&R's; will require a 10-foot buffer along SW Durham Road; and will require a geo-tech report prepared by a licensed geo- technical engineer. These issues have been otherwise satisfied with conditions of approval later in this report 18.430— (SUBDIVISIONS): Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; It is feasible that with appropriate conditions, the proposed plat can be made to comply with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant has not provided documentation of a plat name reservation for the proposed Fern Hollow subdivision. Therefore, to ensure this standard is met, the applicant shall provide a plat name reservation from Washington County. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and The proposed private street is accessed off of an existing cul-de-sac that terminates SW Copper Creek Drive. The applicant's private street design is responsive to the topographical and sensitive natural area constraints of the site and provides access to an adjacent parcel that could be subdivided (Lot 1 of Partition Plat No. 1995-135), consistent with this standard. A more detailed review of these issues is discussed in the Street and Utilities section of this report, below. An explanation has been provided for all common improvements. The applicant's plan set and narrative provide an explanation for all common improvements. Therefore, this standard has been met. FINDING: Staff finds that the subject proposal does not satisfy the applicable criteria for subdivisions,but may satisfy them with the following condition of approval. CONDITION: Prior to final plat, the applicant shall provide a plat name reservation from Washington County. 18.510— (RESIDENTIAL ZONING DISTRICTS) R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 20 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050.B states that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-4.5(PD) and R-7(PD). TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD Proposed R-4.5 R-7 Minimum Lot Size -Detached unit 3,496- 7,500 sq.ft. 5,000 sq.ft. -Duplexes 5,693 sq.ft. 10,000 sq.ft. 10,000 sq.ft. -Attached unit[I] (PD) 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 46-85 I.ft. 50 ft. 50 ft. -Duplex lots (PD) 90 ft. 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage 80% - 80%[2] Minimum Setbacks (PD) -Front yard 4-19 ft. 20 ft. 15 ft. -Side facing street on comer&through lots 5- 10 ft. 15 ft. 10 ft. -Side yard 4- 12 ft. 5 ft. 5 ft. -Rear yard I - 16 ft. 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district NA 30 ft. -Distance between property line and front of garage 16-20 ft. 20 ft. 20 ft. Maximum Height NA(PD) 30 ft. 35 ft. Minimum Landscape Requirement 20% - 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. FINDING: The applicant has submitted a Site Plan that specifies the general building envelopes and associated setbacks for each lot. Since the proposed development is a Planned Development, some of these standards can be altered to fit a specific design (see discussion in the Planned Development section). The proposal maintains the front and rear yard setbacks of the underlying development standards except for the front yard and garage setbacks in lot 3. These proposed setbacks must meet the standards and have been conditioned to do so earlier in this report. The internal side yard setbacks are reduced to four feet, which is allowed under the planned development standards, provided they meet UBC standards for fire walls. The proposed 5-foot street side yard setback for Lot 1 is less than the 10-foot buffer othenvise required in the Landscaping and Buffering section of this report. Back yard setbacks internal to the subdivision are as little as 1 to 2 feet on proposed Lots4 thru 7, consistent with the flexibility afforded the base zone standards under the planned development process, if granted by the Planning Commission. FERN I-IOIJ.O\V SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 21 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • 18.705—(ACCESS AND EGRESS): *PD Guideline Chapter 18.705.030 (C)Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title No joint access is proposed. Individual access from private and public streets will be utilized. This criterion is inapplicable. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots within the development have direct access to a private street which then accesses SW Copper Creek Drive, a public street, consistent with this standard. 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, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The proposal includes a sidewalk along the fronting public street and along the interior private streets. However, the proposal is for single-family detached units. Therefore, this standard does not apply. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Tualatin Valley Fire and Rescue has not submitted a comment letter for the proposal. The applicant has indicated the proposed dwellings will be sprinkled. As a condition of approval, the applicant shall be required to submit a letter from TVFR demonstrating that the proposed project is consistent with their standards for parking on the private street, hydrant location, and sprinkling. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. Access for each of the proposed lots will be from the proposed private street. Therefore, this standard does not apply. Access Management Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County, the City and AASHTO. The applicant did not provide an access report. The proposed private street intersects the Copper Creek Drive cul- de-sac at the north end. Ingress and egress should not pose any sight distance or left-turning movement concerns. FERN 1-IO1..1,O\r/SUBDIVISION STAFF REPORT(SUB22006-00011) PAGE 22 OF 37 PLANNING COMMISSION 1-IEARING 5/7/2007 • • Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The subject site takes access from a local street, SW Copper Creek Drive. Therefore, this standard does not apply. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The project does not propose to access SW Durham, an arterial. Therefore, this standard does not apply . Minimum access requirements for residential use. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The proposed private street is 20 feet wide with 5-foot wide sidewalks on one side, consistent with the City Engineer's standards for private streets. According to the applicant's narrative, each detached single-family dwelling unit will be served by a 15-foot access with 10 feet of paving, consistent with this standard. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; This will be ensured during the construction document review period. The individual homeowners through the homeowner's association and its CC&R's will maintain the access drive once the property is developed and sold. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The access drive for proposed lot 4 is approximately 80 feet long. Therefore, this standard does not apply. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. No driveways are proposed in excess of 200 feet in length. Therefore, this standard does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. • The site is not adjacent to a collector or arterial. Therefore, this standard does not apply. Director's authority to restrict access. To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; The applicant has provided a 5-foot pedestrian access easement along the north side of the proposed private street. The subject site is separated from adjoining developments by SW Durham on the north, SW Copper Creek Drive on the east, private property on the west, and the vegetated corridor to the south. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2000-00011) PAGE 23 OF 37 PLANNING COMMISSION 1-II ARING 5/7/2007 • • FINDING: All of the Access and Egress standards have not been met, but can be met with the following condition of approval. CONDITION: Prior to issuance of building permits, the applicant shall submit a letter from TVF&R stating that the proposed development is consistent with TVF&R standards. 18.715 (DENSITY COMPUTATIONS): Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres,which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The net development area is determined by subtracting from the gross area, the land needed for public and private streets as well as areas for sensitive lands. In this case, as a planned unit development, the minimum lot size of 7,500 square feet (R-4.5) and 5,000 square feet (R-7) is used to calculate density. The applicant provided a Density Requirements Table B which calculates the minimum and maximum allowed units. The Table includes a Residential Density Transfer calculation, which is contradicted by the narrative on page 18 that states "no residential density transfers are request as part of this application at this time." In addition, the applicant does not request a density bonus as allowed under the standards for planned development (TDC 18.350.100.B.2.a) GROSS LOT AREA (R-4.5) 13,131 square feet Slopes exceeding 25% - 7,892 square feet NET DEVELOPABLE AREA: 5,239 square feet Maximum density (5,239/7,500) .70 lots GROSS LOT AREA (R-7) 56,131 square feet Public Street dedication - 1,438 square feet Private Street dedication - 6,928 square feet Slopes exceeding 25% - 17,956 square feet NET DEVELOPABLE AREA: 29,809 square feet Maximum density (29,809/5,000) 5.96 lots Maximum Total Lots: 6.66 lots Minimum density (6.66 x .80) 5.38 lots FINDING: In the R-4.5 and R-7 zones, as shown above, and based on the applicant calculations, the maximum number of residential lots is 6 units; the minimum, at 80%, is 5 units. The applicant has proposed a 7-unit subdivision, one lot more than the maximum allowed. Therefore, the residential density standards have not been met, but may be met with the following conditions of approval. FERN 1-IOLLO\V SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 24 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • • CONDITION: The applicant shall submit a revised site plan that shows a maximum of 6 lots and a minimum of 5 lots. 18.725—(ENVIRONMENTAL PERFORMANCE STANDARDS) These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a prope line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within planned developments in the R-4.5 and R-7 zones. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. 18.730—(EXCEPTIONS TO DEVELOPMENT STANDARDS): *PD Guideline Chapter Section 18.730.020.0 states the limitations for building heights and flag lots. Limitations on the placement of residential structures on flag lots apply when any of the following exist: • A flag lot was created prior to April 15, 1985; • A flag lot is created after April 15, 1985 by an approved partition; or • A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. Pursuant to TDC 18.120.030.89, "flag lot" is defined as a lot located behind a frontage lot, plus a strip of land out to the street for an access drive. Pursuant to TDC 18.120.030.74, "frontage" is defined as that portion of a development site which abuts a public or private street. The proposed lot 4 is accessed by a 15-foot access drive and is located behind lot 3. Therefore, Lot 4 is a flag lot. However, Lot 4 is not located on the periphery of the subdivision adjoining other residentially-zoned land. Instead it adjoins the CWS tract. Therefore, the fag ot height provisions do not apply to development on Lot 4. FINDING: The exceptions to development standards do not apply. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 25 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • 18.745—(LANDSCAPING AND SCREENING): *PD Guideline Chapter Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-4.5 zone does not have a minimum landscaping requirement; the R-7 zoning district has a minimum requirement of 20% of the site to be landscaped. The applicant's plans and narrative demonstrate that each proposed lot will be at least 20%landscaped,consistent with this standard. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. The applicant has provided a Site Plan and Street Tree Plan (Sheet C2.2) that includes the planting of 15 trees on the private street and 10 trees on SW Durham. However, the applicant's narrative and plan set do not identify the species of tree. Therefore, as a condition of approval, the applicant shall submit a revised plan specifying street trees that are included on the City of Tigard Street Tree List. Buffering and Screening- Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The subject developable area is bordered on the north by SW Durham and on the south by a vegetated corridor, on the west by a single-family dwelling and on the west by SW Copper Creek Drive. Pursuant to the buffer matrix in Table 18.745.1, Lie proposed single-family use on the subject site requires a 10-foot buffer along SW Durham, an arterial. The applicant's narrative states that a buffer will be provided. The applicant's plans do not show the required buffer. To ensure the buffer is included, the applicant shall submit a revised site plan showing the required 10-foot buffer on those lots abutting SW Durham. FINDING: Not all of the landscaping and screening standards have been met. However, with the following condition of approval they can be met. CONDITIONS: Prior to the issuance of building permits, the applicant shall submit a revised street tree plan specifying street trees that are included on the City of Tigard Street Tree List. Prior to the issuance of building permits, the applicant shall submit a revised site plan showing the required 10-foot buffer on those lots abutting SW Durham. 18.765—(OFF-STREET PARKING AND LOADING REQUIREMENTS): *PD Guideline Chapter This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. FINDING: The proposed project will create 7 lots for single-family detached dwellings. Table 18.765.2 requires that each single-family unit have one off-street parking space. The proposal anticipates development of dwellings which would include garages and garage aprons within the 20-foot setback for off-street parking, consistent with this standard. 18.775—(SENSITIVE LANDS): Purpose Maintain integrity of rivers, streams, and creeks. Sensitive land regulations contained in this chapter are intended to maintain the integrity of the rivers, streams, and creeks in Tigard 'by minimizing erosion, promoting bank stability, maintaining and enhancing water quality, and fish and wildlife habitats, and preserving scenic quality and recreation potential. The regulations also implement the comprehensive plan and floodplain management program, Clean Water Service (CWS) Design and Construction Standards, the Metro Urban Growth Management Functional Plan, Statewide Planning Goal 5 (Natural Resources), and protect public health, safety, and welfare. FERN f IOLLO\V SUBDIVISION STAFF REPORT(SUB2006-0001 I) PAGE 26 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • Sensitive lands are lands potentially unsuitable for development because of their location within the 100- year floodplain or 1996 flood inundation line, whichever is greater; natural drainageways; wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard Wetland and Stream Corridors Map; and steep slopes of 25% or greater and unstable ground. The subject site is not located within the 100-year floodplain. The site does not include any wetlands identified on the City of Tigard's Wetland and Stream Corridors Map. However, a jurisdictional wetland exists on property abutting the subject site associated with the drainageway. Drainageways and steep slopes are present on the site. Sensitive lands permits issued by the Director. The Director shall have the authority to issue a sensitive lands permit on slopes that are 25% or greater and within a drainageway by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070 when the proposal involves ground disturbance(s) or land form alterations involving more than 50 cubic yards of material and residential structures intended for human habitation. With 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: 1. 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; Accordin, to the applicant's Existing Conditions plan (Sheet C1.1), the site has slopes greater than 25% which are all container within the CWS tract which includes an area 15 feet upland form the break in slope associated with the drainageways on the site. The proposed disturbances, as shown in the applicant's plan set and narrative, do not create site disturbances in areas with slopes greater than 25%,consistent with this standard. 2. 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 submitted a Grading/Erosion Control Plan (Sheet C3.1) and has been conditioned later in this report to provide construction drawings ensuring compliance with CWS standards for erosion control (Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition), consistent with this standard. 3. 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 Compliance with the City's design and construction standards for residential units on steep slopes will be determined at the time of building permit review for individual lots. In addition, a condition of approval requires a geotech report to ensure proper siting and design of structures, consistent with this standard. 4. 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 states that this standard will be met but does not provided information to substantiate the claim. The applicant's Erosion Control Plan (Sheet C3.1) does not include any notes or details detailing methods for re-vegetation of disturbed areas. The applicant is required to replant with the 1200C permit required as a condition of approval under the Grading and Erosion Control section of this report. Therefore,as conditioned,this standard has been met. FINDING: Staff finds that all of the applicable criteria have been satisfactorily addressed. Within Drainageways The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: The subject site includes the vegetated corridors for Copper Creek and an unnamed tributary. The streams themselves are located just south of the southern parcel boundaries and form a confluence adjacent to the parcel. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-0001 I) PAGE 27 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • 1. 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 land consists of an upland area and a centrally located depression that runs through the break in slope to the stream. The development proposal would fill the depression requiring a significant retaining wall approximately 17 feet high at it highest point and running along the southern property boundaries of proposed lots 4, 5, and 6. The proposed development includes one more lot than is otherwise allowed by the density for the zone. Therefore, the proposed development will create site disturbances to an extent greater than that required for the allowed number of lots. 2. 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 proposed development is subject to a 1200C permit and CWS standards for erosion control. Ground instability will be addressed through a required geo-technical report for proposed dwellings. Therefore, as conditioned, the proposed 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. 3. The water flow capacity of the drainageway is not decreased; No development is proposed within the vegetated corridor or adjacent streams. In addition, storm water retention and water quality are required under the Street and Utilities section of this report ensuring the water flow capacity of the drainageway is not decreased. 4. 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's narrative states that erosion control will be provided in accordance with City of Tigard standards and revegetation will occur in compliance with TDC 18.745.060.B and C, consistent with this standard. In addition erosion control will be addressed as above in #2. 5. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan; The development proposal will not disturb the adjacent drainageway, which is protected in a separate track identified in the CWS service provider letter as the "CWS Tract". 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals shall be obtained; The applicant agrees to obtain the applicable approvals. CWS's service provider letter constitutes the CWS approval with conditions of approval to be implemented through the conditions in the Planning Commission's final order. It is unlikely that CORPS/DSL will require additional approvals. 7. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the Comprehensive Plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is between 170-feet and 205-feet elevation. The nearest floodplain is approximately 1,500 feet south of the subject site at the Tualatin River at elevation 130.Therefore, this standard does not apply. FINDING: Staff finds that not all of the applicable criteria have been satisfied. The proposed development will create site disturbances to an extent greater than that required for the allowed number of lots. Therefore, staff recommends the Planning Commission deny the application request for a sensitive lands permit within drainageways. FERN H01low SUBDIVISION STAFF REPORT(SUB2006-00011) I'AGE 28 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • 18.780—(SIGNS): *PD Guideline Chapter Chapter 18.780 regulates the placement, number and design criteria for signage. The applicant's narrative states that no signs are proposed with this application. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 18.790—(TREE REMOVAL): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper,which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. • The applicant has submitted a Tree Plan for proposed Fern Hollow planned development and an arborist report prepared by Raymond Myer, a certified arborist. Staff has reviewed the applicant's tree plan and finds that the plan contains all four of the required items, and, is therefore, acceptable. The report includes a Tree Inventory (Sheet 1/1) and a Tree Preservations Calculations Table describing 140 total trees on site over 6"in diameter. According to the Table's "Notes", there are 81 trees greater than 12 inches DBH. The proposal is to remove 28 of 81 healthy trees greater than 12 inches DBH, retaining 53 trees or approximately 65%. Pursuant to TDC 18.790.030.B.2, 50% mitigation is required. The total amount of mitigation required is 228 inches (456 caliper inches x .50). The applicant shall submit a cash assurance for $34,200 (228 caliper inches x $125/caliper inch). In addition, the arborist report includes tree protection measures and a program defining standards and methods that will be used by the applicant to protect trees during and after construction. FINDING: The tree removal standards are met and compliance will be ensured through the following applicable conditions of approval. CONDITIONS: • Prior to commencing any site work, the applicant shall submit a cash assurance for the value of the required tree mitigation for $34,200 (228 caliper inches x 5125/caliper inch). Trees planted for mitigation on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance, for two years following final plat approval (a mitigation plan shall be submitted for review and approval to the staff Planner). After such time, the remaining value of the cash assurance will be retained by the City as a fee in-lieu of planting. • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. A note shall be placed on the final set of plans indicating that equipment,vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. • Only those trees identified on the approved Tree Removal plan are authorized for removal by this report. The following note shall be placed on the final construction documents: FERN I-IOI.L.Ow SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 29 OF 37 PLANNING COMMISSION I-FEARING 5/7/2007 • • • Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. • Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. • Prior to issuance of building permits and any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through building construction, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the 1'PZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 18.795— (VISUAL CLEARANCE AREAS): *PD Guideline Chapter Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. FINDING: The applicant's plans do not show visual clearance areas at the intersection of the proposed Private Street and SW Copper Creek Drive or at the intersections of the driveways and the private street. Therefore the Visual clearance standards have not been met, but can be met with the following conditions of approval. CONDITIONS: Prior to issuance of building permits, the visual clearance areas for driveways intersecting the proposed private shall be shown on the site plan. Prior to final plat, the visual clearance area for the proposed private street intersecting SW Copper Creek Drive shall be shown on the preliminary plat. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2000-00011) PAGE 30 OF 37 PLANNING COMMISSION HEARING 3/7/2007 • • STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Street And Utility Improvements Standards (Section 18.810): 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 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 an Arterial street to have a 100 right-of-way width and 72-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities,street lighting, storm drainage,and street trees. This site lies adjacent to SW Durham Road,which is classified as an Arterial on the City of Tigard Transportation Plan Map. At present, there is approximately 45 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 50 feet from centerline. SW Durham Road is currently partially improved. In order to mitigate the impact from this development, the applicant shall plant street trees and enter into a future street improvement agreement for half-street improvements along Durham Road frontage. 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. There are no opportunities for future streets or extensions of streets due to existing development, Durham Road and close proximity of Copper Creek. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no opportunities for future streets or extensions of streets due to existing development, Durham Road and close proximity of Copper Creek. FERN I-IOIJA\V SUBDIVISION S AFF REPORT(SUB2000-00011) PAGE 31 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • Cul-de-sacs: 18.810.030.L 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 from the centerline intersection point of the two streets to the radius point of the bulb, and ♦ If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The existing Copper Creed Drive cul-de-sac is approximately 320 feet in length. However,it provided access to only 6 dwelling units. The applicant has proposed a private street extension off of the cul-de-sac to serve an additional 7 dwelling units,which would be less than the maximum 20 units allowed,consistent with this standard. Private Streets: Section 18.810.030.T 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. The applicant has proposed a private street within a 21 foot wide Tract. This meets the minimum private street criterion. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall 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 street. 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 block formed by streets around the development site is approximately 5,400 feet long. The proposed development site is located between a drainage way and an arterial, which provide exceptions from meeting block size standards for streets. 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. The applicant's narrative has. not addressed this standard. Spacing between connections is greater than 330 feet as mentioned above. Pedestrian access should be considered through the CWS tract to the south to connect the site with Tracts "J" and "I" of the prior Copper Creek Subdivisions and to the access Tracts C and D of Copper Creek Stage 2 Subdivision and perhaps to SW R.iverwood. The Commission should consider continuing the hearing to allow the applicant time to research this question so that interested parties have an opportunity to hear the facts prior to a decision being made. Or the Commission could require, as a condition of approval, the applicant to provide a pedestrian connection from the proposed private street to a connecting path to the south within Tracts J" or"I" of the prior Copper Creek Subdivisions or demonstrate that such an access is not possible. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2000-000II) PAGE 32 OF 37 PLANNING COMMISSION HEARING 3/7/2007 • • 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 less than 1.5 times the minimum lot size of the applicable zoning district. All the proposed lots are less than 1.5 times the minimum lot size of the R-4.5 and R-7 zoning districts and none are 2.5 times the average lot width. Therefore, this standard is not applicable. 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, except Lot 4 have at least 25 feet of frontage on the proposed private street. Lot 4 is provided a 15- foot access. Therefore, this standard is not met. As a condition of approval, the applicant shall submit a revised preliminary plat showing that proposed Lot 4 has at least 25 feet of frontage. 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. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate an existing public sidewalk along Durham Road. The plans also show a sidewalk along one side of the private street. This sidewalk cannot be placed within the public right-of-way as shown on the plans. The applicant's plans shall be revised to show the private sidewalk on the south side of the private street for at least that portion that would encroach on public ROW. 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 Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. 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. The applicant's plan shows a public sewer line extension in the private street to serve the development. Storm Drainage: General Provisions: Section 18.810.100.A 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 Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact the proposed developed portion of the site. Copper Creek does flow along the south-east boundary of the site. 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 Clean Water Services in 2000 and including any future revisions or amendments). FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-0001 I) PAGE 33 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • In 1997, Clean Water Services (CWS) 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 m 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 onsite 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 has proposed construction of an underground detention pipe. This pipe and all appurtenances must be constructed to the public standards. A public storm sewer easement will be required over the length of the detention pipe,water quality facility and storm pipe out to Copper Creek Drive ROW. 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. SW Durham is identified as a bicycle facility and is currently improved with a bicycle lane. 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 right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) 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. The applicant's plans show a Stormwater Management manhole for water quality treatment. Because the system is required to be public the manhole will not be allowed. The design engineer will have to submit plans for approval using another method of treatment. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS 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. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 34 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • Grading and Erosion Control: CWS 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 CWS regulations, the apphcant 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 one or more acre of land. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots,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 Depai_ttuent. For situations where the back portions of lots 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. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan,which lots will have natural sloes 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. The applicant has submitted a Preliminary Report of Geotechnical Engineering Investigation for this development prepared by Carlson Geotechnical,dated June 16,2006. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given dmiveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). 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. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). FERN 1-1011.0\SUBDIVISION STAFF REPORT(SUB3JO6-00011) I'AGE 35 OF 37 PLANNING COMMISSION 1-TEARING 5/7/2007 • • 18.390—(DECISION MAKING PROCEDURES/IMPACT STUDY): SECTION 18.390A40.B.e requires that the applicant shall include an impact study I'he study shall address, at a minimum, the transportation system, including bikeways, the dramage 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 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 of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. As shown in the applicant's Preliminary Plat and narrative, the applicant specifically concurs with the required SW Durham dedication. ROUGH PROPORTIONALITY ANALYSIS 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. Effective July 1'2006, the TIF for a detached, single-family dwelling is $3,020. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately $21,140 ($3,020 x 7 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 $66,062 ($21,140 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. The private internal streets within the subdivision are needed to allow the subdivision to develop and the need for this street is created by the subdivision. Because the need for the internal street is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal street and is not considered as mitigation for the development impact. Mitigation Value Assessment: With regard to off-site mitigation measures for SW Durham the applicant is proposing to dedicate 1,438 s.f of right- of-way;the right-of-way at is valued at $4,314 (1,438 s.f. x $3.00/s.f.). Full Impact ($21,140-0.32) $66,062 Less TIF Assessment (7 lots x$3,020) -$21,140 Less mitigated values for ROW Dedications and Improvements -S4,314 Estimate of Unmitigated Impacts $40,608 FINDING: The applicant's proposed Durham right-of-way dedication is required to address the standards of Chapter 18.810. The applicant has proposed the dedication of real property interests. The value of these dedications and assessments is substantially less than the value of the full impact, thus justified. SECTION VII. OTHER STAFF COMMENTS The Tigard Police Department reviewed the proposal and has no objection to it. SECTION VIII. AGENCY COMMENTS Oregon Department of State Lands did not respond to the City's Wetland Land Use Notification Form sent March 8, 2007, which is typical for DSL when a wetland resource is otherwise avoided by the proposed development. Tualatin Valley Fire and Rescue has not submitted comments on the proposed development. However, the applicant did submit a Request for Statement of Service Availability, dated February 14, 2007, and signed by Jerry Renfro stating that "the Fired District has personnel and equipment in the area that can respond to an emergency incident and implement such action as may be necessary for fire and or rescue operations. For planning purposes, access and fire fighting water supply complying with fire code requirements shall be included on plans submitted to Washington County [City of Tigard] for their approval." FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 36 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • In lieu of any specific review and comment on the development proposal, the applicant has been conditioned in this report to coordinated with Tualatin Valley Fire and Rescue and demonstrate compliance with any applicable conditions of approval prior to issuance of building permits. Clean Water Services submitted a comment letter dated March 20, 2007, which included general, sanitary sewer, storm drainage and water quality, sensitive area, and erosion control comments. These comments are addressed in the Sensitive Lands and Streets and Utilities sections of this report. i 6- CIA'' p.,._ , .9r April 30, 2007 PREPARED BY: C Gary P enstecher DATE Associ to Planner ellir AC ,' April 30, 2007 APPROVED BY: Richard H. Bewe .do ff DATE Planning Manager FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 37 OF 37 PLANNING COMMISSION HEARING 5/7/2007 SVw 6_IININ■ j".6‹-41.1eisim — — — CITY of TIGARD 0. -O- , GEOGRAPHIC INFORMATION SYSTEM 2� ° *0, VICINITY MAP ■ o �,, o `o �, SUB2006 00011 i> m ' '` '� — J II PDR2006-00002 2� W�� �� SLR2006-00011 a FERN HOLLOW ,4 K) C'e ' SUBDIVISION 161 °C9 Fti 1101*I*474 c P �M� �� F� LEGEND:2�, o -, mom a ' . 1R-\ , 111111 "�' . i SUBJECT jimk RD aii%% , SITE DURHAM- _ j i •• RHAM_RD _ __ w ' I ■$IIVII ;�lU �� ,;I ' RENA W AY Q n� I ; . , , ,, .-,,,, .( - f.; (,) MTN n lt4iNny cr °MA'THA q Q,,. , 1IR00O NiTA, , o (Y COOK CT Q�- 111111 h e • 4v1 Q sr J 1 �h�/I/ Tigard Area MaP W JULIA PL •% AI N ERENA� , w �`Q- ' Q 0 80 160 240 320 400 Feet >, II 0,4c -- -5� _ - Q 1"=312 foot o O_ ' ���LEN DR N R _...41,‘ Q ' ,* 0 -7 .o, ' ��, `� ,A\1010) KE- - �� �, .(v�� Information on this mop is for gonoral location only and �� — ' should be verified with the Development Services Division. ' 13125 SW Hull Blvd (�� G ` (� Tigard,503) 39 97223 p\ I (503)639-4171 t� / http://www,ci,tigard,ocus Community Development Plot date:Mar 8,2007;C:\magic\MAGIC03.APR 001.00K . D L SIMVALK spori. .t0.at 0000.1.0 6 .,. _If_577 mink a apps __ -- wy, - -- DESIGN GROUP INC `_ � - ,,' Q.'1 I-- ...B.NUr Blvd. •` : \ Bulb tot / I d,OR 97219 Pca.(503n)225.1879 18Sfj ,\\ .,.. . , / '� 807 !. / . bd1. 7 mtr l r i 3P'.:° Sfl' . -;\‘ \ IS, e�\JP , , 6 r$, /,/ \ • PARTITION LATN0. 1995-135 litt �� v� b� \ a i ECM .� VEGETATION ,"',,,/ O PARCEL 2 PARCEL 1 '`•. �1 , '4. / ■ COMMUNITY," �' CL vs, _ �, dam+ ��� i ff ' 1l l \ �/ ./ I 1 I--� J W E W • I l I I {Z • Z p VEGETATION '�• anroa„t r� W COMMUNITY,",.. K\ ' y z dtj If . arAwre MU r Z Qa O� . i i Q • 5 F d 's. j�---,MUM m ITA= LOT 119 Jr i , 1 t r4,14{ VEGETATION ' i l a ■ SCAM r•.to• ' aras.� ..\s`. COMMUNITY r r `« r'r ' I 1 �? N TRACT J" �c k r r COPPER CREEK STAGE 4 ''"`` ; �'""`""`°"°°"` /• / % LOT 120 / I ` ` VEGETATION I I COMMUNITY / / / / I I R R C i , +l • 1 / / aumnta 1 �� . I I COPPER CREEK STAGE 4 \ _1_1._ u.ii=n�.ii=il='ir_'ni_l'�L'-_'u "' LOT 121 ---LW-i-IT=°iin:rp_a;.n_ • rY MSC ROM-ri• • CUM IOW sat / Nuue2R 818.1001 Y cuss ••C•ONY LASS Y •• _ / / • eu.: MSrq"M SI.tGMGt=PAM TO MN / unap,0 come-I.NMI • /' / Own*. 0, WT„* 00 -Pt.• 00 _EJECIIpNA A I (/� ,ro2.2 • NOT ro jcue •y • • I: I, Ii • • erg Ioow 7 of Planned Development Subthv s on AppVca n T aud, Oregon OWNER/APPLICANT: Mr. Scott Haning Mansail Homes 13325 SW Genesis Loop Tigard, OR 97223 APPLICANT'S REPRESENTATIVE: Mr. Ken Sandblast Planning Resources, Inc. 7160 SW Fir Loop, Ste 201 Portland, OR. 97223 Tele. (503) 684-1020 Fax (503) 684-1028 PREPARED BY: Dan Jung Planning Resources, Inc. 7160 SW Fir Loop, Ste 201 Portland, OR. 97223 Tele. (503) 684-1020 Fax (503) 684-1028 November 20, 2006 �� planning d�__, _ zinc. . . o� • • S o ,�� X10 CD' Jf6 Oa J L O . TabUa of ConN[Ms 1 Application Forms 1.1 Copy of Signed Application Form 1.2 Copy of Fee Check 2 Proof of Ownership 2.1 Current Title Report 3 Applicable Code Responses 3.1 Project Narrative 3.2 Impact Statement 4 Meeting Information 4.1 Pre-Application Notes 5 Neighborhood Contact Information 5.1 Neighborhood Meeting Materials 6 Traffic Analysis Repor s Not identified as applicable to this ap l:cation at this time. 7 Natural Resource Reports • 7.1 Natural Resources Assessment 7.2 Tree Assessment 7.3 Tree Inventory 7.4 Tree Preservation Calculations 8 Geological/Geotechnical Reports 8.1 GeoTechnical Engineering Investigation 9 Drainage Reports 9.1 Preliminary Drainage Report 10 Utility Service Information 10.1 Service Provider Letters 11 Other 11.1 Miscellaneous Correspondence 12 Plan Sets 12.1 8 x 11 Plan Sets 12.2 11x17 Plans Sets Attached: • Plan Set—24 x 36 • M.planning Resourcesinc. EH •• • PRE4PP.HELD BY: 6 CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 1'1;' • 503.639.4171/503.684.7297 CITY OF HOARD OREGON LAND USE PERMIT APPLICATION File# Other Case# Date By Receipt# City ❑Urb ❑ Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑AdjustmentNariance(I or II) ❑ Minor Land Partition (II) ❑Zone Change(III) ®Comprehensive Plan Amendment(IV) Planned Development(III) ❑Zone Change Annexation(IV) ❑Conditional Use(Ill) Sensitive Lands Review(I,II or III) ❑Zone Ordinance Amendment(IV) LI Historic Overlay(II or III) ❑Site Development Review(II) ❑Home Occupation(II) XSubdivision(II or III) LUCA I ION WHERE PROPOSED AC I IVI l Y WILL OCCUR(Address if available) No 9CA5 I AX MAPS& 1 LU I NUS. 2.5 l 1 li 1SA --v-L. l5 3 cso TOTAL SITE S ZONING CLASSIFICATION 1 .Sal AcrcS Sprci- R 4.5 L .4- PPUCAN I• Ken Sandblast,Planning Resources Inc. MAILING ADDRESS/CI fY/STA7 E/ZIP 7160 SW Fir Loop#201 Tigard,OR 97223 PHONE NU. FAX NU. 503-684-1020 503-684-1028 PRIMARY CONTACT PERSON PHONE NO. Ken Sandblast 503-684-1020 PROPER 1 Y OWNER/DEED HOLDER(Attach list if more than one) . S &O- -ç HA. iJ 1/4 MAIUNG ADDRESS/CITY/STATE/ZIP 1 332 5 SW e- r.1 S 1 5 Loon T( ‘-i6.12-P, ajz q-1223 PHONE NU. FAX NO. ( O3) 3+9 — 4-�I25 r IPIt1 -� (5°3) G Z6 — € 9 I I *When the owner and the applicant are different people, the applicant must be pap purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. ThebWriers must sign this application in the s ace rovided on the back of this form or submit a written authorization with this application. P O AL SUMMARY(Pfease be specific) • - . A m 1. _. a • •, 17 &l - L _ ia� • .SQn it.rt. Ir+n C��v ( -qt_,- APPUCATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. • • Aik THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All 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, map 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(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. • / i '� / /0 • Z • O V Owner's Signature Date t J /,of6/op Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date "'Am fk /°‘ Appli ! t/:ge Representative's Signature • Date V Applicant/Agent/Representative's Signature Date • . • • • Transnation Title Agency of Oregon • • y ■ ns o� 55005 Branch Road,Suite 130 \` ; Lake Oswego,OR 97035 a 503-684-0565 FAX 503-684-0851 • PUBLIC RECORDS REPORT THIS REPORT IS FOR THE EXCLUSIVE USE OF: Transnatfon Title Agency of Oregon 5005 SW Meadows Road,Suite 130 Lake Oswego,OR 97035 Date Prepared: April 12, 2006 Order No.: 43y0042268 Customer Ref: File Reference: CURTIS/HANING. CONDITIONS,STIPULATIONS AND DEFINITIONS (I)Definitions: (a) 'Customer':The person or persons named or shown on this cover sheet. (b) "eve date':The title plant date of March 17,2006. (c) "Land': The land described, specifically as by reference, in this public record report and improvements affixed thereto which by law constitute real property. (d) "Liens and encumbrances`: Include taxes, mortgages, and deeds of trust, contracts, • assignments,rights of way,easements,covenants,and other restrictions on title. (e) "Public records": Those records which by the laws of the State of Oregon impart constructive notice of matters relating to said land. (II)Liability of Transnation Title Agency of Oregon: (a) THIS IS NOT A COMMITMENT TO ISSUE TITLE INSURANCE AND DOES NOT CONSTITUTE A POLICY OF TITLE INSURANCE (b) The liability of Transnation Title Agency of Oregon for errors or omissions In this public record report Is limited to the amount of the fee paid by the customer, provided, however, that Translation Title Agency of Oregon has no liability in the event of no actual loss to the customer. (c) No costs of defense,or prosecution of any action,is afforded to the customer. (d) In any event, Transnation Tide Agency of Oregon assumes no liability for loss or damage by reason of the following: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts,rights,interests or daims which are not shown by the public records but which could be ascertained by an inspection of the land or by making Inquiry of persons in possession thereof. 3. Easements,liens or encumbrances,or claims thereof,which are not shown by the public records. 4. DLsa epandes,encroachments,shortage in area,conflicts in boundary lines or any other facts which a survey would disclose. 5. (f)Unpatented mining Balms;(II)reservations or exceptions In patents or In Acts authorizing the issuance thereof; (ai)water rights or dams or title to water: 6. Any right,title,Interest,estate or easement in land beyond the lines of the area specifically described or referred to in this report,or in abutting streets,roads,avenues, alleys,lanes,ways or waterways. Public Records Report ORRQ 6/2005 Paige 1 of 4 _ • • • 7. Any law,ordinance or governmental regulation(including but not limited to building and zoning laws,ordinances or regulations)restricting,regulating,prohibiting or relating to(I) the occupancy,use or enjoyment of the land;(II)the character,dimensions or location of an Improvement now or hereafter erected on the land;(ill)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part;or(iv)environmental protection,or the effect of any violation of these laws, ordinances or governmental regulations,except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded In the public records at the- effective date hereof. B. Any governmental police power not excluded by(II)(d)(7)above,except to the extent that notice of the exercise thereof or a notice of.a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at the effective date hereof. 9. Defects,liens,encumbrances,adverse claims or other matters created,suffered, assumed,agreed to or actually known by the customer. (III)Report Entire Contract: Any rights or actions or rights of action that the customer may have or may bring against Transnation Title Agency of Oregon arising out of the subject matter of this report must be based on the provisions of this report No provision or condition of this report can be waived or changed except by a writing signed by an authorized officer of Transnation Title Agency of Oregon. By accepting this form report, the customer admowledges and agrees that the customer has been afforded the opporbmity to purchase a title insurance policy but has elected to utilize this form of public record report and accepts the limitation of liability of Transnation Title Agency of Oregon as set forth herein. (IV)Fee: The fee charged for this Report does not include supplemental reports,updates or other additional services of Transnation Title Agency of Oregon. S Public Records Report ORRQ 6/2005 Page 2 of 4 S • S . • REPORT Order No. :43y0042268 Effective Date : 5:00 P.M.on March 17, 2006 Customer Ref. : A. The land referred to in this public record report is located in the County of Washington,State of Oregon,and is described as follows: Lot 118,COPPER CREEK-STATE 4,In the City of Tigard,Washington County,Oregon. O. As of the effective date and according to the public records,we find title to the land apparently vested in: Scott Harming and Nancy Manning,husband and wife C. And as of the effective date and according to the public records.The land is subject to the following liens and encumbrances,which are not necessarily shown hi the order of priority: 1. NOTE: 2005-06 TAXES ARE PAID IN FULL and are being shown for informational purposes only. This exception will not be shown on a title insurance policy. Original Amount : $117.85 Account No. R1309177; Levy Code 023.74; Map 25114BA-15300 2. Municipal Uens, if any imposed by the City of Tigard. 3. An easement created by instrument, including the terms and provisions thereof, • Recorded As : September 8, 1976 : B 1111; P 75 In favor of. : City of Tigard For : Sewer 4. Conditions, restrictions and/or setbacks,as shown on the recorded plat of Copper Creek Stage 4. 5. Easements as delineated on the recorded plat, For : Utilities 6. Covenants, conditions, restrictions, easements and/or setbacks, including the terms - and provisions thereof, Recorded : August 16, 1982 As : 82020892 were imposed on the subject property, by instrument, Recorded : January 19, 1984 As : 84002309 NOTE: This exception omits from said instruments any covenant,condition or restriction based on race,color,religion,sex,handicap,familial status or national origin as provided in 42 USC 3604,unless and only to the extent that the covenant(a)is not in violation of state or federal law, (b)Is exempt under 42 USC 3607,or(c) relates to a handicap, but does not discriminate against handicapped people. Public Records Report - • Page WOW Page 3 of 4 4 • • • The said terms, provisions,covenants, conditions, restrictions, easements, and/or • setbacks were amended by Instrument, Recorded : December 13, 1982 As : 82032319 7. Assessments of the Copper Creek Homeowners Association as provided for in the covenants, conditions and restrictions shown above or as otherwise permitted by law. 8. Any invalidity or defect in the title of the vestee(s)herein in the event the trust under which title is held is Invalid or fails to confer sufficient powers In the trustee(s), or In the event there Is a lack of compliance with the terms and provisions of the trust. If the forthcoming conveyance Is to be executed by the original trustee(s), it will not be necessary to furnish a copy of the trust agreement. END OF REPORT • Public Records Report 411 Page ORRQ of 405 • • • Fcm I [ ollow 7-Lot Panned DevaDopment Subdhinsbn App ca1oon Tigard, Oregon OWNER/APPLICANT: Mr. Scott Haning Mainsail Homes 13325 SW Genesis Loop Tigard, OR 97223 • APPLICANT'S REPRESENTATIVE: Mr. Ken Sandblast Planning Resources, Inc. 7160 SW Fir Loop, Ste 201 Portland, OR. 97223 Tele. (503) 684-1020 Fax (503) 684-1028 PREPARED BY: Dan Jung Planning Resources, Inc. 7160 SW Fir Loop, Ste 201 Portland, OR. 97223 Tele. (503) 684-1020 Fax (503) 684-1028 February 28, 2007 • Mainsail Homes -Fern Hollow planningRcsoluice.inc. i City of Tigard PD/Subdivision Application • 7 LOT PLAMM DD DD OMOSOOMISM o OMOSOOM aPPLOCQTOOO`J Political Boundaries City Tigard County Washington Co. Planning Information Urban Growth Boundary Inside Zip Code 97224 Zoning Local Designation R 4.5 and R-7 Minimum Lot Size Minimum lot—5,000 sq. ft. Generalized Classification SFR Environmental Findings Flood Plain (FEMA 100 yr.) Outside Watershed Basin TUALATIN RIVER Watershed Subbasin TUALATIN CREEK • Service Providers Fire Protection Tualatin Valley Fire & Rescue Parks City of Tigard School District TIGARD-TUALATIN No. 23J Sewer Clean Water Services District Water City of Tigard Tax Assessment Details Tax Lot Number 2S114BA 15300 Mult. Co. Account No. R1309177 Tax Lot Size 1.59 acres Site Address NONE • Mainsail Homes -Fern Hollow planningResounircednc. iii City of Tigard PD/Subdivision Application • • TABLE OF COE T MTS • Pages Project Description Site Vicinity Map and Aerial Photograph City of Tigard Applicable Policies and Findings 1-27 • • Mainsail Homes —Fern Hollow planningResourcesinc. iv City of Tigard PD/Subdivision Application • III PROJECT DCSCG PTJOM II The applicant proposes to subdivide the 1.59-acre subject site (Lot 118 of the Copper Creek Subdivision) into 7 lots as a planned unit development. All Lots will take access from a 21-foot private street. The site has two zoning districts. The western portion of the site contains an R4.5 zone. The eastern portion contains R-7. Both districts allows for detached single-family homes with or without accessory residential. A density calculation is provided in the table below. A new private street will be created to allow access into the site and will curve around the site creating a stub to the property to the west. A new private street is proposed with a pavement width of 20-feet within a 21-foot wide Tract that includes curbs. Sidewalks will be provided on the north side of the private street in an easement. The entrance to the site is at the end of SW Copper Creek Drive, off the existing cul-de- sac. Existing Conditions: The site is known as Lot 118 in the Copper Creek Planned Development and is located amongst existing single-family detached subdivisions. The site is bordered on the east by SW Copper Creek Drive, on the north by SW Durham Road, on the south by Copper Creek and on the west by other single family residences. While SW Durham Road is adjacent to the site on the north, no vehicular access exists or is planned to the site from SW Durham Road. The site is split zoned R4.5 and R-7 as shown on the zoning and vicinity map below in this narrative. The northern portion of the site consists of grassy areas with scattered deciduous and coniferous trees as shown on the tree inventory map submitted with this application. The site slopes south in the direction of Copper Creek, which forms the southern boundary of the site. More trees and dense vegetation is found to the south nearer the creek. • Public Facilities and Services: 1. Sanitary Sewer: City of Tigard currently has a sanitary sewer line located in SW Copper Creek Drive. A new sanitary sewer line will be extended from this system west under the extension of the private street to serve all lots. Individual sanitary sewer laterals will be installed to connect to the extended system as shown on the preliminary utility plan. 2. Water Service: City of Tigard currently has main located in SW Copper Creek Drive. Water lines and connections will be provided for all lots as shown on the preliminary utility plan. 3. Storm Sewer: Stormwater runoff generated by the proposed development will be collected and treated for newly created impervious surfaces as identified on the attached Preliminary Grading and Site Utility Plan. 4. Streets: This application includes the extension of a private street, extending west from SW Copper Creek Dr. Street improvements for the proposed private street extension will include 20 feet of pavement from curb to curb, concrete curbs, storm sewers and all other required underground utilities will be extended underneath the private street to serve all lots. A 5-foot wide sidewalk is planned on the north side of the street within an easement and street trees will also be provided in the appropriate spacing as required. This application also includes the dedication of five additional feet of new right-of-way along Durham Road as shown on the preliminary plat submitted with this application. • Mainsail Homes —Fern Hollow planning Iesou rcednc. v City of Tigard PD/Subdivision Application • • Yit35= � � R7. R7 "J' `'� .t:�n` _ _ 112-- - R3.5 R45 d? .- -. _R_-12 �t } - R-12 = R-7 r� -R-12 L :: -- -;; R T R-7 = R7 `. �' -- _. . R..7 - R-12• _ry _ - ,`V'"r R7 - __ _R-12 -.• R-12 = - _ fi/ o:'': :°.R7 ,..-- tr • vz J . >:1 `z`.Rl,-- ,. )/ ",` `� R7 �1 t �; - -- - R7 _ " - d -_ _ _nnl, - ,R>7, _ JCr a __ � - -- ---.R-7 - �a"- R-4-5 -. _ ' ,.:i,';R-7 ;-"' -_-- ,Y� -_-2-\;_ Zon-.1 a R7.4I-7 R4,5• ..••Y'',.__R-12" 2-,..y.-_-_` r'' r --• '.,'- -- - R 4_S R-7- -,.i.) .,.R-- -,! -, =�'`--. -___ ":";5',1:r. 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' •. ,.. .i.:. ‘,4.*: .4 ti... •''r.,:ii,, ....0.< i!...„ •••.: • • • ..T•iii.:44".''.4r.`..f.N.,..„.: •':'!"%.' m........... •-. ..•'. V.!.1..... .:''.4.'.' ,,, ' ......74' • 1::: : • • ....' .',.... .. i.". :„:*. ..*** 7.:."..„*. ...„*. • 4 .4 •47,f4. • •. Sate. .T‘,..*;04.....,.. #'.•I...V.i.....4......0.......;•x.X.4..1,...• ..., .. :„..k .,....• .... . • ••. ..%.. • • • •,. .7: : .}.0., '" • ....• • •• •.4. .. M.. 0 ii /..'''. ' 4.: •%.,,41.•,* 4',„.. , , ''• • 4 ; .; **' '1'• :" 0.... . k* *t.' `.1.,.''• k A • *•!„...% 41'••••''I' '••,,,;•*.:**. •••• .....4..„., •••1••ti...., “ :.: .1.i • '.•40: •'41' • , :e4.4.. .:••.*:•4• . .,, .41, 444.k....: A . :: t: :. ...- .....:.. • 0 0 • • ZOMDGO LOT DDM C MSDOMAL AMID DD CEMSDTY R QUDG°3C MCEG TS • TABLE 1 — Detached Dwelling Units-Minimum Base Zone Requirements— R4.5 Lot Area Street Front Side Yard Rear Yard (sq. ft.) Lot Width (ft.)Frontage(ft.) Setback (ft.) Setback(ft.) Setback (ft.) R-4.5 7,500 50 15 20 5 15 Lot 3 5,964* 101 51 9.5* 4* 4* of 4 5,693* 94 15 45 5 2* TABLE 2— Detached Dwelling Units -Minimum Base Zone Requirements— R7 Lot Area Street Front Side Yard Rear Yard (sq.ft.) Lot Width (ft.)Frontage (ft.) Setback(ft.) Setback(ft.) Setback (ft.) R-7 5,000 50 10 15 5 15 Lot 1 5,122* 65 151 11.5* 5 10* Lot 2 4,832* 61 50 9* 5 27 Lot 5 3,496* 72 72 19 5 2* Lot 6 3,793* 70 55 19 5 2* Lot 7 3,963* 85 131 12* 5 5 411 • Site plans to be confirmed at time of building permits. * The applicant is requesting approval for a 7 lot Planned Unit Development and therefore the, the minimum lot size, lot depth and lot width requirements do not apply as set forth in the standards outlined in the table above and in narrative form below. • Mainsail Homes —Fern Hollow planninglResou ircesinc. 1 City of Tigard PD/Subdivision Application • • • TABLE B- Density Requirements R-4.5 Area Square Feet Acres Gross Area 13,131 0.301 MINUS Property Line Adjusted Area - - Total R-4.5 Site Area ("GSA") 13,131 0.301 Square Feet Acres Total R-4.5 GSA 13,131 0.301 MINUS Public Rights-of-Way - - Private Street Tracts - - Sensitive Lands 100-yr Floodplain - - >25% Slopes 7,892 0.181 Drainageways - - Wetlands - - Existing House - - Sub-Total 7,892 0.181 • Required Open Space (0%) - - Net Developable Area ("NDA") 5,239 0.120 Net Density Calculation Total NDA 5,239 0.120 Zone Minimum Lot Size 7,500 Allowable Units mcj 0.70 PLUS m'a► .1°la 7 -Density-Transfer-Units 0 26-- 0 TOTAL R-4.5 Units 0.96 Max. • Mainsail Homes —Fern Hollow planning R s u rcesinc. 2 City of Tigard PD/Subdivision Application • • R-7 Area • Square Feet Acres Gross Area 56,131 1.289 MINUS Property Line Adjusted Area - - Total R-7 Site Area ("GSA") 56,131 1.289 Square Feet Acres Total R-7 GSA 56,131 1.289 MINUS Public Rights-of-Way 1,438 0.033 Private Street Tracts 6,928 0.159 Sensitive Lands 100-yr Floodplain - - >25% Slopes 17,956 0.412 Drainageways - - Wetlands - - Existing House - - Sub-Total 26,322 0.604 Required Open Space (0%) - - • Net Developable Area ("NDA") 29,809 0.684 Net Density Calculation Total NDA 29,809 0.684 Zone Minimum Lot Size 5,000 Allowable Units ' ' Y 5.96 PLUS yt2lNI I.?A, I Density Tfansfe-olits 0760 ' TOTAL R-7 Units 6.56 Max. Maximum Density 7.52 7 Units Minimum Density 6.02 6 Units S Mainsail Homes -Fern Hollow planningResourcesinc. 3 City of Tigard PD/Subdivision Application • • O FHOOMOS APPLICANTS REQUESTED APPROVAL: Preliminary Plat and Planned Development approval for the creation of a seven (7)-lot subdivision with internal street system. APPROVAL CRITERIA: This narrative will address the applicable standards and review criteria of the City of Tigard's Development Code. - 18.350 Planned Development - 18.390 Decision Making Procedures - 18.430 Subdivisions - 18.510 Residential Zoning Districts - 18.705 Access/Egress/Circulation - 18.715 Density Computations - 18.725 Environmental Performance Standards - 18.730 Exceptions to Development Standards - 18.745 Landscaping and Screening Standards - 18.765 Off-Street Parking and Loading - 18.775 Sensitive Lands - 18.780 Signs - 18.790 Tree Removal • - 18.795 Visual Clearance Areas - 18.810 Street and Utility Standards • Mainsail Homes -Fern Hollow planningResounueesinc. 4 City of Tigard PD/Subdivision Application • • Planned Developments 18.3504 Code Update: 06/02 18.350.010 Purpose A. Purpose. The purposes of the planned development overlay zone are: • 1. To provide a means for creating planned environments through the application of flexible standards, i.e., zero-lot lines, narrower streets, and other innovative planning practices which will result in a superior living arrangement; 2. To facilitate the efficient use of land; 3. To promote an economic arrangement of land use, buildings, circulation systems, open space, and utilities; 4. To preserve to the greatest extent possible the existing landscape features and amenities through the use of a planning procedure that can relate the type and design of a development to a particular site; and 5. To encourage development that recognizes the relationship between buildings, their use, open space, and accessways and thereby maximizes the opportunities for innovative and diversified living environments. APPLICANT'S RESPONSE: This application proposed a project which satisfies the purpose of this chapter as shown by the responses include herein below. 18.350.050 Applicability in Commercial and Industrial Zones APPLICANT'S RESPONSE: The applicant proposes single-family detached units; therefore this section does not apply. Planned Developments 18.350-4 Code Update: 06/02 18.350.060 Allowed Uses A. In residential zones. In all residential zones, an applicant with a planned development approval may develop the site to contain a mixture of uses subject to the density provisions of • the underlying zone and the density bonus provisions of 18.350.100 B2. The following uses are allowed with planned development approval: 1. All uses allowed outright in the underlying zoning district; 2. Single-family detached and attached residential units; 3. Duplex residential units; 4. Multi-family residential units; 5. Manufactured homes; 6. Accessory services and commercial uses directly serving the planned development only and which are customary or associated with, but clearly incidental to, the residential uses permitted in the zone; 7. Community building; 8. Indoor recreation facility;athletic club, fitness center, racquetball court, swimming pool, tennis court or similar use; 9. Outdoor recreation facility, golf course, golf driving range, swimming pool, tennis court, or similar use;and 10. Recreational vehicle storage area. B. In commercial zones. In all commercial zones, an applicant with a planned development approval may develop the site to contain all of the uses permitted outright in the • Mainsail Homes —Fern Hollow planningResotnrcesinc. 5 City of Tigard PD/Subdivision Application • • underlying zone and, in addition, a maximum of 25% of the total gross floor area may be used • for multi-family dwellings in those commercial zones that do not list multi-family dwellings as an outright use. C. In industrial zones. In all industrial zones, a planned development shall contain only those uses allowed outright in the underlying zoning district. APPLICANT'S RESPONSE: The applicant proposes single-family detached units, consistent with this standard. 18.350.070 Applicability of the Base Zone Development Standards A. Compliance to specific development standards. The provisions of the base zone are applicable as follows: 1. Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; 2. Site coverage: The site coverage provisions of the base zone shall apply; 3. Building height: The building height provisions shall not apply;and 4. Structure setback provisions: a. Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; b. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code requirements for fire walls; and c. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (1)A minimum front yard setback of 20 feet is required for any garage structure which opens • facing a street. (2) A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. B. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. APPLICANT'S RESPONSE: Refer to the table above for an outline of the lot dimension standards. As demonstrated in the table, the dimensional standards are consistent with this section. Specific building plans have not been selected at the time of writing this narrative and therefore the applicant will demonstrate compliance with site coverage, building height and setback provisions at the time of building permits. In addition the lots located within the R7 zone will dedicated 20% of their area to be landscaped with lawn, and will comply with the maximum lot coverage of 80%t. As demonstrated on the proposed layout, there is adequate area for future homes to meet the setback provisions. 18.350.080 Exceptions to Underlying Development Standards APPLICANT'S RESPONSE: This proposal does not request any exceptions parking or sign requirements; therefore this section is not applicable. t Site plans to be confirmed at time of building permits. Mainsail Homes -Fern Hollow planning}'es nice.inc. 6 City of Tigard PD/Subdivision Application • • 18.350.090 Conceptual Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type IIIB procedure, as governed • by Section 18.390.050. In addition, the applicant shall submit the following: 1. A statement of planning objectives to be achieved by the planned development{ through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale tips behind the assumptions and choices made by the applicant. 2. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and F' completed. 3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. 4. A narrative statement presenting information, a detailed description of which is available from the Director. B. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: 1. Existing site conditions; 2. A site concept; 3. A grading concept; 4. A landscape concept; -69- >17 5. A sign concept;and ? 6. A copy of all existing or proposed restrictions or covenants. APPLICANT'S RESPONSE: Above listed application requirements are included herein this application. •18.350.100 Approval Criteria APPLICANT'S RESPONSE: 61 Using the computations referred to in Section 18.715, the minimum density for the R-7 portion of the site is 5 units and the maximum density for the subject site is 6.8 units. The minimum iV7(density for the R 4.5 portion of the site is .77 units and the maximum is .96 units. Total density for the overall site is a minimum 6 units and a maximum of 8 units. This application is proposing 7 lots for single-family detached dwelling use, in the range of the minimum and maximum allowed. b. Chapter 18.730, Exceptions to Development Standards; APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to setback requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. c. Chapter 18.795, Visual Clearance Areas; APPLICANT'S RESPONSE: Clear visions areas are provided on the preliminary plat included herein this application, demonstrating conformance with this chapter. d. Chapter 18.745, Landscaping and Screening; APPLICANT'S RESPONSE: Responses to this chapter are provided herein; see findings below in Section 18.745. Mainsail Homes —Fern Hollow planningResourcesinc. 7 City of Tigard PD/Subdivision Application • • e. Chapter 18.765, Off-street Parking and Loading Requirements; • APPLICANT'S RESPONSE: Responses to this chapter are provided herein; see findings below in Section 18.765. f. Chapter 18.705, Access, Egress and Circulation;and APPLICANT'S RESPONSE: Responses to this chapter are provided herein; see findings below in Section 18.705. g. Chapter 18.780, Signs. APPLICANT'S RESPONSE: No signs are proposed at this time as part of this application. 3. In addition, the following criteria shall be met: a. Relationship to the natural and physical environment: (1) The streets, buildings and other site elements shall be designed and located to preservethe existing trees, topography and natural drainage to the greatest degree possible; ,� (2) Structures located on the site shall not be in areas subject to ground slumping and sliding; (3) There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation I► and for fire protection; (4) The structures shall be oriented with consideration for the sun and wind directions, where possible;and (5) Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. b. :uffering, screening and compatibility between adjoining uses: (1) Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family residential, and residential and commercial uses; APPLICANT'S RESPONSE: The proposed development, Fern Hollow, will consist of single-family residential uses, comparable and compatible to the surrounding development. No buffering is necessary between uses. (2) In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: (a) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (b) The size of the buffer needs in terms of width and height to achieve the purpose; (c) The direction(s) from which buffering is needed; (d) The required density of the buffering;and (e) Whether the viewer is stationary or mobile. APPLICANT'S RESPONSE: The proposed development will consist of single-family residential uses, comparable and compatible to the surrounding development. The development however abuts Durham Road, an Arterial Street. Table 18.745.1 and .2 require buffering. A 10' buffer adjacent to Durham Mainsail Homes -Fern Hollow planningilesounrccginc. 8 City of Tigard PD/Subdivision Application • • Road will be provided and compliance with this section will be demonstrated at the time of building permit submittal. (3) On-site screening from view from adjoining properties of such activities as service • areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year-round. APPLICANT'S RESPONSE: The proposed development will consist of single-family residential uses, comparable and compatible to the surrounding development. No buffering is necessary or proposed with this application. c. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; APPLICANT'S RESPONSE: All structures will be residential, making this standard not applicable. d. Private outdoor area —multi-family use: e. Shared outdoor recreation areas—multi-family use: APPLICANT'S RESPONSE: The proposed development is not a multi family use, making this standard not applicable. • f. Access and circulation: (1) The number of allowed access points for a development shall be provided in Chapter 18.705; APPLICANT'S RESPONSE: Refer to Chapter 18.705 for findings. (2)All circulation patterns within a development must be designed to accommodate emergency vehicles; and APPLICANT'S RESPONSE: The proposed private street tract has been designed with as a 21 foot wide tract with 20 feet of asphalt as proposed there is sufficient width to accommodate emergency vehicles that may need to access the site. In addition sprinkler systems will be installed. (3) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. APPLICANT'S RESPONSE: Pedestrian and bicycle ways are not shown on any adopted plans. Facilities will be provided in the private street tract as shown on the preliminary plan. g. Landscaping and open space: (1) Residential Development: In addition to the requirements of subparagraphs (4) and(5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; APPLICANT'S RESPONSE: Mainsail Homes -Fern Hollow planningR8csourcesinc. 9 City of Tigard PD/Subdivision Application • • As required by this section a minimum of 20% of the site will be landscaped. Please reference • the Landscape Plan Set. (2) Commercial Development: A minimum of 15 percent of the site shall be landscaped;and (3) Industrial Development: A minimum of 15 percent of the site shall be landscaped; APPLICANT'S RESPONSE: This application is proposing no industrial or commercial development; therefore this section is not applicable. h. Public transit: (1) Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: (a) The location of other transit facilities in the area;and (b) The size and type of the proposed development. (2) The required facilities shall be limited to such facilities as: (a)A waiting shelter; (b)A turn-out area for loading and unloading; and (c) Hard surface paths connecting the development to the waiting area. APPLICANT'S RESPONSE: There are no public transit routes within '/<mile of the site, making this section not applicable. i. Signs: (1) In addition to the provisions of Chapter 18.780, Signs: (a) Location of all signs proposed for the development site;and (b) The signs shall not obscure vehicle driver's sight distance; • APPLICANT'S RESPONSE: No signs are proposed as part of this application, making this section not applicable. j. Parking: (1) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; (2) Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. APPLICANT'S RESPONSE: Refer to the findings provided Chapter 18.765, Parking and Loading. k. Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; APPLICANT'S RESPONSE: All drainage provisions have been designed in accordance with the requirements as set forth in Chapter 18.775 Sensitive Lands. Copper Creek is located just south of the subject site the centerline of the stream is depicted on all plans and a natural resources assessment prepared by David Evans and Associates is included with this application. A natural resources tract has been designated on the plat that will ensure protection of this valuable resource. The required buffers and appropriate planting mitigations are shown on the appropriate plan sets submitted with this application. III Mainsail Homes —Fern Hollow planning Reso aircesinc. 10 City of Tigard PD/Subdivision Application • • 1. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions • of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. APPLICANT'S RESPONSE: There are no floodplains located on site, making this section not applicable. 18.350.110 Shared Open Space A. Requirements for shared open space. Where the open space is designated on the plan as common open space the following applies: 1. The open space area shall be shown on the final plan and recorded with the Director; and 2. The open space shall be conveyed in accordance with one of the following methods: a. By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations; b. By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: (1) The continued use of such land for the intended purposes; (2) Continuity of property maintenance; (3) When appropriate, the availability of funds required for such maintenance; (4)Adequate insurance protection; and (5) Recovery for loss sustained by casualty and condemnation or otherwise. c. By any method which achieves the objectives set forth in Subsection 2 above of this section. APPLICANT'S RESPONSE: • Areas inside tract "A" labeled as vegetation communities will be placed in an environmental resource tract owned in common by all property owners of the Fern Hollow Subdivision. Each owner will be responsible for the maintenance the tract. Maintenance agreements for will be submitted for review and approval before final plat approval outlining the responsibilities and restrictions for owners of Fern Hollow. Included in this application is a preliminary landscape plan. CHAPTER 18.390 DECISION-MAKING PROCEDURES 18.390.050 Type III Procedure (A) Pre-Application Conference: A preapplication conference is required for Type II actions. Preapplication conference requirements and procedures are set forth in section 18.390.080C APPLICANT'S RESPONSE: A pre-application conference was held on May 9, 2006 with City of Tigard Planning Division staff. (B) Application Requirements: 2. Content. Type Ill applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped, pre-addressed envelopes for all persons who are property owners of record as specified in Section 18.390.0500. The records of the Washington County Department of Assessment and Taxation shall be the official records Mainsail Homes -Fern Hollow planningResouurcesinc. 11 City of Tigard PD/Subdivision Application • • for determining ownership. The applicant shall demonstrate that the most current • assessment records have been used to produce the notice list; APPLICANT'S RESPONSE: As part of the submittal information, an application including the information requested has been provided; the narrative herein below addresses the relevant criteria for review and action; the applicable application fee of is provided; and the mailing materials will be provided by the applicant to include: (mailing labels provided by the City of Tigard with self stamped addressed envelopes provided by the applicant) to the City of Tigard once the submitted package has been deemed complete as required by this section. e. Include an impact study. 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 requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. APPLICANT'S RESPONSE: The various public facilities and services listed in this section are addressed as follows: Transportation System • The subject site is located adjacent to SW Durham Road to the north, with SW Copper Creek Drive to the east. The frontage improvements for SW Durham Road include 5 feet of new right of way dedication and the extension of the sidewalk from the cul-de-sac terminus of SW Copper Creek Drive as shown on the civil engineering plans submitted with this application. The new internal private street is proposed with a pavement width of 21 feet (curb-to-curb). The entrance of the new street connects with SW Copper Creek Drive. A five-foot wide sidewalk is proposed along one side in a sidewalk easement. The sidewalk and private street will accommodate the limited amount of pedestrian and bicycle traffic generated given the street design and overall topography of the area. To meet City standards, the planned development complies with the provisions of this section by continuing access onto the subject site through the use of the internal street system within the development and the potential for extension of the street system to the western boundary of the site. Access onto SW Copper Creek Drive, a local public street, poses no inadequate or hazardous access. Any curb cuts and walkways will be constructed in accordance with Section 18.810.030N and Section 18.810.070 respectively, and shall be approved during the building permit process. To minimize impacts to adjacent property owners and the public at large this application does not propose transportation connections through the site to any other street due to significant topography and existing vegetation. No public transit is located within 1/4 mile of the site. Drainage System As depicted on the preliminary plan set included with this application submittal, a stormwater collection, detention and treatment system is proposed for construction to serve the subject site. III The preliminary drainage report provides a full analysis of the drainage system proposal. To Mainsail Homes —Fern Hollow planning r csounrcctinc. 12 City of Tigard PD/Subdivision Application • • summarize, roof run-off from the landscaped, roof and road areas will be collected and conveyed into the detention system. . After detention, all runoff will receive water quality treatment prior to discharging into the existing storm system in SW Copper Creek Drive. • The proposed drainage system will be designed to meet City standards and these standards have been adopted to minimize impacts of development on existing public facilities. The drainage system for this application will be required to accommodate existing surface water flows from adjacent parcels to minimize, and likely improve, drainage in the immediate vicinity of the subject site. Parks System There are no parks proposed through this application. Residents of the future single-family detached homes built upon the subject site will utilize existing park site located within the City of Tigard. The impacts to these existing facilities will be minimal given the seven proposed lots of this planned development application. Water System Water system improvements necessary to serve the subject site consist of extending the existing public water line in the SW Copper Creek Drive public right-of-way into the site and installing individual water meters serving each of the lots. Impacts to the general public, existing public water system and affected private properties will be minimal. Sanitary Sewer System As depicted on the preliminary plan set included with this application submittal, a public sanitary sewer system is proposed for construction to serve the subject site. The nearest sanitary sewer line to this property is an 10-12-inch line which is located within the SW Copper Creek Drive public right-of-way and will be served via gravity. The proposed development will extend the public sanitary sewer system into the subject site. • Noise Impacts This application involves a subdivision creating 7 single-family detached residential lots. Given the subject site lies within an area of existing single family residences, noise impacts associated with development of the subject are compatible based upon land use and will therefore be minimal. There will be short-term noise associated with site development. These impacts are mitigated through conditions imposed by the City during the plat approval process. CHAPTER 18.430 Subdivisions 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; APPLICANT'S RESPONSE: As addressed by this narrative, the subject site complies with all statutory and ordinance requirements and regulations applicable to a subdivision application. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; APPLICANT'S RESPONSE: To the best of the applicant's knowledge, the plat name is not duplicative. The plat is proposed to be named Fern Hollow. • Mainsail Homes —Fern Hollow planning1 eso uicesinc. 13 City of Tigard PD/Subdivision Application • • 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of • major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and APPLICANT'S RESPONSE: No road patterns are modified as part of this application. One new private street is proposed as access to all seven lots. 4. An explanation has been provided for all common improvements. APPLICANT'S RESPONSE: Refer to the discussion on public improvements and utilities, above and within this narrative. Subdivisions 18.430-4 SE Update: 03/00 B. Conditions of approval. The Approval Authority may attach such conditions as are necessary to carryout the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the City for the purpose of controlling access to adjoining undeveloped properties. APPLICANT'S RESPONSE: The applicant is aware that reasonable conditions of approval can be added to the approval of the project. 18.430.050 Submission Requirements: Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type ll procedure, as governed by Chapter 18.390. B. Additional information. In addition to the general information described in Subsection A II above, the preliminary plat shall contain specific information, the detailed content of which can be obtained from the Director. APPLICANT'S RESPONSE: The application includes all general information required for a Type II procedure as shown herein. 18.430.060 Adjustments Authorized A. Granting of adjustments. Adjustments to the subdivision regulations prescribed by this title may be authorized by the Director, and application shall be made with a preliminary plat application in accordance with Section 18.430.050. Criteria for granting such adjustments are contained in Section 18.370.020 C1. APPLICANT'S RESPONSE: No adjustments are requested as part of this application. 18.430.070 Approval Criteria:Final Plat APPLICANT'S RESPONSE: This application is not requesting approval of final plat at this time. These requirements will be addressed at time of final plat request. 18.430.080 Improvement Agreement APPLICANT'S RESPONSE: These requirements will be addressed at time of final plat. 18.430.090 Bond APPLICANT'S RESPONSE: • These requirements will be addressed at time of final plat Mainsail Homes -Fern Hollow planninglllesourceinc. 14 City of Tigard PD/Subdivision Application • • 18.430.100 Filing and Recording APPLICANT'S RESPONSE: • These requirements will be addressed at time of final plat. 18.430.110 Vacation of Plats APPLICANT'S RESPONSE: No vacation are being requested as part of this application. CHAPTER 18.510. RESIDENTIAL ZONING DISTRICTS 18.510.020(D) R-4.5:Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICANT'S RESPONSE: A portion of the site contains the R-4.5 zone. Refer to the preliminary plat. As proposed, this subdivision will accommodate detached single-family homes upon the subject site. The applicant proposes a planned development for the site. As a planned development, the minimum lot size, lot depth and lot width requirements do not apply. 18.510.020(E) R-7: Low-Density Residential District. The R-7 zoning district is designed to accommodate attached single family homes, detached single-family homes with or without accessory residential units at a minimum lot size of 5,000 square feet and duplexes at a minimum 10,000 square feet. Duplexes and attached single-family units are permitted conditionally. Mobile home parks and subdivisions are permitted outright. • APPLICANT'S RESPONSE: A portion of the site contains the R-7 zone. As proposed, this subdivision will accommodate detached single-family homes upon the subject site. The applicant proposes a planned development for the site. As a planned development, the minimum lot size, lot depth and lot width requirements do not apply. 18.510.030 Uses A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; APPLICANT'S RESPONSE: As proposed, the intent for this subdivision is for future construction of detached single-family homes. Further division of the lots will not be possible under existing zoning regulations. Detached household living is an outright permitted use within the R-4.5 and R-7 zoning districts. 2. A restricted(R) use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions; APPLICANT'S RESPONSE: No Restricted uses are proposed as part of this application; therefore this section is not applicable. 3. A conditional use (C) is a use the approval of which is discretionary with the Hearings Officer. The approval process and criteria are set forth in Chapters 18.310 and 18.320. If a use is not • Mainsail Homes —Fern Hollow planninellesources inc. 15 City of Tigard PD/Subdivision Application • • listed as a conditional use, it may be held to be a similar unlisted used under the provisions of • Chapter 18.230; APPLICANT'S RESPONSE: No conditional uses are proposed as part of this application; therefore this section is not applicable. 4. A prohibited(N) use is one which is not permitted in a zoning district under any circumstances. APPLICANT'S RESPONSE: No prohibited uses are proposed as part of this application; therefore this section is not applicable. 18.510.040 Minimum and Maximum Densities A. Purpose. B. Calculating minimum and maximum densities. C. Adjustments APPLICANT'S RESPONSE: Using the computations referred to in Section 18.715, the minimum density for the R-7 portion of the site is 5 units and the maximum density for the subject site is 7 units. The minimum density for the R 4.5 portion of the site is .77 units and the maximum is .96 units. Total density for the overall site is a minimum 6 units and a maximum of 8 units. This application is proposing 7 lots for single-family detached dwelling use, in the range of the minimum and maximum allowed. Please reference the density calculations above in Table B of this narrative for a more specific breakdown of density calculations. • 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. APPLICANT'S RESPONSE: As proposed, this planned development will accommodate detached single-family homes upon the subject site. The Planned Development chapter determines the applicability of the base zone development standards. As outlined in the findings for the Planned Development chapter, the proposal satisfies the requirements. Refer to section 18.350 included herein. 18.510.060 Accessory Structures APPLICANT'S RESPONSE: This application proposes no accessory structures at this time; therefore this section in not applicable. • Mainsail Homes -Fern Hollow planningResourcecinc. 16 City of Tigard PD/Subdivision Application • • CHAPTER 18.705. ACCESS, EGRESS, AND CIRCULATION. 18.705.030 General Provisions • A. Continuing obligation of property owner. B. Access plan requirements. C. Joint access. D. Public street access. E. Curb cuts. F. Required walkway location. APPLICANT'S RESPONSE: This (7)-lot PUD complies with the provisions of this section by continuing access onto the subject site through the use of the proposed private internal streets with access onto SW Copper Creek Drive, a local public street, posing no inadequate or hazardous access. No joint access will be utilized through this application; each lot will be provided its own access. Any curb cuts and walkways will be constructed in accordance with Section 18.810.030N and Section 18.810.070 respectively, and shall be approved during the building permit process. The private access will be maintained in accordance with the provisions of the Uniform Fire Code. In addition sprinkler systems will be installed. G. Inadequate or hazardous access. H. Access Management APPLICANT'S RESPONSE: No inadequate or hazardous access is proposed as part of this application. J. Minimum access requirements for commercial and industrial use. APPLICANT'S RESPONSE: No industrial or commercial uses are proposed as part of this application; therefore this section • is not applicable. 18.715 DENSITY COMPUTATIONS 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in thelegal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways;and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development:allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. • Mainsail Homes -Fern Hollow planning11 esouircesinc. 17 City of Tigard PD/Subdivision Application • • C. Calculating minimum number of residential units. As required by Section 18.510.040, the • minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). APPLICANT'S RESPONSE: This application is proposing 7 lots for single-family detached dwelling use, in the range of the minimum and maximum allowed please reference the density calculations above in Table 2 to verify that this standard is met. 18.715.030 Residential Density Transfer A. Rules governing residential density transfer. The units per acre calculated by subtracting land areas listed in Section 18.715.020 A. la -c from the gross acres may be transferred to the remaining buildable land areas subject to the following limitations: 1. The number of units which can be transferred is limited to the number of units which would have been allowed on 25 percent of the unbuildable area if not for these regulations;and 2. The total number of units per site does not exceed 125 percent of the maximum number of units per gross acre permitted for the applicable comprehensive plan designation. B. Additional rules governing residential density transfer. Units per acre calculated by subtracting land areas listed in Section 18.715.030 A. 1 d. from the gross acres maybe transferred to the remaining buildable land areas on land zoned R-12, R-25, and R-40 subject to the following limitations: 1. The number of units which can be transferred is limited to the number of units which would have been allowed on the wetland area, if not for these regulations; 2. The total number of units per site does not exceed the maximum number of units per gross acre permitted for the applicable comprehensive plan designation. IIIC. Underlying development standards. All density transfer development proposals shall comply with the development standards of the applicable underlying zoning district unless developed under the provisions of Chapter 18.440, Planned Development. APPLICANT'S RESPONSE: No residential density transfers are requested as part of this application at this time. Please reference the density calculations above in Table 2 to verify that density standards are met. CHAPTER 18.725. ENVIRONMENTAL PERFORMANCE STANDARDS. 18.725.010 Purpose 18.725.020 General Provisions 18.725.030 Performance Standards APPLICANT'S RESPONSE: This subdivision satisfies the provisions of this section by complying with state and federal regulations pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer, or stream systems. This application anticipates no activities hazardous to the environment (noise, emissions, vibrations, odors, glare and heat, insects and rodents) with the proposal of a (7)-lot planned development and the construction of single-family detached houses. In accordance with this section evidence of compliance will be approved during the building permit process. • , Mainsail Homes —Fern Hollow planning r csourcesinc. 18 City of Tigard PD/Subdivision Application • • Chapter 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.010 Purpose • 18.730.020 Exceptions to Building Height Limitations APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to building height requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. 18.730.030 Zero Lot Line Setback Standards APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to setback requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. 18.730.040 Additional Setback Requirements APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to setback requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. 18.730.050 Miscellaneous Requirements and Exceptions A. When abutting properties have non-conforming front setbacks. If there are dwellings on both abutting lots with front yard depths less than the required depth for the zone, the depth of the front yard for the intervening lot need not exceed the average depth of the front yards of the abutting lots. • APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to setback requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. B. When one abutting property has a non-conforming front setback. If there is a dwelling on one abutting lot with a front yard of less depth than the required depth for the zone, the front yard for the lot need not exceed a depth one-half way between the depth of the abutting lot and the required front yard depth. APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to setback requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. C. Storage in front yard. Boats, trailers, campers, camper bodies, house trailers, recreation vehicles or commercial vehicles in excess of 3/4 ton capacity may be stored in a required front yard in a residential zone subject to the following: 1. No such unit shall be parked in a visual clearance area of a corner lot or in the visual clearance area of a driveway which would obstruct vision from an adjacent driveway or street; 2. No such unit shall be used for dwelling purposes except that one camper, house trailer or recreational vehicle may be used for sleeping purposes only by friends, relatives or visitors on land entirely owned by or leased to the host person for a period not to exceed 14 days in one calendar year, provided that such unit shall not be • Mainsail Homes —Fern Hollow planninglR esourc sinc. 19 City of Tigard PD/Subdivision Application • • connected to any utility, other than temporary electricity hookups and provided that the • host person shall receive no compensation for such occupancy or use; 3. Any such unit parked in the front yard shall have current state license plates or registration and must be kept in mobile condition. APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Findings in compliance with this chapter can be made at the time of building permit review. D. Projections into required yards. 1. Cornices, eaves, belt courses, sills, canopies or similar architectural features may extend or project into a required yard not more than 36 inches provided the width of such yard is not reduced to less than three feet; 2. Fireplace chimneys may project into a required front, side or rear yard not more than three feet provided the width or such yard is not reduced to less than three feet; 3. Open porches, decks or balconies not more than 36 inches in height and not covered by a roof or canopy, may extend or project into a required rear or side yard provided such natural yard area is not reduced to less than three feet and the deck is screened from abutting properties. Porches may extend into a required front yard not more than 36 inches; 4. Unroofed landings and stairs may project into required front or rear yards only. APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to setback requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. Exceptions to Development Standards 18.730-5 Code Update:10/02 • E. Lot area for flap lots. 1. The lot area for a flag lot shall comply with the lot area requirements of the applicable zoning district; 2. The lot area shall be provided entirely within the building site area exclusive of any accessway(see figure following). F. Front yard determination. The owner or developer of a flag lot may determine the location of the front yard, provided no side yard setback area is less than 10 feet and provided the requirements of Section 18.730.010C, Building Heights and Flag Lots, are satisfied. APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Findings in compliance with this chapter can be made at the time of building permit review. CHAPTER 18.745. LANDSCAPING AND BUFFERING. 18.745.030 General Provisions A. Obligation to maintain B. Pruning required. C. Installation requirements. D. Certificate of Occupancy. APPLICANT'S RESPONSE: The proposed development will comply with and address the above criteria at time of final plat. • Mainsail Homes -Fern Hollow planning R.esouurcesinc. 20 City of Tigard PD/Subdivision Application • • E. Protection of existing vegetation. APPLICANT'S RESPONSE: • The proposed development will occur within the previously disturbed areas that lie in the northernmost portion of the property. No impacts to vegetated corridors are anticipated from the project. The attached Natural Resource Assessment Report prepared by David Evans & Associates outlines the vegetated corridors on site and includes mitigation requirements from the CWS Design and Construction Standards Manual(CWS 2004). F. Care of landscaping along public rights-of-way. G. Conditions of approval of existing vegetation. H. Height restrictions abutting public rights-of-way. APPLICANT'S RESPONSE: The proposed development will comply with and address the above criteria at time of final plat. 18.745.040 Street Trees A. Protection of existing vegetation. B. Street tree planting list. C. Size and spacing of street trees. D. Pruning requirements.. E. Cut and fill around existing trees. F. Replacement of street trees. G. Granting of adjustments. H. Location of trees near signalized intersections. APPLICANT'S RESPONSE: This application complies with the provisions of this section and will plant street trees street as a requirement for all projects fronting a private street. Please see the Landscape Plan Set for • compliance with 20% landscape requirement. 18.745.050 Buffering and Screening A. General provisions. B: Buffering and screening requirements. C. Setbacks for fences or walls. D. Height restrictions. E. Screening: special provisions. F. Buffer Matrix. APPLICANT'S RESPONSE: The proposed development, Fern Hollow, will consist of single-family residential uses, comparable and compatible to the surrounding development. The development however abuts Durham Road, an Arterial Street. Table 18.745.1 and .2 require buffering. A 10' buffer adjacent to Durham Road will be provided using a mix of lawn and living groundcover, and compliance with this section will be demonstrated at the time of building permit submittal. CHAPTER 18.765. OFF-STREET PARKING AND LOADING REQUIREMENTS. 18.765.030. General Provisions. (A) Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. (B) Location of vehicle parking. The location of off-street parking will be as follows: Mainsail Homes —Fern Hollow planningTi esourcesinc. 21 City of Tigard PD/Subdivision Application • • 1. Off-street parking spaces for single-family and duplex dwellings and single-family • attached dwellings shall be located on the same lot with the dwelling(s); APPLICANT'S RESPONSE: As proposed, the off-street parking for each lot will be contained within the respective lots, no joint parking will be established. 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt or concrete surface; and APPLICANT'S RESPONSE: Any driveways constructed upon the subject site will be reviewed as part of the building permit process and shall comply with the provisions of this section. This (7) planned development complies with the provisions of this section by continuing access onto the subject site through • the construction of an internal private street system with access onto SW Copper Creek Drive, a local public street, posing no inadequate or hazardous access. No joint access will be utilized through this application; each lot will be provided its own access. Any curb cuts and walkways will be constructed in accordance with Section 18.810.030N and Section 18.810.070 respectively, and shall be approved during the building permit process. 18.765.050 Bicycle Parking Design Standards APPLICANT'S RESPONSE: This application is not proposing any bicycle parking area. 18.765.060 Parking Structure Design Standards APPLICANT'S RESPONSE: This application is not proposing any parking structures. 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. APPLICANT'S RESPONSE: The minimum number of parking spaces required in the R-4.5 zone is 1.0/DU. Adequate parking is available as part of the development of individual driveways for each lot. At the time that the site is developed with single-family detached dwellings, conformance to the provisions of this section will be required. No maximum is applied to the R-4.5 or R-7 zones. • Mainsail Homes -Fern Hollow planning Resource-sine. 22 City of Tigard PD/Subdivision Application • CHAPTER 18.775 SENSITIVE LANDS 18.775.070 Sensitive Land Permits D. Within drainageways. The appropriate approval authority shall approve, approve with 411 conditions or deny an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: 1. 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; 2. 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; 3. The water flow capacity of the drainageway is not decreased; APPLICANT'S RESPONSE: The project consists of a (7) seven lot planned development. The proposed development will occur on the most level portion of the site, in previously disturbed areas. No development is proposed in vegetated corridors and therefore no impacts to vegetated corridors, drainageways or wetlands are anticipated. The stamped geotechnical report submitted with this application provides specific preliminary geotechnical recommendations for design and construction of the proposed development. 4. 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; APPLICANT'S RESPONSE: Erosion control will be provided in accordance with City of Tigard standards and revegetation will occur in compliance with Chapter 18.745.060.B and C. 5. The drainageway will be replaced by a public facility of adequate size to • accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan; APPLICANT'S RESPONSE: No replacement is proposed, making this standard not applicable. 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals shall be obtained; APPLICANT'S RESPONSE: If necessary the applicant will obtain approval for the project from all of the applicable divisions outlined above. 7. Where land form alterations and/or development are allowed within and adjacent to the 100 year floodplain, the City shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the Comprehensive Plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. APPLICANT'S RESPONSE: No development will occur within or adjacent to a 100 year floodplain, making this section not applicable. • Mainsail Homes —Fern Hollow planninggesouurcesinc. 23 City of Tigard PD/Subdivision Application • • CHAPTER 18.780 SIGNS • APPLICANT'S RESPONSE: No signs are proposed as part of this application, making this section not applicable. CHAPTER 18.790. TREE REMOVAL. 18.790.030 Tree Plan Requirement A. Tree plan required. 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, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. 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 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention 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 in accordance with Section 18.790.060D; • c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. APPLICANT'S RESPONSE: The tree plans and supplemental materials submitted with this application Include: The identification, size, species, and condition of all existing trees greater than 6 inches. A tree removal plan, tree preservation plan, arborist report and retention calculation spreadsheet is included with this application. To sum it up all trees will be retained in the natural resource tract and trees that are within lots 1-7 and the proposed private street tract extension will need to be removed for the development of the site. As shown on the tree calculations submitted with this application 65% of the trees over 12" in DBH will be retained, therefore per this section retainage of from 50% to 75% of existing trees over 12 inches in caliper require that 50% of the trees to be removed will be mitigated according to Section 18.790 060.D. The applicant will meet these requirements and provide a mitigation plan for the removal of the trees over 12 inches that meets these requirements prior to final plat approval. Mainsail Homes -Fern Hollow planning Rcsoui uccsinc. 24 City of Tigard PD/Subdivision Application • • CHAPTER 18.795. VISUAL CLEARANCE AREAS. 18.795.030 Visual Clearance Requirements A. At corners. • B. Obstructions prohibited. C. Additional topographical constraints APPLICANT'S RESPONSE: As proposed, there are no obstructions that would cause a reduction in proper sight distances from vehicular movements. The tentative plat provides a clear vision area for lots free from obstruction wall structures of vegetation. Therefore, the provisions of this section have been met. CHAPTER 18.810. STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets(A) Improvements. E. Minimum rights-of-ways and street widths APPLICANT'S RESPONSE: The proposed private street is 21-feet in width, consistent with the pre-application conference notes dated May 11, 2006. 21-feet is proposed, given the limited traffic generated from the site combined with the need to meet minimum densities and preserve the natural areas on site. F. Future Street Plan APPLICANT'S RESPONSE: The proposed private street subs to the property to the west. No access will be provided to Durham Road. There are no transit facilities within 1/4 mile of the subject site. G. Street spacing and access management H. Street Alignment and Connections APPLICANT'S RESPONSE: • This (7)-lot PUD complies with the provisions of this section by continuing access onto the subject site through the use of the proposed private internal streets with access onto SW Copper Creek Drive, a.local public street, posing no inadequate or hazardous access points. N. Grades and Curves APPLICANT'S RESPONSE: The proposed street grade is less than 20%, consistent with this section. O. Curbs, curb cuts and driveway approaches APPLICANT'S RESPONSE: Curb, curb cuts and driveway approaches will be developed in compliance with this section. Q. Access to arterials and collectors APPLICANT'S RESPONSE: SW Durham Road is adjacent to the site along the north boundary. No access is proposed to SW Durham Road. Buffering will be provided consistent with Table 18.745.1 and compliance will be demonstrated at the time of building permit submittal. T. Private Streets APPLICANT'S RESPONSE: This (7) lot PUD provides a private street, which is allowable by this code section. The proposed private street is 21-feet in width, consistent with the pre-application conference notes dated May 11, 2006. 21-feet is proposed, given the limited traffic generated from the site combined with the need to meet minimum densities and preserve the natural areas on site. • Mainsail Homes -Fern Hollow planningResou rcesinc. 25 City of Tigard PD/Subdivision Application • • • 18.810.040. Blocks APPLICANT'S RESPONSE: The proposed block layout is dictated by numerous factors, including environmental constraints and the desire to protect natural resources, by SW Durham Road to the north adjacent to the site and by the located of SW Copper Creek Drive. 18.810.060. Lots A. Size and Shape B. Lot Frontage C. Through Lots D. Lot Side Lines APPLICANT'S RESPONSE: The proposed lots conform the requirements of this section. Refer to the preliminary plat. 18.810.070. Sidewalks APPLICANT'S RESPONSE: The applicant proposes a 5-foot sidewalk on one side of the private street, consistent with this section. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. • APPLICANT'S RESPONSE: The nearest sanitary sewer line to this property is a 10-12-inch line which is located within the SW Copper Creek Drive public right-of-way. The proposed development will extend the public sanitary sewer system into the subject site to allow for connection to the public system. 18.810.100 Storm Drainage A. General provisions-The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and. 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street;and 3. Surface water drainage patterns shall be shown on every development proposal plan. APPLICANT'S RESPONSE: The storm water runoff will be designed to flow into an existing public drainage system located in SW Copper Creek Drive, consistent with this section. • Mainsail Homes —Fern Hollow planningResourceinc. 26 City of Tigard PD/Subdivision Application • • COMCLLSDO Based upon compliance with all applicable review criteria as addressed herein above, the applicant requests the City of Tigard approve this application for a seven (7)-lot planned development. • • Mainsail Homes -Fem Hollow planningResourcesinc. 27 City of Tigard PD/Subdivision Application . • 0 - • • -- { _ : - _ _ ::CITY::OF TI.G #RD-. . 1..z:. ....-,....:::-..-:.. i. .• :1RE:-APPL1CATiON�� CONFERENCE.: NOTE °�, ° °� -: . . S' �brft`nuautycDpvelopmrnt 4.:E':i .fr-A fcatioii:Meetin -No are Yahid.f r Six 'Months _ : . PRE•APP.MTG.DATE: 'PA 6 STAFF AT PRE-APP.: , t{ /C4 -1, RESIDENTIAL 'APPLICANT: j 1`?a e ar o J1 d411i.0 AGENT: _ 'c /1 Phone:f ) 61-0 27 11 Phone: WWI "'may z_ -. PROPERTY LOCATION: • ADDRESS/GENERAL LOCATION: C't .r CJc i4 nsg T / tot l i j TAX MAP(S)/LOT #(S) - �--S I 1 ti 8 A " f 5 Soo . NECESSARY APPUCATIONS: S )/te/, IC J /31)40 ; SO ilci to Csz/2 P LrK� LJ'1) ))EVC3.opme.i. ` 2uMeW poR. . - PROPOSAL DESCRIPTION: / L�rt Ss licit ✓/,r.'+ o-1 / S4�,. -. •COMPREHENSNE PLAN / 1 MAP DESIGNATION: A. y c • ; /l- 7 C PD) I j . A.4- e�� � - - ZONING MAP DESIGNATION: --Lw- r t l��' NG DISTINCT BNMENSNeNAI RE7 REMENTS Older to Code Section 1i..S'a l , • /sp./.J MINIMUM LOT SIZE'cusq..ft, erage Min. lot width: ft. Max. building; ft. Setbacks: Front)//s ft. Side S` eft. Rear) /Sift.' Corner,/l/nft. from s et. t to »n MAXIMUM Sl COVERAGE: o so% Minimum landscaped or natural veget lion area: O .zo%. 1.3) "7d GARAGES: 2-0/a0 ft. M NEIGN60RN0011 MEETING (Refer to the Nedghhorhood Meeting Handout' THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TLGARD PLANNING DIVISLOJ4 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 concerning site posting and the meeting notice.. Meeting is to be held prior to ` t submitting your application or the application will not be accepted. I�' - • * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans 6 Examiner Is encouraged prior to submittal of a land use application. • CITY OF TIGARD Pre-Applca5on Conference Notes Page 1 of 9 Resided ApplaticiAmnIng Maim Smica A • • IN NARRATIVE (Refer to Code Chapter 18.3901 0, . The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the 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. The applicant should review the code for applicable criteria. • ( ] IMPACT STUDY (Refute Code Secdens 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN 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. I 'ACCESS (Refer to Chapters 18305 and183651 Minimum number of accesses: Minimum access width: /J� Minimum pavement width:. . ./ U ` • ❑ WALQWAY REQUIREMENTS [Refute Cede Chapter 18.7051 • 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. . N, RESIDENTIAL DENSITY CALCULATION (Refer to Cede Chapter 18.7151-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: 7 ➢ Land within the 100-year floodplain; X - >- Slopes exceeding 25%; . X7 Drainageways; and X? ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-wav dedication: D -- I3 ?3? > Single-family allocate 20%of gross acres for public facilities; or .-_S J ➢ Multi-family allocate 15% of gross acres for public facilities; or '55- 75-7 St= Nr ➢ If available, the actual public facility square footage CRI1 be us7 fo deduction Y PI kV .1.w2. XY it-7 El(AMPLE 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-Fain ly Malta-family 43,560 sq.ft of gross site area 43,560 sq.ft of gross site area 8.712 sg.ft 120%)for public right-of-way 6.534 so.ft.(15%1 for public right-of-wav NET: 34,848 square feet NET: 37,026 square feet 3 05 im1u111ot area) - 3,050 minimum lot are) 11.4 Units Per Acre = IZ.l Un�Per Acre • *The eevelopmeatCode requires SBltlie nataft i area eldst tor the corseting*aline gnf NO MBIII P 11 HEDMRTEL *6tldnminWWI ne>mi01Ia8O%of Ole a a=alloweddensity.TODEfEBMINETM ISSTANDAR MULTIPLY THE MAXIMUM NUMBER OF MOTS BY.>l. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 I:e ,ud Appicakseianring Division secQon • _ • . SPECIAL SETBACKS tRefer to Code Sec 18330] STREETS: r Ui tohm ice. feet from the centerline of ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. • > ZERO LOT LINE LOTS: 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. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five(5)-foot minimum setback from side and rear lot fines. 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.1 (R RAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.7301 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 Section 18.730.010.C.2 are satisfied. • IN SUFIEBIN6 ANA SCREENING Meter to Code Chapter 18745) 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 Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING 1S REQUIRED ALONG: IANBSCAPING (Refer to Code Chapters 18.145,18.765 and 18.1051 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. 0 RECYCLING (Refer to Code Chapter 18.3551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a dear 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. CITY OF TIGARD Pre-Appbcation Conference Notes Page 3 of 9 Aestdeafial Appiratenaaning Oiviston section • • . (S PARKING (Refer to Code Chapters 18365 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. 410: VI. Single-family Requires: One (1) ff-street parking space per dwelling unit; and One 1)space per unit less than 500 square feet. . D 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 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: D Standard parking space dimensions: 8 feet. 6 inches X 18 feet,6 inches. D Compact parking space dimensions: 7 feet.6 inches X 16 feet,6 inches. D 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. ❑ BICYCLE RACKS [Refer to Code Section 18.7651 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. • .SENSITIVE LANDS (Refer to Code Chapter 18.7151 - The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINA ETLAND AREAS, ON SLOPES IN EXCESS OF 25 'PERCEN1 O ? UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely. identify sensitive land 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, of modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES (Refer to Code Section 18.715.870.01 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 Section 18.775.080.C. CLEARWATER SERVICES ICWS) BUFFER STANDARDS (Refute R a O 06-44IUSA Regulations-Chapter 31 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 WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD pre-Application Conference Notes Page 4 of 9 posidectid wing dasiai Secfion • • • TABLE 3.1 VEGETATED CORRIDOR WIDTHS gii SOURCE CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION a ORDER 98.44 • SLOPE ADJACENT . •:WIDTHOF;VEGETATED - 111/":;'%.',../.:7•.-.r..... S NSIT VE ARE,i4 DEFINITION.; TO SENSITIVE AREA' • . CORRIDOR.PER-SIDE Y., 2 • Streams with intermittent flow draining: <25% 0 10 to <50 acres 15 feet 0 >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre - - 25 feet • Existing or created wetlands >0.5 acre <25% • 50 feet • Rivers,streams, and springs with year-round flow • Streams with intermittent flow draining>100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 4 10 to <50 acres • 30 feet >50 to <100 acres 50 feet - • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers,streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine(break in • Natural lakes and ponds <25%slope),add 35 feet past the top , of ravine' • Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring • boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. tntemiittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 'Vegetated corridor averaging or reduction•is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. • 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 corridor, except as provided for in the USA Design and Construction Standards. 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. 744---)..CWS Service Provider Letter. PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. SIGNS (Refer to Code Chapter18J80) • - 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. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Cede Section 18.790.080.0) - A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES repared 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, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. •CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 fsesidenial AMiCaBoniPlxreg Diasion Sec4a► - - • 0 THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. . 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 and shall be exclusive of trees required by other development code provisions for landscaping,streets and parking lots: . Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.0. of no net loss of trees; • 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 18.790.060.1.; • 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.; . 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. li MITIGATION Meier to Code Sectlon 1L19S.01301.1 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. • ➢ 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: . 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. ➢ 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. . l'i CLEAR VISION AREA MOWN i Code Chapter 183951 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. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TiGARD Pre=Applcaton Conference Notes Page 6 of 9 Residedal Apprxdoala nkg Obisim Section • • [] FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.0301.1 A FUTURE STREET PLAN shall: 4110) > 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: ADDMONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor 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. ❑ BLOCKS (Refer to Code Section 18.610.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. 4110 CODE CHARMS • • _ 18.330(Conditonat use} 18.620(Tigard Triangle Design Standards) jIr 18.765(Off-Street Paddng toading Requirements) 18.340(Dliectors interpretation) 18.630(wastdngton square Regional Centel i 8.775(Sensible lands Review) L":"18.350(yarned 18.705(ao gressncrw anon) 7Cs:1-2-18.780(signs) - 18.360(sne oevebprrerd Review) 18.710(Ao:ess xy Residentel units) 1 785(Temporary use Pemnts) _ 18.370(Va lancesfAdjustrnent) 18.715(Density Computations) 18.790(free Removal - 18.380(zoning Mapiterd Amendment) 18.720(Design Campamility Standards) fir 18.795(visual Clearance Areas) _ 18.385(Misadaneces Permits) x/18.725(Environmental Performance Standards) 18.798(wireless Cartmimicaeon Faciales) 18390(Dedsbn staking Procedures impact Study) lf' 8.730(Exceptions To Devebpment Standards) 18.810(street a,utiily Improvement sandards) - 18.410(lot tine ad)rstrnerib) 18.740(r Lorin overlay) _ r 18.420(.and Partitions) 8.742(Home ooarpation Permits) ...L'18.430(Subdv tslons) - 18.745(Landscaping a Saeenirg standards) • _Lei 8.510(H esdenr I zoning Districts) 18.750(Mar utamseam it Home Regular ) 18.520(carrareaat zoning askicts) 18.755(fvhed Sand Waste/Reviling Storage) - 18.530(industrial zoning District) 18.760(Hon Situations) • CITY OF TIGARD Pre-Applicalion Conference Notes Page 7 of 9 ftastaential Amicsiontilaming Citation section S ADDITIONAL CONCERNS OR COMMENTS: 1111: 4,rtL44->31- iii W_ CA e G f iii lee( S1rnSa-tc:Z d r 4.") T A.24ed j - No,l ieNopoSzde-1544w_, ;41,4 IflZ t Pa 3arx4, • • • • PROCEDIME • Administrative Staff Review. Public hearing before the Land Use Hearings Officer. I- 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. APPUCATION SUBMITTAL PROCESS M APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE:, Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One 8'/="x 11" map of a proposed protect shall also be submitted for attachment to the staff report or administrative decision. Applications with-unfolded maps sf all not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the • application and will determine whether an application is complete within 3G days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Chisklenfial AppFcaroNPlanninp Divafon section • • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an Planning application is accepted as being complete by the nning 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 10-day public appeal'period.follow IV land>.0 a �e cision . An appeal on this matter would be heard by the Tigard , e—r C.i: ." . A basic flow chart which illustrates the review process is avai ble m the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. 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. SUBDIVISION PLAT NAME RESERVATION ICounty Surveyors OtOee: 508-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are req ireedd 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. 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 bIRECTED.BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: onference and nod cannot cover all code requirements' n aspects related to site plannln that should apply to the develo nt of your site lan., Failure o the staff to provide information required by the Code shall not constitute a waiver of the a licable standards or requirements. It is recommended that a pros five applicant either obtain and read applicable Community Developmnt Coe or ask any questions of City staff relative to Code requirements prior to submitting an application. AN 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 CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: i� CITY OF TIGARD PLAN NG IVLU4 - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4111 FAX: 503-684-1291 • EMAIL Lair: @ dtigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS:www.elxigardor.us • H.lpatty'masters\Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 al Aaaicalt*PlensinaDivision sen r' lt• -0-4 �:i`.` :1°t:fs' 7 y cV d!>:k1:s:.7.- R � ' ; �f.• .7�{. a"tWL?..•tl�-`i`-:-,l' l,1. tr{j3,..0: t 7,t- -r q :: r3 -. .i!".";� „v +A t' ry - i! h it 1 G ('J7 y7.• � 3 (s5i c-1i_F 11s:t t `wi. T 1..t >'f `YSS.nt "1 1'i ' fl n..... ti�ti 4 ..t.�• ,, f,p.,E yr i � ! �, r�- 4,...,-' 1;1.'1,,:,-,y�..'^5 t'�' E r 3 i LL,, ,-r- G t'�.;t SS i„4� �i 31" `•�`d k -�� ''`- y a rf- {� �, !t-trr. r�E I r. •?: t 1. :,..'riw-Jr .fin f'?" 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ST.ESr.7! � ry !YJ'•��.,EE �„ 23L - .1:��.{Iy i?tptt�..r?u'�t;.�� t;t�i�1:.ti�y,.n r}:{..�tl{t L 1 .�1 ii:41t 7.:.7 -Cc';:. � t` VIII ii cr KiG _t.ti ..t ;!r "'-* 1 • .. fr r i v 11154 1: :; h { � iii i1:•' t ..-r�lt 1:t i rr. ,�3 - .:iF�• a�"(; �':.y,,,,,.: ��,'�t41 �� g-tl--�'..E.",r� > r!� "�"�`�t'.°. 1�,� �1 z rr�{ +V� 1. .t tea `�"-�''t�t3:;s.+' t+ � �(•'C 7kI-'tr I) 'S , 2,�fi!! I eM 104 r :! S °J';r .}? ,o;.:'- s� `31.::13...Ifix' 11 i� 1€Fill. .->: 1.1v hr„ Yi.�cf.�•s;?/ !'''',:.b'''.--;:t:..,`'../. oV23 +1 .>w ta� s t, ',�.;'�5: 1=:_:,._..—...,v.F, .� t >�;:� .ut. _5i. t�.:.,.�._-� i:* :�:_:L..�r:t t,._... .r�:.1:��E;u 1111 �,ztl'...:..:,J..:. •6 �,.:! PUUUC FACILITIES Tax wlalltsk 2511111u Tax U1[sk 15300 0 eToe: SI®/N 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 AK (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for PP P PP roq ® SW Durham Road to 50 feet for a 5 lane Arterial (can place additional ROW in preserve - setbacks for buildings are from the preserve ROW) El SW Private Street to 20 feet (21 feet in a Tract to include curbs) ❑ SW to , feet ❑ SW to feet • Street improvements: ® Half street improvements will be necessary along SW Durham Road, to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk • ® street trees sized and spaced per TDC ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. MI*11ws Pm-lipplies tin GdreaceMass Pull MB• I miYkINmatMesa • ne*- °r 7o' Other: May need to provide pedestrian & emergency access connection from Durham to end of Copper Creek Drive ® Full street improvements will be necessary along SW Private Street, to include: ® 20 feet of pavement from curb to curb ® concrete curb ® storm sewers and other underground utilities • 5-foot concrete sidewalk on one side in an easement ® street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: May need to provide landscape separation between proposed private street and Durham Road ROW ❑ street improvements will be necessary along SW , 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. ❑ Other. El street improvements will be necessary along SW , to include: ❑ feet of pavement O 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. ❑ Other. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb • ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk CMOFT1GW ft Proipplicadoro Ceotenace NIUs Page 2916 fdtrream Salsa • • ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: Agreement for Future Street Improvements: 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 provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: • (1.) (2.) • Overhead Utility Lines: ❑ 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 are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 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: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Copper Creek Drive and Durham Road. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide the public sewer extension needed to serve the development. Each lot must have a separate connection to the public sewer. Water Supply: The City of Tigard (Phone:(503) 639-41711 provides public water service in the 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 (South Division) [Contact: Eric McMullen, (503) 612-7010] 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. Ol=iRUM PrNalculse Wawa Ness - PaP9116 aw.w.r m.ckthu • • 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. On-site detention is required. 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. 00-7) 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 impervious surfaces. The resolution contains a provision 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 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: • ® 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. 1) May need to provide a pedestrian/emergency connection from Durham Road to the end of Copper Creek Drive. 2) Will need TVFR and waste hauler sign off for adequate turnaround. TRAFFIC IMPACT FEES In 1990, Washington County adopted a countywide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the developments 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. CflMINIQMY Fre4sOlestMeadvenslistes Pale4e16 611111161111111111MION111 Swan • • Pay the TIF • PERMITS Public Facility Improvement(PFI) Permit: • Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PH permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE if an PFI Permit Is required,the applicant must obtain that permit prior to release of any permits from the Building DMslen 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. Home 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 returned by the applicant to the City. Cm If flSMI M-fteicadoa Cudetucs Motes hie 5 116 a11w«reNraratse a • For a land partition, the pp licant must obtai n an Engineering n•g Permit, if required, and return 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. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots 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 corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: 5-11-p • ENGINEERI 6 STAFF DATE Pram (MI 839-4M Fax (5031 624-0152 Revised: September 2,2003 • liTNUM Pvu1 ,Ucatlea Ciatmacs Mein P1111e8116 riorwweaartmts.aw • • tax map 2S114BA tax lot 15300 Planned Development Subdivision Application • NEIGHBORHOOD MEETING MINUTES Christ the King Lutheran Church 11305 SW Bull Mountain RD Tigard,OR 97224 Tuesday,September 26,2006 Applicant/Owner: Mr. Scott Haning—Mainsail Homes Representative: Ken Sandblast—Planning Resources, Inc. Interest Persons: See Attached Sign-In Sheet Meeting Start: 6:00 p.m. l) Introductions 2) Presentation of Preliminary Land Division Application Mr. Sandblast displayed two 24" x 36" exhibits and presented the proposed subdivision of property located at on the south side of Durham Road and to the west at the end of the cul-de-sac on SW Copper Creek Drive, tax map 2S114BA tax lot 15300 being prepared for submission and approval to the City of Tigard. The owner is seeking the necessary land use approvals to subdivide the existing vacant property into a total of 7 lots with a Planned Development overlay. The 7 lots will be served via the existing public cul-de- sac or via a private, street 21 feet in width with a 5 foot sidewalk on one side. Preliminary sanitary, water, and storm sewer plans were presented and reviewed. The regulations of both the City of Tigard and Cleanwater Services applicable to the existing drainageway adjacent to the south of the subject site were covered in detail by Mr. Sandblast and protection of this drainageway was repeatedly raised by those in attendance. As was discussed,the property is zoned R-7.5 and, therefore,a minimum lot size of 7,500 square feet is required. Likely Conditions of Approval were reviewed at the meeting regarding water, sewer, and storm water facilities. The City of Tigard's Planned Development, sensitive lands and tree code regulations were discussed in reference to this property as well. 3) Questions/Issues > Will the drainageway be protected? Yes through Tigard and CWS regulations > The existing Copper Creek Homeowners Association and CCR's were raised and discussed with Mr. Sandblast conveying that zoning regulations applied by the government (public) are separate from CCR's which are a civil matter between private parties. > Will access be taken from Durham Road? No. Traffic on Copper Creek and Durham Road are bad > What size and price range will future residences be. Meeting Adjourned: 7:00 p.m. • • mil lannin .csourcesinc. • ®® .YA' i� land use planning••site design • `fit<:t:i�eT:�+t.` ..:°_3:;'.'s.. �'�E;a?����.c}:= 'E f:3�.''.'."L.�' .a��.:�'c' ;gym '.'"`Sd^r?�'�';3���_�_ '� 7160 S.W. Fir Loop,Suite 201 . . Portland,Oregon 97223 Tel:503-684-1020 • Fax:503-684-1028 September 6, 2006 • • RE: 10 Lot Subdivision • • Dear City of Tigard Planning Division, • Planning Resources, Inc. is representing the owner of a property located on the south side of Durham Road and to the west at the end of the cul-de-sac on SW Copper Creek Drive, tax.map 2S114BA tax lot . 15300. We are considering proposing a 10-lot subdivision at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. Per-the requirements of the City of Tigard, you are invited to attend a meeting on: Tuesday, September 26, 2006 Christ The King Lutheran Church • Rainbow Room 11305 SW Bull Mountain Rd. . Tigard, OR 97224 6:00pm Please note that this will be an informal meeting on preliminary development plans. These plans may be altered prior to submittal of the application to the City. . • I look forward to more specifically discussing the proposal with you. If you have any questions or need additional information, feel free to contact me at 503-684-1020 or email - kens @prilanduse.com. • Sincerely, • /Z.-AL"-/,4,14--- Kenneth L. Sandblast, AICP • • • /2006 12:45 FAX 5035981960 • CITY OF TIGARD IgJuu5 t QUESTIONS TO ASK OF TYPICAL NEIGHBORHOOD q CONCERNS, TO MAKE SURE YOUR CONCERNS ARE • • CONSIDERED • The following is a list of questions intended to aid you in formulating your own questions for :•.T`I GAR I.�„_! proposed development in your area Feel free to ask more or alter the questions to address your own unique concerns and interests. PROCESS • ► What applications are you(the developer)applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? ► Will the decision on the application be made by City Staff,Hearings Officer, Planning Commission or City Council? How long is the process? (timing) ► At what point in the process are citizens given notice and the opportunity to provide input? ► Has a pre-application conference been held with City of Tigard staff? • Have any preliminary requirements been addressed or have any critical issues been identified? • What city planner did you speak with regarding this project? (This person is generally the planner assigned to the land use case and the one to contact for additional information). STREET; • Will there be a traffic study done? What is theprelimtinary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? • What street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? • ► Are streets proposed to be public or private? What are the proposed street and sidewalk widths? / What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY ■ What is the cu xeut zoning? What uses are allowed under this zoning? ► Will there be-a re-zone requested by the developer? If yes, to what zone? ► How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? • DRAINAGE AND WATER QUALITY ► What is your erosion control and drainage plan? What is the natural slope of the property? What are the grading plans? ► Is there a water quality facility planned within the development and where will it be located? Who will own and mainrain the facility? TREES AND LANDSCAPING / What are the tree removal plans and what is proposed to mitigate fox trees removed? ► . What are the landscaping plans? What buffering or fencing is required and/or proposed? • LDDITIONAL INFORMATION How do I request more information or a follow-up meeting from/with the applicant? e\eua‘ln\eastea\ncighboxhood meetings\ncighbodwod ncedng infornudonLquestions.doc Page 4 )cP2006 12:45 FAX 5035981960 . CITY OF TIGARD • 0004 f r • • . NEIGHBORHOOD MEETING INFORMATION Ars part of the development review process for most land use applications,the City of Tigard req liras that developers hold a neighborhood meeting to notify and discuss with property _, �-`.:1 owners in the area,their proposed development Below are some frequently asked questions *T"I`GARD' about the neighborhood meeting process. . • WHAT S p,_ ,' It • S HI N . _B•RH••D MEE ? The purpose of the meeting is to allow the prospective developer to share with you what they axe planning to do_ This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS AFTER THE NEIGHBORHOOD MEETING? After the neighborhood meeting,the prospective developer finalizes their submittal package(often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application.. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been complete, the formal application review begins. It takes approximately 6-8 weeks from the time the .emed f plication is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment Any appeals are decided based on the provisions of applicable laws and the development code. WHAT IF THE PROPOSAL PRESENTED AT THE NEIGHBORHOOD MEETING IS NOT WHAT IS ACTUALLY SUBMITTED? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is significantly different, a new neighborhood meeting would be required as determined by staff. HOW DO I KNOW WHAT ISSUES ARE VALID? A decision is reviewed based on compliance with the Tigard Development Code. Review the city's development code to familianr<e yourself with what is permitted and what may not be permitted A copy of the development code is available for viewing at the Tigard City Library, on the City's web site at www.ci.t1,garttozns, or a copy may be purchased at the Community Development Services counter. You may also contact city planning staff and ask what the standards are for a.specific issue. Be prepared,however, that you may not LIKE all the standards,but at least you know what. they axe. If a development meets the code standards,it can proceed e�r your assistance, attached is a list compiled of helpful questions to ask that may assist you in termining your position on a particular proposal.. Page 3 • • • it a _ — — — — — - ---- ----- ---- ------------- ----DURHAM ROAD------ f -;� - �. . 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(J' ',/� 0 8� . , r�l .1C a 4•A n.w•.• '441111( dlp231w14 • • Josh Thomas �0395 SW Bonanza ;gard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 Joseph Dyar 10285 SW Highland Drive Tigard, OR 97224-4668 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 •hn Frewing 7110 SW Lola Lane Tigard, OR 97223 • • 25111 DC-06600 25111 CD-04300 ADAMS ROSALEE A BIRNEY MAUD M TRUSTEE 0 685 SW 116TH AVE APT 189 9520 SW BRENTWOOD PL iG CITY,OR 97224 TIGARD,OR 97224 2S114BA-07900 2S111CD-05800 AINSWORTH RUTH AFTON BOWMAN CORA H 16280 SW WOODCREST AVE 9600 SW BRENTWOOD PLACE TIGARD,OR 97224 TIGARD,OR 97224 2S114BA-02200 2S111DC-06700 ALEXANDER STEPHEN J& BRICE DEAN C RUTH B DEBRA C TRUST 9460 SW BRENTWOOD PL 9830 SW SERENA WAY TIGARD,OR 97224 TIGARD,OR 97224 2S114BA-06300 2S114BA-14700 ARENDELL LEONARD E& BROWN BARBARA J SHIRLEY M 9500 SW MARTHA ST 9825 SW SERENA WAY TIGARD,OR 97224 TIGARD,OR 97224 2S114BA-02000 2S114AB-12200 BALLIN JONATHAN&JULIE M BURNS NANCY L 16100 SW GRIMSON CT 9355 SW MARTHA ST TIGARD,OR 97224 TIGARD,OR 97224 2S114A8-12600 2S114BA-16500 BARNES MARGARET MARY BUSHMAN LAUREL L 9455 SW MARTHA ST 16255 SW COPPER CREEK DR TIGARD,OR 97224 TIGARD,OR 97224 2S114BA-00600 2S1148A-14100 BATES DOUGLAS K&TAMMY J CANNON STEPHAN F AND 9905 SW SERENA WAY SUSAN C TIGARD,OR 97224 16240 SW COPPER CREEK DR TIGARD,OR 97224 2S111DC-07300 2S1148A-14000 BAUER ARLENE M TRUSTEE CARPENTER CAROL J TRUSTEE 9400 SW BRENTWOOD PL 16250 SW COPPER CREEK DR TIGARD,OR 97224 TIGARD,OR 97224 2S1148A-02500 2S111 CD-04100 BEACH JAMES 0 JR AND CATTO ELVIN&JANICE MARMIAN K 9500 SW BRENTWOOD PL 9770 SW SERENA WAY TIGARD,OR 97224 TIGARD,OR 97223 •S1 1 1CD-08700 2S111 DC-06800 BIELEFELD LIVING TRUST CHANDLEE GENE S& BY BIELEFELD ROBERT J/LESLIE A TRS- MARILYN A 15930 SW SERENA CT 9450 SW BRENTWOOD PL TIGARD,OR 97224 TIGARD,OR 97224 • • 2S114AB-12300 2S114BA-15500 CHAVE RUTH L TR DAVIS JOHN SCOTT&DOREEN KAY 0365 SW MARTHA 16095 SW COOPER CREEK DR GARD,OR 97224 TIGARD,OR 97224 2S114BA-16700 2S114BA-08100 CLARY WARREN E&RHONDA V DEWIT ANTOINETTE&MICHAEL R 9750 SW DURHAM RD 16320 SW WOODCREST TIGARD,OR 97224 TIGARD,OR 97224 • 2S111DC-06500 2S114A8-13200 CLEMENCE FORREST W&SHIRLEY J DOHERTY MARGARET THERESA • 9480 SW BRENTWOOD PL 9370 SW MARTHA ST TIGARD,OR 97224 TIGARD,OR 97224 2S111 CD-09100 2S114BA-16300 COMBS MICHAEL G AND CYNTHIA A DRISCOLL MARY L 15890 SW SERENA CT 16235 SW COPPER CREEK TIGARD,OR 97224 TIGARD,OR 97224 2S114BA-17100 2S114BA-02300 C•" : EK HO s ERS ASSOC EVANS PETER J 0 9810 SW SERENA WAY TIGARD,OR 97224 0.) 2S1148A-17400 2S111C0-00600 COPPER '- 0 ERS ASSOC FRISON ELIZABETH , 0 15905 SW 98TH AVE TIGARD,OR 97224 2S114B -13400� 2S114A8-12800 COPPER NERS ASSOC GAMOUDI IBRAHIM 0 9470 SW MARTHA ST TIGARD,OR 97224 2S114BA-13500 2S114AB-11500 CO"- ' 'EEK L• = ERS GIBSON KEITH A&NORMA C LOTS 10 13371 ATWATER LN , e LAKE OSWEGO,OR 97034 2S1 -16900 2S114BA-00700 COPPER ERS OF GODDARD CAROL D LOTS 1 9915 SW SERENA WAY TIGARD,OR 97224 •2S114BA-01900 2S111CD-05500 DANIEL RAY J AND GRAHAM JOHN M&LUCILLE H TRS FLORENCE E 9570 SW BRENTWOOD PL 16120 SW GRIMSON CT TIGARD,OR 97224 TIGARD,OR 97224 • • 2S114BA-00400 2S111CD-03700 GRIFFEY STEVEN&DIANE JIROCH CATHRYN M 0885 SW SERENA WAY 9575 SW BRENTWOOD PL `3ARD,OR 97224 TIGARD,OR 97223 • 2S114BA-15300 2S114BA-06200 HANING SCOTT&NANCY K JOHNSON JORDAN 13325 SW GENESIS LOOP 330 NW UPTOWN TERM TIGARD,OR 97223 PORTLAND,OR 97210 2S114BA-07500 2S114AB-13100 HANSEN GARY D&GAYDA M KNAUSS JOHN W AND WENDY L 9785 SW SERENA WAY 9410 SW MARTHA ST TIGARD,OR 97224 TIGARD,OR 97224 2S111CD-03500 2S111CD-04000 HARDY JEANNE L KNIGHT BETTY M 9605 SW BRENTWOOD PL 9545 SW BRENTWOOD PL TIGARD,OR 97224 TIGARD,OR 97224 2S114BA-15200 2S111CD-05600 HAYS GEROGE C JR&GLENDA T KOEPKE WARREN C&WINNIE 16060 SW COOPER CREEK DR 9580 SW BRENTWOOD PL TIGARD,OR 97224 TIGARD,OR 97224 • 2S114BA-14400 2S1148A-01700 HEIKKINEN CURTIS E&ELEANOR R KOLEN BRADLEY 16170 SW COPPER CREEK DR 16160 SW GRIMSON CT TIGARD,OR 97224 TIGARD,OR 97224 2S114BA-06000 2S114AB-12700 HOTCHKISS JEFFREY E KORNBERG DOLORES E 13475 SW 115TH ST 9465 SW MARTHA ST TIGARD,OR 97223 TIGARD,OR 97223 2S11413A-16600 2S114BA-14500 HUNTER KEITH E KRABILL TIMOTHY L AND 9720 SW DURHAM RD BAUPHAL A TIGARD,OR 97224 16160 SW COPPER CREEK DR TIGARD,OR 97224 2S111CD-10700 2S1148A-14200 JACOBS LORR1 KRAHMER DONALD L JR& 15805 SW 98TH AVE SUZANNE MARIE TIGARD,OR 97224 16230 SW COPPER CREEK DR PORTLAND,OR 97224 •S111DC_07200 251148A-07600 JARNAGAN HAROLD G KRAUS BETTY JO 9410 SW BRENTWOOD PL 16220 SW WOODCREST AVENUE TIGARD,OR 97224 TIGARD,OR 97224 • • 2S111CD-10600 _ 2S111CD-04500 KROUTH DENNIS A MCDOUGALL JAMES R&MONICA M �5795 SW 98TH AVE 9540 SW BRENTWOOD PLACE 3ARD,OR 97224 TIGARD,OR 97224 2S111C0-04400 2S114BA-16400 KYES STEPHEN G MCGORMAN MYLES& 9530 SW BRENTWOOD PL CLAYTON LYSSA TIGARD,OR 97224 16245 SW COPPER CREEK DR TIGARD,OR 97224 2S114AB-12500 2S111CD-04200 LAANDE RONALD L/LUCILLE I MCKEAN ROBERT C&LORA M 9415 SW MARTHA ST 9510 SW BRENTWOOD PLACE TIGARD,OR 97223 TIGARD,OR 97224 25111 CD-05300 2S111 DC-05900 LANGE ARTHUR K& MEKEEL HELEN M TRUSTEE LYNN JEAN M 9445 BRENTWOOD PL 15955 SW BRENTWOOD CT TIGARD,OR 97224 TIGARD,OR 97224 2S114BA-13700 2S111CD-04700 LARKINS JANIS L&SHARON A MELGREEN DOLORES L 16280 SW COPPER CREEK DR 15980 SW BRENTWOOD CT TIGARD,OR 97224 TIGARD,OR 97224 • 2S114BA-15700 2S1148A-14600 LEONHARDT CHRISTY D&FRED W MIDDLETON KATHLEEN MARIE 16175 SW COPPER CREEK DR 9530 SW MARTHA ST TIGARD,OR 97224 TIGARD,OR 97224 2S114BA-01800 2S111CD-04800 MAHONEY PAMELA E MILES PERLA V& 16140 SW GRIMSON CT HALSETH LINDA TIGARD,OR 97224 15990 SW BRENTWOOD CT TIGARD,OR 97224 2S114BA-06600 2S111 CD-05000 MALONE PATRICIA M& MINAS DORIS M MCDONALD MARY JANE 15985 SW BRENTWOOD CT 9775 SW COOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S111CD-08800 2S114AB-12900 MANZANO PHILIP A AND GERALDINE MITCHELL DONALD P AND 15920 SW SERENA CT ELIZABETH F TIGARD,OR 97224 9460 SW MARTHA ST TIGARD,OR 97224 •S114AS11700 2S1148A-05900 MCCLUNG KEITH MODELL LESLIE D&KRISTI C 16024 SW 93RD AVE 9830 SW DURHAM RD TIGARD,OR 97224 TIGARD,OR 97224 • • 2S111DC-07100 2S114AB-14400 MOORE WILLIAM E TRUST PAYNE BRYCE M Y MOORE WILLIAM E TR 9390 SW JULIA PL 20 SW BRENTWOOD PL TIGARD,OR 97224 TIGARD,OR 97224 2S1146A-14800 2S111DG06200 MORRIS EDDIE M&LESTA J PEPER KATHRYN 16100 SW COPPER CREEK DR 9495 SW BRENTWOOD PL TIGARD,OR 97224 TIGARD,OR 97224 2S114BA-14300 2S111CD-05900 NADARAJAH SUDHAHAR PERRINE CAROLINE W TR 16180 SW COPPER CREEK DR 9610 SW BRENTWOOD PLACE TIGARD,OR 97224 TIGARD,OR 97224 2S111 CD-05200 23111m-05700 NELSON BARBARA J PETERS ALICE E 15965 SW BRENTWOOD CT 9590 SW BRENTWOOD PL TIGARD,OR 97223 TIGARD,OR 97224 2S114BA-02100 2S111CD-04600 NELSON KRISTINE J PETERSON LIVING TRUST 9860 SW SERENA WAY BY PETERSON GLENN L&KATHERINE E TIGARD,OR 97224 15970 SW BRENTWOOD CT TIGARD,OR 97224 2S114BA-16000 2S111DC-06400 NORDGREN WARREN E&DORA D TRS PETERSON WILLIAM D&VERNA K TR 16205 SW COOPER CREEK CT 9515 SW BRENTWOOD PL TIGARD,OR 97224 TIGARD,OR 97224 25111CD-04900 2S114BA-02400 NUTTER JUDITH A& PHELPS KEVIN M&KAREN M QUINN DORIS G 9790 SW SERENA WAY 15995 SW BRENTWOOD CT TIGARD,OR 97224 TIGARD,OR 97224 2S1148A-00500 2S -4BA-00200 OCHS JOHN J/DONNA D PICKS 9895 SW SERENA OWNER ALL TIGARD,OR 97224 2S1148A-06100 2S114A8-14300 PANTER COLBY J&JOANNA R POTTER DANIEL&APRYL 9845 SW SERENA WAY 9395 SW JULIA PL TIGARD,OR 97224 TIGARD,OR 97224 S111CD-06000 2S1146A-10300 PARCELL JOHN T&JOLENE C QUIET WATERS OUTREACH 9620 SW BRENTWOOD PL PO BOX 714 TIGARD,OR 97224 SHERWOOD,OR 97140 • • • 2S114AB-11800 2S114BA-13800 RABE DAVID A& SCORBY GARY L& 0GUS JANICE E WEISS KARIN A 012 SW 93RD AVE 16270 SW COPPER CREEK DR TIGARD,OR 97224 TIGARD,OR 97224 2S 111 CD-03900 2S111 CD-05100 REED KATHERINE E TR SEITZINGER PEGGY E BY KATHERINE E REED TR 15975 SW BRENTWOOD CT 9555 SW BRENTWOOD PL TIGARD,OR 97224 TIGARD,OR 97224 2S111DC-05800 2S114BA-07000 RENNICK ROBERT L REV LIV TRUST SHAFER BRIAN MARCUS& 9435 SW BRENTWOOD PL LENORE ALVA TIGARD,OR 97223 9780 SW COOK CT TIGARD,OR 97224 2S111CD-09000 2S114BA-07200 RICHARDSON LYNNE L& SHELTON WILLIAM N AND RICHARDSON JEAN E DOROTHY P 15900 SW SERENA CT 9800 SW COOK CT TIGARD,OR 97224 TIGARD,OR 97223 2S114BA-08000 2S1148A-06400 ROGERS MICHAEL F&MINE SHELTON WILLIAM N JR AND 16300 SW WOODCREST AVE HERMELINDA B TIGARD, OR 97224 9815 SW COOK COURT 0 TIGARD,OR 97224 2S1148A-06800 2S114BA-13600 ROSTAMIZADEH AHMAD AND SHORE HARVEY A AND BROWN MABEL M BETTY JO 9760 SW COOK CT 16300 SW COPPER CREEK DR TIGARD,OR 97224 TIGARD,OR 97223 2S114BA-15100 2S114BA-15800 SANOCKI MARK S SIRIANNI DEBRA LEE 16070 SW COPPER CREEK DR 16185 SW COOPER CREEK DR TIGARD,OR 97224 TIGARD,OR 97224 2S114AB-14100 2S114AB-13000 SCHENDEL THOMAS A AND SKYBERG JON H&SUSAN LEE CLAUDIA S 9385 SW JULIA PL 9375 SW JUUA PL TIGARD,OR 97224 TIGARD,OR 97224 2S1110C-06000 2S114A8-14200 SCHMALLE EARL T&CAMILLA J SKYBERG JON HOWARD&SUSAN LEE 9475 SW BRENTWOOD PL 9385 SW JULIA PL TIGARD,OR 97224 TIGARD,OR 97224 0 S111 DC-06100 2S114BA-06500 SCHULTZ ELAINE M SMITH EDWARD 0 AND SHIRLEY 9485 SW BRENTWOOD PL 9785 SW COOK COURT TIGARD,OR 97224 TIGARD,OR 97224 • • 2S111CD-00500 2S114BA-15900 SOLIS GUSTAVO&CAROL TAYLOR TRAVIS J&DEBORAH K �:835 SW DURHAM RD 16195 SW COPPER CREEK DR GARD,OR 97224 TIGARD,OR 97224 2S1148A-13900 2S114BA-16200 SORENSON GREG A&BAMBI L TENDOLKAR MOHIT&SHILPA 16260 SW COPPER CREEK DR 16225 SW COPPER CREEK DR TIGARD,OR 97224 TIGARD,OR 97224 2S111CD-00400 2S114BA-06700 SOUTHWEST CHURCH OF THOMAS LOWELL H AND ILA M CHRIST 9765 SW COOK CT 9725 SW DURHAM ROAD TIGARD,OR 97224 TIGARD,OR 97223 2S114BA-07800 25111 CD-08900 SPITZ DONNA M&MARC A TOWLE JANET C 16260 SW WOODCREST AVE 15910 SW SERENA CT TIGARD,OR 97224 TIGARD,OR 97224 25111 DC-07000 2S114AB-00700 STEEN DOROTHY B TUALATIN OREGON CONGREGATION 9430 SW BRENTWOOD PL OF JEHOVAH'S WITNESSES INC TIGARD,OR 97224 15390 SW 82ND PLACE TIGARD,OR 97224 2S114BA-15000 2S111CD-03600 STEVENS JEAN L ULWELLING KATHLEEN M TRUST& 6287 EVERGREEN DR ULWELLING JOHN J REV LIV TRUST WEST LINN,OR 97068 BY JOHN/KATHLEEN ULWELLING TRS PO BOX 230781 TIGARD,OR 97281 2S114A8-12000 2S114BA-07700 STEWART KENNETH B&PAMELA J WALDO JANINE A 16000 SW 93RD AVE 16240 SW WOODCREST AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111DC-06300 2S114BA-15400 SULLIVAN ROBERT D AND WASHINGTON KEVIN C& KATHERINE J HARTUNG KATHERINE D 9505 SW BRENTWOOD PLACE 16085 SW COPPER CREEK DR TIGARD,OR 97224 PORTLAND,OR 97224 2S1148A-16100 2S1110C-06900 SWANSON DOUGLAS H AND WELCH KATHRYN Y TR BARBARA K 9440 SW BRENTWOOD PL 16215 SW COOPERCREEK TIGARD,OR 97224 TIGARD,OR 97224 2S114A8-12400 TAYLOR JAMES B& WEST JEFFREY A&SUSAN K E JUANITA TRUSTEES 9405 SW MARTHA ST 15945 SW BRENTWOOD CT TIGARD,OR 97224 • TIGARD,OR 97224 • • 2S114BA-07100 WIDDOWS THOMAS A 9790 SW COOK CT •IGARD.OR 97224 2S114BA-06900 WIDDOWS THOMAS F WIDDOWS HARRIET I 9770 SW COOK COURT TIGARD,OR 97224 2S114BA-00300 WILSON REVOCABLE TRUST ' BY NATHANIEL D WILSON TR 9875 SW SERENA WAY TIGARD, OR 97224 2S1 11 CD-03800 ZEAGAS GEORGE J 9565 SW BRENTWOOD PL TIGARD,OR 97224 2S114BA-15600 ZINCK GEORGE M& LINDA S 16165 SW COPPER CREEK TIGARD,OR 97224 ØS1 14BA-14900 ZUBER JOHN DONALD& LINDA P 16090 SW COPPER CREEK DR TIGARD,OR 97224 • • • AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE • IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OP APPLICATION. / ,being duly sworn,depose and say that onthe day of 20 ,I ca d to have maile ch o�_f thq pe•ons o a, ached lirst,a •t:ce of a meeting to discuss a proposed . velopment at (or near) r iQ� r-414 Lt.1lk■ Of i ( � -- F ,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 en - ..es • . . :dressed to .-d •eisons_;ad e�ieposited on.the date indicated. above in the United States Post Office located at• In, r 1J 1'-� with postage prepaid thereon. A441/11. Signature (In the presence of a Notary Public) "OS ING:eleOt �Y_" - do affirm that I am(r cpresent)the party initiating interest in a proposed land use application for GC :-; . .. ocated at s be •p application IF no address(s)and all tax lots)currently registered) _1;/i`J'( J� rd- r �' 11 e 6 ,.. did •n - T- .day o M '1!g r,' ,20�I personally post notice indicating that the sae maybe proposed for a (r 11 .i , f,, Air! land use application,and the time, date and place of a neighborhood meeting to discuss the proposaL • The sign was postal at I d &/L. sL, lil �� ' ' _ /� (state location you posted notice on properth Signature (In .presence •. otary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF .Dre3or ) County of U►OLs`ni nIrDn) ss. Subscribed and sworn/affirmed before me on the 'th day of 0 9&Y' ,2015 . Cr N L ElQM s� ,� NOTARY Pull Q� - • .�;� COMMISSION NO, 5 / , MY COMMISSION SIRES M �1 Q '1 OTARY PUBLIC OP OREGON My Commission Expires: tY10-6 r, 2 )O Acuzpin\m es neighbodhood I ecin3s\nffidaoic of troac-poxing mood m�iog-d«. a ✓ n 1\1-/K Page 5 iI • • so -04-as6,t 0, : 6)-1)-1 Scor i 91 1(0-1-)0.$ ) Loop, Cv-k, GScor- vc,/, -ao0.wo At: (So33 bey-3779 ( r- . 5 ore-7.). , 2-6a St/ - GAS 5 ac.. ca.., 37.140.› CA-srLGw4.-b i 6,-20 Sw eupoe 2 Cit Geic S'b3-b35-Y`-k Mairjarc4- bdheAy R3705Wfitit g._ SD2-to 84-5'3QS- ` • Mo 1'70 S-LU1 Copper- 0r. 10 ./4/ r /6O 7-s s. f d0 / * 7 57 ci�`F� (�)6S _ / 4 . /..66 6- ._S..0U . CrJ G/_ . D,F..Csa3) L35-?P4 PI°e/ :-10(020,7-isk. 3►-o w„L., R Sop s W M,a,,4-h_a- 5f- ,5-0 3 - .v -9 /S_ re,trittA. 1\11 s ;Frei t-a w E g i y L 2,n v 1 1,1 owclf i e 11 S . SvJ Cop_pt,r-C1L. 57)3 -10 2(1 -__- .43.--7 t firmed (�o►∎h 0-E3 Kej_k_1,-\,_4.- S!-.QA.`1 0 + .4-r- q`] 106 k if Gam cab . co W • eu_+i, G k a_✓e- 93 4,s 5 cJ ",v- vt„ SI, .C.0 -Zer5-708___ . /Fait) L'o f 95ti...c m4-1e7-- 9- so.3 -63 - ic24 /190H/7 J 2 -SA/ C9,A,ease. 5'23•.1.;j1Z 0.co,, T�N,dr7G ,e C.,e -aA2 S55 k45u0 04-4/Alo 4/ / ayv f&J&yep atez (6?)5)6W-3**? cam nene mstv,&M •okytriy Wr 1 Y_kr - - - -e 4 i-cil So_3.- 3. 5 • .Z&.0 o cn. . u rr�, _C 'QrtN ---- - - .4Eae6er • 2/n/P/_. ."645-sal. &pac ,7) L t. ., _Igo\ I D4 L . St-on. n; _MA---w ire4- 6-;_14_ h-iive_ Ar)akin•watie.4,egy „ - i--/ . . -r#7,,,,,.: ✓�,!; / ./ .`e,O - lam/. Gx4to 02 c---e:-/o/ t_..5-°7 626_-7 48 0. _Denae2 4v,3 . . _ -1.644_fS S_c.,) _ r-_di- fo._ .. '0-3-jfg_3't6 doter . A , .c.(1.. j 0 qv li; L Cr eR.�4 • c 6, ?,-.0 6 6 7 C a"`-}-�s j c, - u. Gi�tc,��5 X31 5`1�' �-aa3- f G� a How,,m,,J !6A Ca -Fevr,30 G • ' • . 0 . . . • . 4° • 4r ' d °' — -------------------------------D_J iiAM ROAD---------- ..,_ ---------- -- ---------------- ------- "'f" 7---------7 4W .�-- • P('t j �I I.l. y• LOT 117 _l ���ttt P 1 . . ) .1.PARTITION'LAT NO.1995-/35 j / .."'" ) :- 1 Q ' • PARCEL 2 PARCEL 1 ; �.. j \' �t. 1 LOT 116 LOT t19 ) 29. •r 1 I /;II I. 1 fI I 1 1 I s I lj ,//� 10T 1X1 rI t TRACT J' L 4.0 / 1 ,. / COPPER CREEK STAGE 4 ��` 1 1 .+ COPPER CREEK STAGE4 1/ S.K.._�\` LO1 121 / �.5 "4..4 `"'... • % / i / / 7. ..\ 107122 /' j / • i/ / / �. ,! t C� "•_ • inplanningResourcesinc. ( I COPPER CREEK°�" ��° `"�°"�°r"° l NEIGHBORHOOD MEETING PLAN in PPA 9MWN11 Mn P4 PMPIP � � planning Resou�esinc. • IIITree Preservation Calculations Tree Size Tree Number Common Name (Inches) Tree Condition 1 , Douglas:Flr-. ' . _ . .- - . • _ ;10 - Good . • 2 . Douglas Fir • = ip"- . . Good . 3 Douglas Fir 13 Good 4 Western Red Cedar. • . • 7 Good- 5 Douglas Fir 12 Good . 6 . . Douglas Fir-- .. • - 11. Good: 7 Douglas Fir 13 Good • .8 Douglas Fir - . " - .. 8 .- ._.• .. . . Good 9 Douglas'Fi . r, -- _ — . .. 8 Good,- : . 10 Douglas Fir 14 .• Good 11 - . Norway-Maple 7 • - • Fair 12 Western Red Cedar. r- g • ' Fair 13 Scarlet Oak - . . . _7 . Good 14 Black Walnut 19 Poor 15 Big Leaf Maple 25 - Poor 15.1 Big Leaf Maple 22 - Poor 16 Ponderosa Pine 21 - Poor 17 Apple 23 - Poor ' 18- Red Alder .11 • Poor 19 Red Alder 12 y( Fair 20 Red Alder 10 Fair 21 . Western Red Cedar 5. Fair 22 . Red Alder 10 .Fair 23 Red Alder ' 10 .Fair • 24 Douglas Fir" ' , • 8 Good 25 Red Alder 15 - Good • 26 Alder 8 I Good 26.1 Red Alder 14 Good 27 Big Leaf Maple 18 Poor 28 Western Red Cedar 32 Good 28.1 Big Leaf Maple 9 ' Poor 29 Big Leaf Maple 41 • Poor 30 Douglas Fir 17 - Good 31 Douglas Fir 13 Poor 32 Douglas Fir 22 - Good 33 Big Leaf Maple 12 f Poor 34 Big,Leaf Maple 6 . Fair • 35 Big Leaf Maple S Fair 36 Douglas Fir 38 Good 37 Western Red Cedar _ 28 • Good 37.1 BIg;Leaf=Map _le? - 8 Poor :. 38 - Big-Leaf Maple• - . 5 Fair . 39 Big Leaf Maple -- . . 5 _ - Fair - 40 Douglas Fir • - . ' 9 Poor 41 Douglas Fir . . . . _ . _ 7. - - .. . Poor 42 Big Leaf Maple - _ - • -11 . - Fair . 43 English Hawthorne 9' - Fair 44 Red Alder 17 Poor 45 Red Alder 18 Poor 46 . BiglLeaf:Maple' 9.5 .. for- - 47- Big Leaf Maple 11 Poor 48 Big Leaf Maple 15 Poor 49 Big Leaf Maple 14 Fair 50 Red Aldei• . 10 Poor 237J Ill • i 0 • • Tree Preservation Calculations i 0 Tree Size Tree Number Common Name (inches) Tree Condition 51 Big Leaf Maple 14 - Fair 52 Big Leaf Maple 12 Poor 53. _ :;,: Big Leaf.:Maple=:.::.-:` : 10 `c': 54 Big Leaf Maple 16 a Fair 55 Douglas Fir 22 Good 56 Big Leaf Maple 16 ' Poor 57 Western Red Cedar 22 Good 58 Big Leaf Maple 16 Good•_ =:_, - - .. .. ... ..,.W em.R _C ar... ._ _ . .'._;_:.,:.,.,< ��::_•:_:_:.._.,_: "::.8:_:`--_;_;g; �GooA �;'<:=�:` _.. ed ed ,160:. ei Leaf Ma le ::... - :..::--.:. ._�- .,.._ .. ._._._.. .---.._.... 61 Big Leaf Maple 17 Good _...-: ::63. .: ._.. : 81q_Leaf,Maple _ -- - ..._ _._-___..._-_ _::�,.::-::....- ...--- -- ..__....._±:f.,4<_``=.>,,-T; i':T _E_;Fait;,..:;.,,:>::::;:'_. 64 Big Leaf Maple 25 ' Good _.._,..-. .65.• Bi Leaf.Ma le._._.: : -....... . ..:.: ....:.:.";=>_ -,. - =;=:10?;:=::,.s,;:._ av::::::-: .. . 65.1 Big Leaf Maple 14 Poor - 66._... - Big Leaf Maple . _....:: . : :.::.: ....< ::,,::.,:..._ ._ '�10'is; :::::_=r ::',...7::.,_.....; .67. -. _. Westem_Red.Cedar:_... . . : ;-` `,;'r.:y :-�.: -:`:Fair=::;::::;,'-;:_ 68 Douglas Fir 41 Good 69 Douglas Fir 32 Good 70 Apple 15 Poor English:.Holly.: ::,.._• .. . _:.., . :!. - :�,.,;_H.::::: -.: Fay 73 Douglas Fir _ 29 Fair 74 Red Alder 25 Poor 75 Douglas Fir 15 Good 76 Big Leaf Maple 20 _ Poor --. ... 77.:.:- 13ig:Leaf=Maple:_-7: s.: _,: °.: _: : _: . ' f:''''.....:,:.:':-..".r..''..: _...:.: 10?.: : i: _:: Poor:=: <-,:._.::: 77.1 Big Leaf Maple 16 Good • 78 Red Alder 23 Good 79 Douglas Fir 18 Poor . .. ._ .._...-80, B�q;Leaf=Mapl e-:::,.,..:;:::;.,`._:: +�: ;<-_ :=_ �.. -8,__.;:::_; . , .. .. . ,... ,. 81 Douglas Fir 15 Poor 82 Douglas Fir 45 • Good 83'::.::: - "r Bill.1-ecifl4a--ple:-:', '-_>-. --. : ;: 8:':-..> ;..:.; :i_Poor.i_;_:_;:. 84 Douglas Fir 27 Good 85 Douglas Fir 13 Good 86 i Douglas.Eir;i::-.-;:=i.:::,:;:, ,•:,• ,.; :. --.. _.. .. . :•. . . . :8i=-::;: '%::':::'_:: -- Poor ...--. - <- 87 Douglas Fir • 13 Fair 88.:_ Big:Leaf_Maple: _.=__=: _' .;:':•.__ '.::: y.._;,:;;;';- _ =8: "_::_: - .... Fair:.. __ :09:-....:.-.1•:•:::'•,.'..-•-: Big Leaf,Maple..._. --- 90 - &g•Leaf.Maple,:---- - - - _ -- --_- - - - _- - _- ,.:10 :"=°°.:`:-_°;: - _ - -:Fair:::: :-:= �- -.:: Biq Leaf_Maple:::--°-.,,..-, ,.: -. .:: .., 91 ,....... ::::.. -. -.- •.. ::.::r-x .. ..,..._:;'10.'.`;- :;,._. . - .. Fair 92 Big Leaf Maple 27 Poor ...:. 93. ...:• = Biq Leaf Maple_::.:•::_..=_._;r;.,=;..:;:;. ,. __ _--._ .. - -- --_9 ,.,.';_;_.-._>::_--`:;==,:--:.;;_Fair.::_�:� :,�:�, 94 Big Leaf Maple 12 fir Fair -` 95 -I: Westem`RediCedar• :_ j".:-..._.,•_---...- = _-- _._`-_ : ._. :-_111,_ /. :._._ :...:..,_ 96 Big Leaf Maple 37 Poor " - 97': • ::•Wester'RedCedai-_;`=.=_•:>.;:_- :=.__�.:.--_.: ---...1,-;:-.,;_:::',..i.:_ ".•_:,::-.:;11-;.,:-„"!. . --= 4=6-_•: - _ : _..: -_ -,POOH.: " _.. 98 ..: :_- Western:Red Cedar_:.,•_:_.:..,::- -__::- ;. r. __ ;,7:::-..:-: _. =Fair -:ati' 99. Dou las Fir. _ -_. - -- --._ - -- Y:=8===:::_:;::_°.: ='::'-::-_=.=_Poor_::: :._;i:': 99A Western-Red Cedar=;_- - _ ._ -8 _:.:-:__:F air_;;_:=, 100 Douglas Fir 39 Good 100k =. :° Does not-exist; _.• ::. - -0 _ .:.... •••••- •• • = • Y - ,q-1:�l a ter I t ; 2 • • 2 S III Tree Preservation Calculations i• _ Tree Size Tree Number Common Name (inches) Tree Condition • . - - ••••••.::-101'.-:•!---.- :.Big Leaf Ma Ple..'' -.T.'.:'.fl'.:-..1.---, :::.:::ri'.:-..:::'_::...1.. •: '':-:--.•:::'',:--,..."-;.-'.- --:..-79:::•:• -,------ : •-,:': - Fair • . 102 Big Leaf Maple 15 Fair :' -.,,"-•••::::::;103-A-•;:.,....'• ':- Big-Leaf-Maple, .:--si-f:...,.-:'--•,::I---,--=*!-:.*... •--'.," ;'.i•:,-:*-.',-,:5-•: ::-:, .:-,--':91:':.:::.:.--. :-:- . .2Poor 104 Red Alder 22 Poor 105 Western Red Cedar 16 Good 106 Western Hemlock 32 Fair 107 Western Red Cedar 17 Good 107.1 Big Leaf Maple 16 Poor . ...•.•:-t' 108 ...7:r..'.... Big-Leaf.Maple..-.,:::-::-:-':-•:..::••,•;,:--z--1-=';: :: -..10 :-•-.',,. ,..:':::.,.,,,-.: L i -I Peor-:,-;.:,4--1.?•., 109 Big Leaf Maple 16 Poor 110 Big Leaf Maple 15 Poor 1I1-7.;.:--•:.•:':fr Big'LeafiMaPle', :' .' '! j-:-.:-..::-:.:4:::-,::f:::-::•.,:::..:.-...;,f:::;,,_:. 4:. ::,i.::•,:.;,..;•-::::•--_!::_:,,-..•,...44::',;.,:ii.E..,::-,:,,:".:iti,o.:.!:,;:ij.:-!;:i.:13.43Or 112 Big Leaf Maple 15 Poor • 113 Big Leaf Maple 14 Fair . -.. . . •:.,...;•:-.•.:;,•:=,-.114.:::::::.:, .:-: Western:Red Cedar,-:: ::: .2.r,f:i"Si'. !'''',':':":::"ti;::::'.:77.'"'. ='-i.";;•*::.-1 10:.:*:-:: :•:"!:'-.. .;!:4!--'..7-:::....f!-!..Fair:.'Fii;;;.:'-.,-.: :1:15::::::,,.::.:::-: Big.LigAatile:: -:::.-. --l'i::'-i,:-,--:.;-% .-!'.'.=-'.:::::::.:'.::'-_;-.:::•=:::-:::-.'FIL:':i''',:::-:':-10:''.f'.: :''::*. :: . 4:-5-:--:Falr::- ':...:•::.,'i.;:416'.7. ': . Big Leaf Maple :-:, ' :..:','. ,:',..!:,- : f'1:.:':::'.:-.::2 '''.:--':'-i,'.:''.::.; '!.:::-.: s'.-::-.:=4:: ::;:r'f ::!-;:.: --•::.:::;--.:t•:",.-fair-:::::':"•:: ...,:. ' . 117 Big Leaf Maple 12 Poor 118 Big Leaf Maple 14 Fair 119 Douglas Fir 9 Poor 120 Douglas Fir 21 Fair 121 Douglas Fir 32 Good 122 Western Red Cedar 12 Fair 12.3 Douglas Fir 28 Good 124 Douglas Fir 25 Good : - 125. - - •• Western'RecijCedar - . •... - ..:'-- il.:- '.. .-1 --: ::'.---.. - ,' ,..--.7:- ': .•.f. : : :: ." .. ,FOie ..- . .- 126 Douglas Fir 25 Good - - 127- • .. Douglas Fir - .:*T. .- • ...*:1 --Y.' •-• ••••••: . .' 8:j . . Poor , • . IIP 128 Red Alder 129 Western Red Cedar 20 'Good Douglas Fir 17 31 Good 130 ood • 131 Red Alder 22 Good . • -• . 12•;.. Western Red:cedar.. - -•,..::.: ...;...:.,---.-,. ,,:..:-..:. ::.y_ :'- :.;;.:•.::? - .: ..-: 5•::...]?... ..:;!: , :: • :'... .Good ... ._...,•- .. . 133 Red Alder 13 Fair . - • :134:, .:• • Big Leaf Maple ., ,..•1. ,i.---• _s--:. .- ---,--. '' .•. • :. -i-.--'+.!;-:- •• H - :•.,ii :•••:4!.:-:.:-.. --.':::11-:•::•-•Fair- • -: • - . ••• •A.35' • ••Big Leaf MaPle:: -."..• . :-..-- f : ::: ..-•.-.:. ' -:,--_j: .- :- . '-' -...:1... ,..7-!..:: -.. • • .Pocir--------: .:-:•' 136 Western Red Cedar 12 Fair . -. -ITT:.•• Big Leaf Maple ,:- --- - . '.*- '1 ,:-----.::"..1 .: ,-* ..: ...• • .:_:s -,,,. 8.::::.:: -. ::: . .:?: . .Poor . • ,.. 138 Red Alder 20 Fair 139 Big Leaf Maple . 13 Fair 140 Big Leaf Maple 22 Poor NOTES: 1) GREY ROWS identify trees under 12-inches in diameter. 2) Bold denotes preserved trees. 3) Per Section 18.790.030 trees under 12-inches are not included in the preservation Total Number of Trees 149 Number of Trees Over 12 inches 81 Number of Trees Under 12 inches 68 Number of Trees Over 12 inchees to be Removed 28 Number of Trees Over 12 inches Retained 53 Percentage of Trees Over 12 Inches Retained 65-4% • We will mitigate for 50%(14 trees)of the trees removed per 18.790.030.2.b. The replacement trees will be substantially similar species per 18.790.060.0,and will be planted in accordance with section 19.790.030.0.2-4. 10 . 3 • • 01/11/2007 09:16 503549 TREE CARE U LI D PAGE 03/04 Tree Protection Plan REVISED 7/27/05 SITE ADDRESS a� la 2,S k\M AI S`3 0 0 Feu 61A Follow the below listed instructions In order to provide the proper protection before, during and after construction for tree # I. Before Conatructlan: 1S 6, xY.b _ 0/66 Aop. Non-Aop. ce—CI a. Identify and number the trees to be protected,verify by mapping and/or tagging and note the size in O.B.H. (Diameter at Breast Height), variety, health and structural conditions, review plans. Cr/'G b. Check with local government agencies for tree protection ordinances.• ❑ c. Remove any low limbs that may be in the way of construction equipment, and prune as neede to adhere NAA standards. jar. ❑ d. Leave a protective covering on the soil, i.e., existing groundcover or mulch. ET 0 e. Notify all other contractors that these trees are to be saved and protected. p'❑ f. install a temporary 6'high metal no-climb fence to protect the trees and their root systems. Install tree protection sign on fence, Posts located 10' on center as a general rule. For every • inch in diameter of the trunk (D.B.H.) allow up to 1 foot of radius from the trunk as the protected area. (Example: 24"D.S.N. = 24'radius of protected root system.) Ideally, we need to protect more than the drip zone. The drip zone into the trunk Is the support roots tha hold the tree up. The roots from that drip zone out provide nutrition, water and oxygen. Try tc avoid loss of more than 30% of root on any one side. This allows some encroachment within the drip line, This should be determined on a case by case site conditions reviewed. (SEE ENCLOSED SITE PLAN) ❑ l�g. Identify any insect or disease problems that may require treatment. ❑ 0' h. Engineer and design proposed structures and construction to avoid root loss. Bridge type foundations can save major roots. ❑ i. 'Design landscape islands and planting areas large enough to accommodate trees at maturity. ❑ ,e'er j. Plant the right tree in the right place. Avoid future conflicts with buildings and utilities. o k. Have an experienced Arborist review landscape plan to assure the right tree Is planted in the right place and proposed changes don't kill retained mature trees. >1 ❑ I. Consider tree removals adjacent to trees to be saved for wind related stability concerns. • 01/11/2007 09:16 581549 TREE CARE UFL ITED PA( 04/04 App. Non-Apo. jd� ❑ m. Check for past and proposed.grade and drainage changes, consider the effects. • ,el' ❑ n. Check trees for stability. ❑ o. Remove all trees that would not survive the effects of change. Remove all hazardous trees. ❑ p. Minimize environmental changes. IL During Construction: ,ti' ❑ a. Keep equipment off of the root system to avoid compaction. ❑ b. Keep equipment away from structure to prevent damage to trunk and limbs. 0 c. Don't allow chemicals to be dumped on the ground near the tree, i.e., gasoline, diesel, paint, herbicide, cleaner, thinners,etc. if ❑ d. Provide means of temporary irrigation if the project runs through the summer. /— ❑ e. If roots or limbs are cut or damaged, have them inspected by an ISA Certified Arborist and repaired or treated according to his/her recommendations. yY ❑ 1. Protect the trees from excessive heat, i.e., equipment, paving and/or burning. /l O g. Avoid trenching through the root systems, boring under them or hand digging can save roots. ❑ h. Contact the ISA Certified Arborist familiar with the site prior to and during any activity within • the drip zone or tree protection fencing for consultation. III. After Construction: ❑ a. Carefully landscape the area under the tree, being careful of the roots and structure. Use plantings that will live under the same conditions as that of the tree. ❑ 7. b. Provide insect and disease-control,fertilization and pruning as needed or adhere to long-term protection plan if provided. ❑ c. Avoid direct irrigation spraying onto the trunk. The amount of irrigation needed to keep new plantings alive can often be enough to kill mature trees. ❑ d. Do not cover existing root systems with more than 2"of soil. The more soil you add, the greater the chances of damaging the root system. ❑ e. Provide irrigation and/or drainage to emulate pre-construction conditions. NOTE: This tree protection plan identifies construction protection measures to prevent unwarranted tree loss. The identified measures limit the amount of earth disturbance surrounding the trees, and limit the removal of the tree's root systems. Due to the variation of every project, it Is unlikely all of the above identified measures can be practicably applied to each Individual tree; nor is it likely each measure Is necessary to retain each tree. Prior to the beginning of construction a meeting between a certified arborist and the necessary contractors will be held to determine the appropriate level of protection for each tree, in relation to what work needs to be completed in the tree's vicinity. On site supervision by a certified arborist will be determined and supplied as necessary. • • * ' . • 414.-- - . en wt 181 MIA _ v • V Y .-,.. .. V v v V •• �. r_�r 0.1U �N � I�_ OCINS vatic trr_:�ou.vwv..,!-.......... �. ' , Kurt MD._ _ TREE PRESERVATION LEGEND I �� :;'� • 0kiLl LOTrt7 • ,ROOT PROMOTION ZONE ' ` .c-}-`• !'-'4,..`,01/.1_x► . •ROOT IMPACT ZONE i �. ��` sw I ut • B 11 NW 10,-... X ` LGTiid' , '' D W (1 ) / Igor Ii 0 \ (-...ce5.- 13_,_<,....-7.12___________ 014: .231 , .,.. --,,fio. ..---"0" Q' • 4111111/11�� n n lit.:1::"Y.::.; f/' ^ r .' I r1 VEOETATrON r . I \. cow r , . D " !1D LOT f t8 I I i N3. rRAcr v^ II COPPER CR4-EKSTAGE4 '\* 8 irk 1e \ =3 f • 1' °°"'� This plan has r 11 pproved by. m J . �: r" 1 c_E. er r : - I � M N '� . to �- I ed A , Pltt-416Q • • iti ef.:'rA.r 2 �' / ;' Tree Care tt�pes n(tmtted,Inc. �,,,,, •o Box 156 1.a196 Oa w go, OR 9703S • �/ S • 5.3/155 + 7 . Dated J--41-d ` COPPER CREEK STAGE M14, co • - tcrr 121—--- / .. ..A.:• �• . CV a � k ' Si planningResourcestnc. ^� "s 1 COON Win La; • FERN HOLLOW PLANNED WC DEVELOPMENT J`", F°•'s •�'".•'" �.a. ll 'ro`"°"� Tree Preservation Plan J S!1 CO • • • • DRAFT Natural Resource Assessment Report Mainsail Homes Durham Road Project Prepared for Mainsail Homes !`• 13325 S.W. Genesis Loop Tigard, OR 97223 Prepared by David Evans and Associates, Inc. 2100 SW River Parkway Portland, Oregon 97201 June 2006 • • • CleanWater Services Our commitment is clear. Sensitive Areas Certification Property Owner Name Mainsail Homes, Inc. Address 13325 S.W.Genesis Loop . City/State/Zlp Tigard,OR 97223 Telephone Fax 503-349-4925 503-620-8911 E-mail Mainsailhomes@aol.com Authorized Agent Name Scott Haning Address Same as above City/State/Zip Same Telephone Fax (• Same E-mail Project Location Street,road, or other descriptive location 4800 NE Cornell Road, Hillsboro,OR 97124 Legal Description: Quarter Section Township Range NW 14 2 South 1 West In or near(city or town) County Tax Map# Tax Lot# • Tigard Washington 11CD 15300 Waterway River Mile Latitude Longitude Unnamed tributary N/A 45° 24.21'N 122° 46.55'W Adjacent Project Information Street, road, or other descriptive location Legal Description: Quarter Section Township Range In or near(city or town) County Tax Map# Tax Lot# Waterway River Mile Latitude Longitude ( 411) • • An on-site,water-quality-sensitive areas reconnaissance was completed on: Date By Title Company 3/12/06 Phil Rickus Ecologist DEA, Inc. A. Existence of Water-Quality-Sensitive Areas As defined in the Rules and Regulations of each Surface Water Management District,water- quality-sensitive areas: ❑ do ®do not exist on site(check appropriate box). ® do ❑do not exist within 200'on adjacent properties,or❑ unable to evaluate adjacent property(check appropriate box). • If water-quality-sensitive areas exist, complete Section B below. • If water-quality-sensitive areas do not exist,skip Section B,sign this form and submit to USA with plan approval package. B.Types of Water-Quality-Sensitive Areas The type(s)of water-quality-sensitive area(s)that occur on site are(check all that apply): wetland(s) •❑seep(s) ❑intermittent stream(s) ®perennial stream(s) ❑ponds Sign this form and submit to USA with plan approval package and one(1)copy of: • Wetland Delineation Report(if wetlands occur on site) ( • • Stream Assessment Technique Stream Surrey Form and maps(rf intermittent or perennial streams occur on site) • Vegetated Corridor Conditions Report, including a base map showing the location of all water-quality-sensitive areas,vegetated corridors,and condition of vegetated corridors I certify that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information is true,complete,and accurate. Property Owner:' Scott Haring (( — Print/Type Nam-' Print/Type Title <7i/ I Signature Title 0. 27-o(P Date {_ • • • Mainsail Homes Durham Road Project Natural Resource Assessment Report • Table of Contents 1 INTRODUCTION 1 1.1 SITE DESCRIPTION 4 1.2 PROJECT DESCRIPTION 1 2 METHODS 1 3 RESULTS ---•••-- 3 3.1.1 PRELIMINARY RESOURCE REVIEW 3 3.1.2 FIELD RESULTS 6 3.2 ON-SITE WATER QUALITY SENSITIVE AREAS(WQSA) 6 3.3 OFF-SITE WATER QUALITY SENSITIVE AREAS 6 3.3.1 Tributaries 6 3.3.2 Bench Wetland(Plots 1-2) 6 34 OFF-SITE WATER QUALITY SENSITIVE AREAS 8 3.5 VEGETATED CORRIDOR PLANT COMMUNITIES 8 3.5.1 Description,Location, and Condition 8 3.5.2 Vegetated Corridor Widths 10 4 PROJECT IMPACTS AND MITIGATION 11 • 5 SUMMARY 11 6 PREPARERS 11 APPENDICES ,• 14 APPENDIX A:SITE PHOTOGRAPHS 15 APPENDIX B:WETLAND DETERMINATION DATA SHEETS 16 List of Figures FIGURE 1.PROJECT VICINITY 2 FIGURE 2.BEAVERTON NW/MAP 4 FIGURE 3. SOIL SURVEY MAP 5 FIGURE 4. WATER QUALITY SENSITIVE AREAS AND VEGETATED CORRIDORS MAP 7 List of Tables TABLE 1. VEGETATED CORRIDOR A AS SAMPLED AT PLOT A 9 TABLE 2. VEGETATED CORRIDOR B,AS SAMPLED AT PLOT B 9 TABLE 3. VEGETATED CORRIDOR C,AS SAMPLED AT PLOT C 10 TABLE 4. VEGETATED CORRIDOR D,AS SAMPLED AT PLOT D 10 • June 2006 Page i • • Malnset Homes Durham Road Project Natural Resource Assessment Report T INTRODUCTION 1.1 SITE DESCRIPTION • David Evans and Associates, Inc. (DEA) conducted a Natural Resource Assessment on April 11, 2006, for the Mainsail Homes Durham Road Project in Tigard, Oregon (Township 2 South,Range 1 West,Section 14,Willamette Meridian). The study area parcel consists of an irregular polygon between the developed headwaters of two unnamed tributaries to the Tualatin River, which join immediately south of the subject parcel(Figure 1).The wetted nhannel of the tributaries was approximately two feet wide at the time of the site visit,with approximately 10 foot wide banks. Steep slopes lead up from the tributaries before leveling off in the northern portion of the parcel adjacent to Durham Road and existing residences. The level areas have been historically cleared of tree and shrub vegetation. The surrounding area consists of residential and commercial land uses, with natural area spaces concentrated within the riparian area of the tributaries and the Tualatin River less than'/rm le to the south. 1.2 PROJECT DESCRIPTION The project consists of residential development within the level,previously disturbed areas that lie in the northernmost portion of the subject property. No impacts to vegetated corridors or wetlands are anticipated from this project. i 2 METHODS DEA completed a wetland delineation on April 11,2006,using the routine on-site method described in the U.S. Arnry Corps of Engineers (USACE) Wetland Delineation Manual (Environmental Laboratory 1987).This method requires an area to possess a prevalence of hydrophytic vegetation,hydric soils, and wetland hydrology.Vegetation plots and wetland boundaries were surveyed and mapped on a two-foot contour. Data sheets were completed at each sample plot documenting the vegetation, soils, and hydrology. Sample plots were chosen that represent typical wetland and upland plant communities encountered on the site. Paired upland/wetland plots were used to determine wetland boundaries. Data sheets for each sample point are provided in Appendix B. A formal wetland delineation report has not been prepared because no impacts to wetlands are proposed. The two tributaries and one small, emergent bench wetland were identified as a jurisdictional waters of the state and U.S. Site conditions were documented at three sample points.Results of the delineation are included in the following sections. ip June 2006 Page 1 • Heine@ Homes Durham Road Project Natural Resource Assessment Report • Figure 1. Project Vicinity • June 2006 Page 2 • • �a tr • �r., I•• cos, 'ry ,7y},J J.a,, GY .00 .efo,,,,5! ....... ... f r...„1 .• ... ..,.... _ `.. �...w .,.�� r ye \: 4 '+G.• �,r. `\,� �• .ore it^..,}•.•• `- '.• a' .A I.' d.'� V�y`.''• '..i t ! • .:.?.\• r1 +a•' ;t" •a„„?. .. ... •: ,; \yb1• ' Vii•, J•.,,• 6 e•mb. t\3 \, .,P i(~ :),:,, .!,:t”:..• .. `•t s. � •C:`;.•i'ea 11. t ., t'. ♦fir! `;',.%•••) 1'•:lli ' ..., •,,,,..- ../; . cut\..,.....,'--`4--7-::-/.,...c. 0 \\', ,,,7::',...A,vi:•;.•,:c --•:: .:: • ,..' , k ? -•-•ri-:.Ir. ., --;„..::::::-.,...„/ c.:, ;‘ i'-' ' / \..ik' ':'''' \ Ill■ 4,-...„../ \ A \ . , it '? It lit 4./ •., ..„ -• • . . .,... . .,. -4\0 9>,,v-...2,„1„.,. -.1. ••• .., - ., 1 f •t: eri-:-..c. ./ .4-A',w? i{\~`• L P,, •k.. °.`y,_.r'' ., 44°.#:tto.!,,'—i34 e. ;� C `iJ •�.... ,') \ / `� ii':1 ,y .. ,sf '4 `• .: .\... 1.�1•.'• Y `*, y ' 1••• -' d• A •,, 1., \ :•x•....;t. c•+ ,''` p `\ •,,r ' P\•�\ R-•'K;y ,.',.,::,, �.,• '','....\'‘,1,-..'''..'-,t„.,. i. \.t. •�'; • S • Mainsail Homes Durham Road Project Natural Resource Assessment Report • DEA delineated the extent of water quality sensitive areas on April 11,2006.Slopes rising from the water quality sensitive areas were measured and plant species and vegetated corridors (buffers)were analyzed. Sample plots were taken following methods outlined in the CWS Design and Construction Standards Manual(CWS 2004). Adjacent properties were analyzed within an area extending 200 feet beyond the project parcel(Tax lot 15300) to determine whether any water quality sensitive area might require a vegetated corridor within the project parcel. 3 RESULTS 3.1.1 PRELIMINARY RESOURCE REVIEW Reference materials were reviewed prior to the field investigation to provide information regarding the possible presence of wetlands, water features, hydric soils, wetland hydrology,and site topography.The materials reviewed included: • Beaverton, Oregon,7.5 minute Quadrangle,U.S.Geological Survey(USGS 1961) . Beaverton, Oregon,National Wetlands Inventory(NWI) 7.5 minute quadrangle maps, U.S. Fish and Wildlife Service(USFWS 1981) . Soil Survey of Washington County Area, Oregon, U.S. Soil Conservation Service ,(U982) ti`• The Beaverton(SCS) ,SDA Oreg1on,USGS Quadrangle was examined to determine water features and topography of the site and adjacent properties that might influence on-site conditions (Figure 1). The Beaverton,Oregon NWI map(Figure 2)was reviewed to determine if any hydric soils are mapped on site. The Soil Survey map (Figure 3) was examined to determine if wetlands are mapped on site. 3.1.1.1 Wetland Inventory Maps The Beaverton, Oregon NWI map (Figure 2) identifies the western tributary as a • palustrine, forested,broad-leaved deciduous,saturated, semipermanent, seasonal(PFO1Y) wetland.No other wetland or water features were mapped within the study area. C ,• June 2006 Page 3 • • Mainsail Homes Durham Road Project Natural Resource Assessment Report Figure 2. Beaverton NWt Map • • June 2006 Page 4 • • .. Resourres Assessment MaInsat7 Homes Durham Road Projec:t Natural ISISISSIMMESIR2412Wark&SNI:liCi.APPINIMi:::7:20.`...gvt3i.i 01.A VA. Types of Wetlands • ..,.. -. • — t PFOIY Palustrine,forested,broad-leaved deciduous, : , .. t lg.. i.i.:-. :: r.F1/4. .1-: ,14 41;,,'of. \ - ---•- saturated/semiperrnanent/seasonals •••!::-. --- -• / -,' •a■ % -. 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These soil series are not listed as hydric by the Natural Resource Conservation Service (NRCS) (NRCS 1990) or the National Technical Committee for Hydric Soils(NTCHS)(NTCHS I991).However,the Quatama loam 3-7% slopes,which lie along the level areas in the north,can contain hydric Huberly inclusions. 3.1.2 FIELD RESULTS The field investigation was completed on April 11, 2006. Data sheets documenting the findings at each of the sample plots are included in the Appendix. B. Plot locations and wetland boundaries are shown on Figure 4. The field investigation covered the entire subject parcel. Vegetation, soils, and hydrologic conditions for these areas are provided below. 3.2 ON-SITE WATER QUALITY SENSITIVE AREAS(WQSA) No water quality sensitive areas(WQSAs)were identified within the study area. 3.3 OFF-SITE WATER QUALITY SENSITIVE AREAS The wetland delineation identified the presence of the following features that would qualify as WQSAs(Figure 4).These features are located outside the subject parcel boundary: . Tributaries to the Tualatin River. • Emergent bench wetlands bordering the westernmost tributary at the base of slope. 3.3.1 Tributaries Two unnamed tributaries to the Tualatin River were identified outside the subject parcel. The ordinary high water mark (OHWM) of the tributaries was based on the change between vegetation presence/absence along the channel banks. Since the banks are steep, the distinction between the creek and adjacent uplands was obvious and is not documented with plots. 3.3.2 Bench Wetland(Plots 1-2) This area consists of a wetland bench along the westernmost tributary,which is mapped as a forested wetland on the NWI. Himalayan blackberry (Rubus armeniacus) (formerly referred to as Rubus discolor, FACU) covers nearly the entire area, except for'a small portion of the bench upslope of the tributary at the base of slope leading down from the subject property(Photo 4). • June 2006 Page 6 • 0 Mainsail Homes Durham Road Project Natural Resource Assessment Report • Figure 4. Water Quality Sensitive Areas and Vegetated Corridors Map • \ . I • p0 Page 7 • • , 14141141424144r..020,,L ... .oft•i '':•.." •,• • • • ............ • i 1 I. 4 ,..., . ,, 1 Jr4;a. .-• •..... , ••.:. •.. . . - .., ,..,. • : . ••,,. „,. : ""- ; '• . . i APPROXik •.•.. • .1 ) i ' • . ., k i --- . ., , . ; • .,. .„." .....,.., , . 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I CONuedcie • Coati ftlieor ItraA ow_ or ntaurz ---____ sierAr.,sum7st.wietwo---..morr ®tultuncw nov .ovum..._Plot iticAncw a"rifourmes r,..::.-;;;•;,..4 avilteur .•.-* ' •--" Nexvo 49' "4"44:144MAY ., ..• . 0 . , • ' Arne eau 0 20 40 . 80 F-Ezr 0 • 0 . • • S Morsel Manes Dufiem Road Project Natural Resource Assessment Report • The tree strata within wetland Plot 1 includes only very scattered red alder(Alnus rubra, FAC). Dominant herbaceous vegetation includes lady fern(Athryrium filix-femina,FAC), skunk cabbage(Lysichiton americanum, OBL), reed canarygrass(Phalaris arundinacea, FACW), and horsetail(Equisetum arvense, MC). This community was determined to be hydrophytic because more than 50 percent of the dominant species were FAC or wetter. Soils were determined to be hydric due to low chroma: a very dark gray(10YR 3/1)silty clay loam with no mottles down to 16 inches. Wetland hydrology indicators were present in the form of saturation to the surface, and wetland drainage patterns (i.e. depressional area). The vegetation in Plot 2, located upslope of the wetland along the tributary, consisted entirely of Himalayan blackberry and trailing blackberry (Rubus ursinus, FACU). This community was determined to be non hydrophytic because less than 50%of the dominant species were FAC or wetter, and no hydric soil or hydrology was present. The wetland boundary was steep and obvious upslope of this wetland, which is fed by groundwater emerging from the steep slope above.No other seeps or wetland were present. 3.4 OFF-SITE WATER QUALITY SENSITIVE AREAS - The tributaries extend off-site,but no other off-site WQSAs were identified within 200 feet of the study area. Ali Mir 3.5 VEGETATED CORRIDOR PLANT COMMUNITIES 3.5.1 Description, Location, and Condition The on-site investigation of vegetated corridors within the project study area resulted in the identification of four plant communities.The five communities include: • Community k Himalayan Blackberry • Community B:Coniferous Forest with weedy understory • Community C:Multi-story Mixed Coniferous Forest • Community D:Red Alder/Himalayan Blackberry A description of each plant community,along with a representative species list,is provided below.The location of each community is depicted in Figure 4. 3.5.1.1 Plant Community A: Himalayan Blackberry This plant community is located along the steep slopes leading down to the tributary in the eastern portion of the parcel. This community is dominated entirely by Himalayan blackberry(Table 1).All areas identified as Plant Community A were considered to be in a "Degraded"condition due to the high percentage cover of non-native species and the lack of a tree canopy. June 2006 Page 8 • • Mainsail Homes Durham Road Protect Natural Resource Assessment Report • Table 1. Vegetated Corridor A, as Sampled at Plot A Scientific Name Common Name %Cover Stratum Status Rubus anneniacus Himalayan blackberry 110 S Invasive Total 110 Canopy Cover=0% Non-native, Noxious or Invasive= 100%(110/110) Condition=Degraded Native=0% 3.5.1.2 Plant Community B: Open Coniferous Forest with Weedy Understory This plant community is located in the central portion of the parcel. It is dominated by a robust tree layer, but has been invaded by a weedy shrub and woody vine strata. Tree species include Douglas fir (Pseudotsuga menziesii), western redcedar (Thuja plicata), and red alder, among others. Rnglich ivy and Fnglich holly are both dominant in the shrub layer, and are mixed with native species such as beaked hazelnut(Corylus cornuta) and Indian plum(Oemleria cerrasiformis). The herb layer consists of a mixture of native and forbs.Table 2 provides a representative sample plot for Plant Community B,as sampled at Plot B. All areas identified as Plant Community B were considered to be in a"Marginal"condition due to slightly less than 80%cover by Native species. • Table 2. Vegetated Corridor B, as Sampled at Plot B Scientific Name Common Name %Cover Stratum Status Alnus rubra Red alder 30 T ' Native Acer macrophy#um Big-leaf maple 20 T Native Pseudotsuga menziesff Douglas fir 20 T Native ThuJa picots western redcedar 20 T Native Oemleria cerrasiformis Indian plum 20 S Native flex aqulfolum English holly 20 S Invasive Hedera heir English ivy 20 S Invasive Corylus comuta beaked hazelnut 5 S Native Hydrophyium tenuipes Pacfic waterleaf 15 H Native Polystidwm munitum Swordfem 5 H Native Total 175. Canopy Cover=90% Non-native, Noxious or Invasive=23%(40/175) Condition=Marginal Native=77%(135/175) 3.5.1.3 Plant Community C: Multiple-Story Mixed Coniferous Forest This plant community was located in the south central portion of the property,upslope of i • the confluence of the tributaries,extending upslope to just above the break in slope.This is June 2006 Page 9 • Mainsei Homes Durham Road Project Natural Resoutoe Assessment Report • a fairly unaltered plant community that consists of remnant big-leaf maple and Douglas fir trees above shrubs such as Indian plum and beaked hazelnut. Plot C provides a sample plot for this plant community,which was considered to be in a"Good"condition,as shown by Table 3_ Table 3. Vegetated Corridor C, as Sampled at Plot C Scientific Name Common Name %Cover Stratum Status Pseudotsuga menziess Douglas fir 45 T Native Acer macrophyfum Big-leaf maple 45 T Native Thuja pflceta western redcedar 10 T Native Oemleria cerrasiformis Indian plum 40 S Native Ilex aquifobum English holly 5 S Invasive Coq/us comute beaked hazelnut 5 S Native Polystichum munitum swordfem 25 H Native Total 175 Canopy Cover=100% Non-native,Noxious or Invasive= 3%(5/175) Condition=Good Native=97%(170/175) 3.5.1.4 Plant Community D: Red Alder/Himalayan Blackberry This plant community is located along the slope leading down to the floodplain of the • tributary in the western portion of the parcel. This community is dominated by scattered young red alder and a thick layer of Himalayan blackberry. Table 4 provides a representative sample plot for Plant Community D, as sampled at Plot D. All areas identified as Plant Community A were considered to be in a "Degraded"condition due to the high percentage cover of invasive species in spite of a 40%tree cover. Table 4. Vegetated Corridor D, as Sampled at Plot D Scientific Name Common Name %Cover Stratum Status Altus rubra red alder ' 30 T Native Thuja Ocala western redcedar 5 T Native Pseudotsuge menziesf Douglas fir 5 T Native Ilex equifoffum English holly 5 S Invasive Rubus armeniacus Himalayan blackberry 95 S Invasive Total 140 Canopy Cover=40% Non-native, Noxious or Invasive=71%(100/140) Condition=Degraded Native=29%(40/140) • 3.5.2 Vegetated Corridor Widths Vegetated corridor widths were determined based on the methodology outlined in"Chapter 3 of CWS Design and Construction Standards Manual(CWS 2004). This methodology • June 2006 Page 10 • • Mainsail Homes Durham Road Project Natural Resource Assessment Report • uses drainage area, flow regime (i.e., perennial or intermittent), and the gradient of adjacent slopes to determine vegetated corridor widths. According to CWS, widths can range from a minimum of 15 feet to a maximum of 200 feet. Steep slopes (i.e., greater than or equal to 25 percent slope) were encountered along the entire length of the tributaries as mapped. The client has received a stamped geateclmical report, which can be used to reduce the buffer width from 35 feet to 15 feet from the break in slope, as shown in Figure 4. Therefore, Vegetated Corridors for this project would extend 15 feet from the break in slope, except in one location in the eastern portion of the subject parcel,where the 50 foot buffer extends beyond the area that is 15 feet beyond the break in slope. 4 PROJECT IMPACTS AND MITIGATION The vegetated corridor would be upgraded per CWS requirements found in Appendix D of the CWS Design and Construction Standards Manual(CWS 2004). Actions to upgrade the first 50 feet of all corridors upslope of the WQSA will be required for areas within the existing parcel and for any new parcels purchased for the final project area. The corridor area within the subject parcel that is in"degraded"condition would need to be enhanced to "good" condition and weeds would need to be removed by hand or mechanically as described in Chapter 3 of the Storm and Surface Water Rules(CWS 2004). The corridor area,within the subject parcel,that is in"marginal"or"good"will need to be upgraded to • "good" condition as well, but using small equipment or by hand, respectively. The proposed project will avoid impacts to the Vegetative Corridors.Therefore,the project will require no additional mitigation. 5 SUMMARY Three Water Quality Sensitive Areas were identified in the project study area. These include the wetlands at the base of slope of the westernmost tributary,and both tributaries within their banks. 6 PREPARERS Phil Rickus, DEA Ecologist, and Joe Zimmerman, DEA Natural Resource Specialist, performed the site assessment. Mr. Rickus is the principal author of this report. Ethan Rosenthal provided Total Quality Management reviews of this report. Kelly Winter, DEA Administrative Assistant, prepared all report drafts. Melissa Foltz, DEA Graphics Assistant,prepared the report graphics. Preparer Reviewer June 2006 Page 11 • • Marnsai Homes Durham Road Project Natural Resource Assessment Report • File Name: P:\M\MNSL00000001\0600lNFO\0670Reports10677 Natural Resource Assessmemt0677A DRAFT Natural Resources Assessment\DRAFT NR Report MNSL 20060421.doc • • • ( • . June 2006 Page 12 • • Mainsail Homes Durham Road Project Natural Resource Assessment Report ,111 REFERENCES Clean Water Services(CWS).2004. Design and Construction Standards for Sanitary and surface Water Management. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1,U.S.Army Engineer Waterways Experiment Station, Vicksburg,Mississippi. Hitchcock,L.C.,and A. Cronquist. 1973.Flora of the Pacific Northwest. University of Oregon Press. Munsell Color. 1990.Munsell Soil Color Charts, 1990 Edition.Baltimore,Maryland. National Technical Committee for Hydric Soils. 1991.Hydric soils of the United States. USDA Soil Conservation Service. Oregon Department of Agriculture. Oregon's Quarantine Against Noxious Weeds. Accessed on the internet,April 22,2006. http://www.oda.state.or.us/Plant/weed_contir4/noxweedquar.html U.S. Department of Agriculture(USDA)Soil Conservation Service. 1982. Soil Survey of Washington County,Oregon. U.S.Army Corps of Engineers(USACE). 1993. Supplement to National list of plant species that occur in wetlands:Northwest(Region 9). U.S.Department of Agriculture(USDA). 1988.Hydric Soils of the State of Oregon.Soil Conservation Service,in cooperati on with the National Technical Committee for • Hydric Soils.Washington D.C. U.S.Fish and Wildlife Service(USFWS). 1988.National list of plant species that occur in wetlands:Northwest(Region 9). U.S..Fish and Wildlife Service,Biological Report 88(26.9). U.S.Fish and Wildlife Service(USFWS). 1982.National Wetlands Inventory,Beaverton, Oregon quadrangle map.Office of Biological Services. U.S. Geological Service(USGS). 1961 Beaverton,Oregon,7.5 minute Quadrangle. June 2006 Page 13 • Meinsar7 Homes Durham Road Project Natural Resource Assessment Report • APPENDICES (.. Page 14 June 2006 • • Metrical Homes Durham Road Project Natural Resource Assessment Report • APPENDIX A: SITE PHOTOGRAPHS • (. • June 2006 Page 15 • • MeiraalJ Homes Durham Road Project Natural Resource Assessment Report '• T' 4' /.�^`:..; rT� rte'"uiAy' ? : \A\ , rte i_.� . � • . V '�- fa Ti,. -- - -----r ._ `-:may" `!--e• - - y^`_.-cam,,.'! '_ Photo 1: Tribute in the eastern portion of the subject parcel > .,qty x ..,411 _ _. :' ► ,: -„, „ .... - _ __ .,..--..`k,....N4"."" .--'"'a'. ="li'..--'-.....- 46-....::-...t:- ,. _n+tic 4 - -�.¢ ':;,.Y.. • • Photo 2: Vegetated Corridor A upslope of the tributary location shown in Photo 1 • ! 0 June 2006 • • • Mainsail Homes Durham Road Project Natural Resource Assessment Report • i` 1 a i - 'f, •- -z�: .b �\ • ,/ • • f jJctt r i1 1 tilt � 1.w?±.,•• ._i 1.: ..GL` i �` ., "s `� •. i y ti' t Photo 3: Vegetated Corridor B understory vegetation below Douglas fir canopy Wit... r . . 'di' ° If' 1 Photo 4: Vegetation off-property south of the tributary upslope of Photo 1 ( hors 2006 • • • M lnsaaHomes Durham Road Project Natural Resource Assessment Report 4110 ti "`r'. 1 i....;.:2_%- ;:l ft -:-.'ate, _ t4 � k �ir y ., -'-rte' L,4,41.4,.:',..,;,•sue .►. n..1'Y'�' 'i•' 4. cam- S .._ v d' . .), t -5".m L �+. Photo 5: Vegetated Corridor C upslope of the creek in the central portion of the study area • g JS f A4 7'a{ y, 4 Y•, �✓ 1'\..!.,..,,....„......,.1.,,......„....f.,......._ _..e lc: , _ _...... ..... .,.. „ , . ...., _. ,.. . ,. .,. .t...„ T 1 %. } .y y _l,--:.-;_;1J x x• lti-�' :� r3�h $t +- ,�a n c rH�� ,1 �.}7 y � ¢ i X7 •f-Y` "?y. .y `*X s'.- �1}! - ,, F4 .ice J' .. LC . 6 tl- .v.; "L_ �4 - - _�i. 1 ..eR,�s J. Photo 6: Vegetated Corridor D in the western portion of the subject parcel. The confluence of the tributaries lies near center of the photo below blackberry, and wetland lies between photo and viewer. ill .dm 2006 : • S Malnsae Homes Durban►Road Pmject Natural Resource Assessment Report . • APPENDIX B: WETLAND DETERMINATION DATA SHEETS i • June 2006 Page 16 • • qI": ill .. DATA FORM- ROUTINE WETLAND DETERMINATION (1987 COE Wedends DeIlneetlon Menu �,,,q ' :R = past: ;. .. .. ..c!'!^w. Applicant/Owner. Mainsail Homes County: Washington. Investigator Phil Riotous,Joe Zimmerman State: Oregon Do Normal Circumstances exist on the site? tgI Yes ❑ No Community ID: _Is the site significantly disturbed(Atypical Situation)? ❑ Yes El No Transect ID: Is Area a Potential Problem Area? 13 Yes ® , No Plot ID: 1 r $ IM_ tra Dgrriinant Si,ifii004:w1.X: ;hiii br .~. . It ., , f kirr_a $ iiii#1ced=:w(X':. ,fr ator.':, 1 ® Alnus rubra FAC 20 1 IR Phalaris arundinacea FACW 15 2 ❑ _ 2 ® um Athyri t7oc-femina. FAC 10 3 ❑ 3 ® Equisetum arvense FAC 10 4 ❑ 4 ® Lyslchiton americanum OBL 15 . Total Tree Cover: 20 5 ❑ 1 ® Rubus anneniacus FACU 35 7 ❑ • 2 ❑ 8 ❑ 3 ❑ 9 ❑ 4 ❑ 10 ❑ 5 ❑ • , Total Herb Cover 60 I Total SapfShrub Cover: 36 !i of Dons Species=OBL;FACW or FAC(excluding FAC-): 93 Remarks: HYDROLOGY -ET R• ecorded Data(describe In Remarks) Wetland Hydrology Indicators: U Stream,Lake.or Tide Gauge Prbnerypxfcalbre: Secondary hndkakes(2or Mee?'seabed): 11- Aerial Photographs ❑ Inundated U O• rdd'aed Root Channels in Upper 12' Other -a r- S• aturated In Upper 12 Inches t- W• ater-Stained Leaves ' ' N• o recorded data available ❑ Water Marks ❑ Local Soil Survey Data Field Observations: l Drift Lines ❑ FAC-Neutral Test ii• Depth d Surface Water (In) -13— S• ediment Deposits -cr- O• ther(explain In remarks) Depth to Free Water in Pk: >16 (In.) `it D• rainage Patterns in Wetlands ❑ Depth to Saturated Soil >6 0n) V Remarks: • SOILS Map Unit Name(series and Phase): I Xerochrepts and Hapimasrolls,very stem) Drainage Class:Weldrained Taxonomy(Subgroup): Field Observations Confirm Mapped Type? Y❑ N Mashy Color Mottle Colors Mottle Ab ndanoer - Depth(echo') Horizon (Mussel Molat) (Manse!Moira} 5fra onbast Texture.Concreda%Strwhne.eta. 0.16 10YR 311 none ,none Silty clay loam dric soil Indictors: tfstosol Imo Rados Features Lora 10') —11-- K• ph Organic Conterd In Swface Layer.in Sandy Soils ❑ Kadin Epipedon U1111 Gleyed or Low-Ghana Colors ❑ Listed on National Hydric Soils List ❑ SutIldic Odor ■r II Concretions(vvfin 3'.>2rrn) D Listed on Local Hydric Sods List ❑ Aspic Moisture Regime /All Organic Streaking In Sandy Soils 'TT- O• ther(explain In remarks) Remarks: • WETLAND DETERMINATION -_ ;si-R. `• .> ,,,, •: -rte':;•:��y�s,-.:.•a.•. a: ! {:- '.-•' "r � {If` -- r; .-p', le: Vii:::,:. faroq" ictX�ytiy1P_ tsserit . �y � I "�_ ..•. 3• a�:�'., f7r1' l�J6lll�'� �f..•s,'.t+ai�..'. '.'-Ja�►moo':''.'.-.tie°} ..s..:� '.^c2.....` �<.�_':-: - ! •- 4- %s.-''-;: - Remarks: • CADOCIMROVT'S AND M M WT. • • 91/41 x2' DATA FORM- ROUTINE WETLAND DETERMINATION _ 6887 COE Wetlands Delineation Manual) :. . . ,a.- .5-., 01 r Applicant/Owner. Mainsail Homes County: Washington Investigator: Phil Rickus,Joe Zimmerman State: Oregon , Do Normal Circumstances exist on the site? 18i Yes ❑ No Communly.ID: Is the site significantly disturbed(Atypical Situation)? 0 Yes ® No Transect ID: Is Area a Potential Problem Area'? 0 Yes ® No , Plot ID: 2 VEGETATION ;:., for _�firae'Straturrl-DorrinarR Sp:m8r)c�dwfX> =(t °� - ., ` 'SEia�Fi��f. . ... .. .__, .. ., ....._�...... 11 ❑ 1 ❑ -2 ❑ 2 ❑ 3 ❑ 3 ❑ 4 ❑ 4 ❑ •- l Total Tree Cover: 0 5 ❑ ISh subSira Iii*iii<Sp a * ':`: .• '' 6 0_ 1 ® Rubus armenlacus FACU 110 7 ❑ 2 ❑' 8 ❑ 3 ❑ 9 ❑J 4 ❑ 10 ❑ 5 ❑ I Total Herb Cover 0 I Total Sap/Shrub Cover: , 110 - %of Dom.Species=OBL,FACW or FAC(excluding FAC..): 0 Renia►ks: HYDROLOGY _� R• ecorded Data(describe in Remarks) Wetland Hydrology Indicators: 17 Stream.Lake,or Tide Gauge Prmary hnfkxrbore: Secondary Indicators(2 or mom requtrer0: 1:1- Aerial Photographs Other ❑ inundated tI O• xidized Root Channels in Upper IT Saturated In Upper 12 inches Water-Stained Leaves _r N• o recorded data available [1 Water Marks Local Soil Survey Data Field Observations: ❑ Drift Lines -LI— FAC-Neutral Test 40 Depth of Surface Water (in.) ,� Sediment Deposits —u— O• ther(explain in remarks) Depth to Free Water in Pit: >16 (In.) Drainage Patterns In Wetlands -1:r Depth to Saturated Soil: >16 04 Remarks: No signs of hydrology in plot SOILS Map Unit Name(series and Phase): I Xarodvepts and Hapkaarolls,very steep Drainage Field Observations drain d Mapped Type? Y❑ N Taxonomy(Subareup) ca " Matrix Coke fAceSe Cokes Mettle Maud:arc& Depth(inches) Horizon (Munsef Moist) (Munsel Moist) SV.dCont ast Texture,Concretions Structure.eta 0.16 10YR 30 none none Sit loam ►1ydds Soil Indicates: ❑ tlistosol _:- R• edact Features(■fin 107 D H• igh Organic Content In Surface Layer in Sandy Soils ❑ Misfit Epipedon U O• leyed or Low•Chroma Colors 1T' Listed on National Hydric Soils List [I Sutdic Odor 1:1— C• oncretions(kaki 3'.>2mm) 1:r Listed on Local Hydric Soils List ❑ Aquic Moisture Regime D O• rganic Streaking hiSardy Soils 1T- O• ther(explain in remarks) . Remarks: WETLAND DETERMINATION _- '+�'"•..- - - :ir <: ;a.l¢ - _ �,:� - ".c.re 'rl:s'• 'zs;s.; ,4z::':fsv3. 4N, _. C..DOCUMENTS AND SETTWCaSWf_ADMINISTRATORINY DOCUINENT TNNSL2006W21Mt11iS1.PLOT2UPLDOC 10/27/2006 13:39 5036351* TREE CARE UNLIMI+ PAGE 01/05 TREE CARE & LANDSCAPES UNLIMITED , INC P . O . BOX 1566 LAKE OSWEGO , OREGON 97035 PHONE : 503 - 635 - 3165 FAX : 503 - 635 - 1549 FACSIMILE TRANSMITTAL SHEET TO FROM: PRI Ray Myer COMPANY: DATE: OCTOBER 27, 2006 FAX NUMBER: NO OF PAGES (INCLUDING THIS ONE): 503-684-1028 . 5 PHONE NUMBER: RE: Mainsail Homes/Scott Haning- • SW Copper Creek ❑ URGENT ❑ FOR REVIEW ❑ PLEASE COMMENT . ❑ PLEASE REPLY (0 10/27/2006 13:39 5036351 TREE CARE Ut\LIM) PAGE 02/05 Gait& ate � =- ,� ' • (tvilate6 TREE ASSESSMENT October 26, 2006 • Mainsail Homes Phone: 503-349-4925 Attn: Scott Haning e-mail: mainsallhamesCalaol.com . CC: Planning Resources RE; SW Copper Creek & SW Durham Rd. Tigard, OR Common Name Botanical Name DBH Condition] Additional Comments • 1 Douglas Fir Pseudotsuga menziesii 10 Good . 2 Douglas Fir Pseudotsuga menzlesii 10 Good 3 Douglas Fir Pseudotsuga menzlesii 13 Good 4 _ Western Red Cedar Thuja plicate 7 , Good , 2 stems; 5,5 . . 5 Douglas Fir Pseudotsuga menziesii 12 Good 6 Douglas Fir Pseudotsuga menzlesii 11 Good 7 Douglas Fir Pseudotsuga menziesii . 13 _, Good __ Douglas Fir _ Pseudotsuga menziesii 8 Good 9 Douglas Fir ' Pseudotsuga menzlesii 8 Good _ 10 Douglas Fir Pseudotsuga menzlesii . 14 . Good 11 _ Norway Maple Acer piatanoides 7 Fair 12 Western Red Cedar . Thuja pucata _ 9 Fair _13 Scarlet Oak Quercus coccinea 7 Good. 14 Black Walnut Juglans nlgra 19 Poor 3 stems: 10,11,12, basal inclusions 15 Big Leaf Maple Acer macrophyllum 25 Poor 4 stems: 12,9,14114, trunk decay 15.1 Big Leaf Maple Acer macrophyllum 22 Poor Basal inclusions 5' due east #15 16 Ponderosa Pine Pinus ponderosa 21 Poor Two leaders with inclusion at 12' _ , above ground 17 ' Apple Malys 23 Poor Decay 18 Red Alder rAlnus rubra , 11 _Poor Cavity 19 Red Alder Alnus rubra _12 _Fair 20 Red Alder Alnus rubra 10 F.alr • 21. Western Red Cedar Thuja plicate +5 Fair 22 Red Alder Alnus rubra 10 Fair 23 Red Alder Alnus rubra 10 Fair 24 _ Douglas Fir _Pseudotsuga menzlesii S Good Residential and Commercial Spraying•Fertilizing• Pruning•Landscape Installation•Landscape Maintenance•Consultation { OEMBER: National Arborist Association•International Society of Arboriculture•Oregon Association of Nurserymen Oregon Golf Course Superintendents'Association•Oregon Landscape Contractors Association State Licensed Tree Service#62635• Landscape Contractor#5659•Chemical Application#000231 • Insured. P.O. Box 1566• Lake Oswego, OR 97035. 503-635-3165 •Vancouver 360-737-2646•FAX 503-635-1549 Visit our website at www.treecarelandscapes.com • 10/27/2006 13:39 50363514110 TREE CARE UHLIMI• PAGE 03/05 Common Name Botanical Name DBN Condition Additional Comments • 25 Red Alder Alnus rubra 15 Good ' 26 Red Alder Alnus rubra 8 ' Good 26.1 Red Alder Alnus rubra 14 Good Number is duplicated on map 27 Big Leaf Maple Acer macrophyllum 18 Poor Trunk cavities 28 ,Western Red Cedar Thuja plicata 32 Good 28.1 Big Leaf Maple Acer macrophyllum 9 Poor Split trunk, 13'west of #28, 16' north of #29 29 Big Leaf Maple LAcer macrophyllum 41 Poor Hazard, large trunk cavity 30 Douglas Fir Pseudotsuga menziesii 17 Good 31 , Douglas Fir , Pseudotsuga menziesii 13 Poor Hazard, broken top, Red Ring Rot 32 Douglas Fir Pseudotsuga menziesii 22 Good 33 Big Leaf Ma•le Acer macrophyllum 12 Poor Hazard basal trunk cav' 34 Big Leaf Maple Acer macrophyllum 6 Fair 35 Big Leaf Maple Acer macrophyllum 5 Fair 36 Douglas Fir Pseudotsuga menziesii 38 Good 37 Western Red Cedar Thuja plicate 28 Good 37.1 Big Leaf Maple Acer macrophyllum 8 Poor 1' north of #37 . 38 Big Leaf Maple Acer macrophyllum 5 Fair _ 39 Big Leaf Maple Acer macrophyllum 5 Fair 40 Douglas Fir Pseudotsuga menziesii 9 Poor Suppressed 41 Douglas Fir Pseudotsuga menziesii 7 Poor Broken top 42 Big Leaf Maple Acer macrophyllum 11 Fair 43 English Hawthorne Craetagus monogyna 9 Fair 2 stems: 7,5 44 Red Alder Alnus rubra 17' Poor Hazard, trunk cavity 45 Red Alder Alnus rubra 18 Poor Hazard, trunk cavity (046 Big Leaf Maple Acer macrophyllum Poor 2 stems: 12,7, basal trunk cavity 47 Big Leaf Maple Acer macrophyllum 11 Poor Hazard, trunk cavities 48 Big Leaf Maple Acer macrophyllum 15 Poor Dieback in crown 49 Big Leaf Maple Acer macrophyllum 14 Fair 50 Red Alder Alnus rubra 10 _ Poor Leans west, high crown 51 Big Leaf Maple - Acer macrophyllum 14 Fair 52 Bi• Leaf Ma•le Acer macrophyllum 12 Poor Leans west 45 degrees,cavity 53 Big Leaf Maple Acer macrophyllum _ 10 Poor Broken top, epicormics _54 Big Leaf Maple Acer macrophyllum 16 Fair 2 stems: 14,8 55 Douglas Fir Pseudotsuga menziesli 22 Good • 56 Big Leaf Maple ,Acer macrophyllum 16 Poor 2 stems: 12,10, broken top 57 Western Red Cedar Thuja plicate 22 Good 58 BI• Leaf Ma•le Acer macrophyllum 16 . Good 59 Western Red Cedar Thuja Qlicata 8 Good 60 Big Leaf Maple Acer macrophyllum ii. Poor Decay,high crown 61 Big Leaf Maple Acer macrophyllum 17 _ Good 62 Big Leaf Maple Acer macrophyllum 7 Fair 63 Big Leaf Maple Acer macrophyllum 9 Fair 64 Big Leaf Maple Acer macrophyllum 25 Good 2 stems: 2D,15 65 Big Leaf Maple Acer macrophyllum 10 Fair 65.1 Big Leaf Maple Acer macrophyllum 14 Poor Cavity, high crown, dieback in crown, number omitted from map 66 Big Leaf Maple Acer macrophyllum - 10 Poor Dieback in crown 67 Western Red Cedar Thuja Plicate 7 Fair 68 Douglas Fir Pseudotsuga menziesil 41 ' Good , Douglas Fir Pseudotsuga menziesii 32 Good A le Malus 15 Poor 2 stems: 13,7, topped • Aft 10/27/2006 13:39 5036351` TREE CARE UNLIM1111 PAGE 04/05 Common Name Botanical Name DBN Condition Additional Comments . 71 Apple Malus 10 Poor 72 English Holly Ilex aquifolium 8 Fair 73 Douglas Fir Pseudotsuga menziesii 29 Fair Old broken top with new leader ' 74 Red Alder Alnus rubra 25 Poor Hazard, broken top, decay 75 Douglas Fir Pseudotsuga menziesil - 15 Good 76 Big Leaf Maple Acer macrophyllum 20 Poor Hazard, trunk cavity • 77 Big Leaf Maple Acer macrophyllum 10 Poor Broken top 77.1 Big Leaf Maple Acer macrophyllum 16 Good 3' west of #77 78 Red Alder Alnus rubra 23 Good - 79 Douglas Fir Pseudotsuga menziesii 18 Poor Hazard, broken toe, cavity 80 Big Leaf Maple Acer macrophyllum 8 . Poor Broken top, suppressed _ 81 Douglas Fir Pseudotsuga menziesii 15 Poor Broken top, suppressed 82 Douglas Fir , Pseudotsuga menziesii 45 Good 2 stems: 42,22 83 Big Leaf Maple Acer macrophyllum 8 Poor 84 Douglas Fir Pseudotsuga menziesii 27 Good 85 Douglas Fir Pseudotsuga menziesii 13 Good 86 Douglas Fir Pseudotsuga menziesii 8 Poor 87 Douglas Fir Pseudotsuga menziesii 13 Fair 88 Big Leaf Maple Acer macrophyllum 8 Fair 89 Big Leaf Maple Acer macrophyllum 11 Fair 90 Big Leaf Maple Acer macrophyllum 10 Fair 91 Big Leaf Maple Acer macrophyllum 10 Fair 92 Big Leaf Maple Acer macrophyllum 27 Poor Hazard, 2 stem: 26,7, basal cavity 93 Big Leaf Maple Acer macrophyllum 9 Fair 94 Big Leaf Maple Acer macrophyllum 12 Fair •95 Western Red Cedar Thuja plicata 11 Good 96 Big Leaf Maple Acer macrophyllum 37 Poor , Trunk decay 97 Western Red Cedar Thuja plicate 6 ' Poor Trunk decay _98 Western Red Cedar Thuja plicate 7 _ Fair 99 Douglas Fir Pseudotsuga menziesii 8 Poor 99A Western Red Cedar Thuja plicate 8 Fair 100 Douglas Fir ' Pseudotsuga menziesii 39 Good 100A Does not exist 101 Big Leaf Maple Acer macrophyllum 9 Fair 102 Big Leaf Maple Acer macrophyllum 15 Fair 103 Bi. Leaf Ma.le Acer macrophyllum 9 Poor Trunk cavi • 104 Red Alder Alnus rubra 22 Poor 105 Western Red Cedar Thuja plicate 16 Good • 106 Western Hemlock Tsuga heterophylla 32 Fair 2 leaders at 8' above ground 107 Western Red Cedar Thuja plicata 17 Good 107. Big Leaf Maple Acer macrophyllum 16 Poor Broken top, trunk decay, 5'south of H1 #107 108 Big Leaf Maple Acer macrophyllum 10 Poor 109 Big Leaf Maple Acer macrophyllum 16 Poor 2 stems: 12,10 110 Big Leaf Maple Acer macrophyllum 15 Poor _2 stems: 13,7, broken top 111 Big Leaf Maple Acer macrophyllum 7 Poor Broken top . 112 Big Leaf Maple Acer macrophyllum 15 Poor Hazard, 2 stems: 13,14, large • cavity in 13"stem 113 Big Leaf Maple Acer rnacrophyllurn 14 Fair 114 Western Red Cedar Thuja plicata 10 Fair 115 Big Leaf Maple Acer maa-ophyilum 10 Fair • _ • 10.6 Big Leaf Maple • Acer macrophyllum m ` 7 Fair ' - 10/27/2006 I3:39 5036351 TREE CARE U .LIMI• PAGE 05/05 Common Name Botanical Name — DIM condition ' Additional Comments ifib 117 Big Leaf Maple Acer macrophyllum 12 Poor 118 Big Leaf Maple Acer macrophyllurrr 14 Fair 2 stems: 12,7 119 Douglas Fir Pseudotsuga menziesii 9 Poor Suppressed 120 Douglas Fir Pseudotsuga menziesii 21 Fair 121 Douglas Fir Pseudotsuga menziesii 32 Good 122 Western Red Cedar Thuja plicate 12 Fair 123 Douglas Fir Pseudotsuga menziesii 28 Good 124 Douglas Fir Pseudotsuga menziesii _25 Good 125 Western Red Cedar Thuje plicate 7 Fair 126 Douglas Fir Pseudotsuga menziesii 25 Good 127 Douglas Fir _ Pseudotsuga menziesii 8 Poor Broken top, suppressed 128 Red Alder Alnus rubra 17 Fair 129 Western Red Cedar Thuja plicate 20 Good 130 Douglas Fir Pseudotsuga menziesii 31 Good _ 131 Red Alder Alnus rubra 22 Good 132 Western Red Cedar Thuja plicata 9 Good 133 Red Alder Alnus rubra 13 Fair 134 Big_Leaf Maple Acer macrophyilum 11 Fair _ 135 Big Leaf Maple Acer macrophyllum 9 Poor Broken top, suppressed 136 Western Red Cedar Thuja plicate 12 Fair 137 Big Leaf Maple Acer macrophyllum 8 Poor Broken top, suppressed 138 Red Alder Alnus rubra 20 Fair 139 Big Leaf Maple Acer macrophyilum 13 Fair _ 140 Big Leaf Maple Acer macrophyilum • 22 Poor Hazard, 2 stems: 18,13, basal _ cavities i 0 . Respectfully, 74777,t11- /4/1/ C-- . . Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, # PN-0160• - Oregon Landscape Contractors Lic. #11604 Oregon Dept. of Agriculture, Commercial Pesticide Applicators License #77915 i f 0 • ':,arlsori Geotechnlcal Main Office Salem Office Bend Office P.O.Box 23814 4060 Hudson Ave.,NE P.O.Box 7918 AOivision of Carlson Testing,Inc. Tigard,Oregon 97281 Salem,OR 97301 Bend,OR 97708 • (Aotechnical Consulting Phone(503)684-3460 Phone(503)589-1252 Phone(541)330-9155 .struction Inspection and Related Tests FAX(503)6704147 • FAX(503)589-1309 FAX(541)330-9163 Preliminary Report of . Geotechnical Engineering Investigation . Copper Creek Drive Subdivision ,• SW Copper Creek Drive Near SW Durham Road . Tigard, Oregon CGT Project Number G0602785 • Prepared for Mr. Scott Haning Mainsail Homes 13325 SW Genesis Loop Tigard, Oregon 97223' • June 16, 2006 • I • '� • • .,arlson Geotechnical Main Office Salem Office Bend Office P.O.P.O.Box 23814 4060 Hudson Ave.,NE Box 7918 A.Division of Carlson Testing,Inc. Tigard,Oregon 97281 Salem,OR 97301 Bend,OR 97708 4eotechnical Consulting Phone(503)684-3460 Phone(503)589-1252 Phone(541)330-9155 struction Inspection and Related Tests FAX(503)670-9147 FAX(503)589-1309 FAX(541)330-9163 June 16, 2006 • Mr. Scott Haning Mainsail Homes • 13325 SW Genesis Loop Tigard, Oregon 97223 • Report of Geotechnical Engineering Investigation Copper Creek Drive Subdivision SW Copper Creek Drive near SW Durham Road Tigard, Oregon CGT Project Number G0602785 Dear Mr. Haning: Carlson Geotechnical (CGT) is pleased to submit the results of our Preliminary Report of Geotechnical Engineering Services for the Copper Creek Drive Subdivision site located on SW Copper Creek Drive near SW Durham Road in Tigard, Oregon. CGT performed our work in �• general accordance with CGT Proposal P03877, dated April 3, 2006. You provided written • authorization for our services on April 5, 2006. Submittal of this preliminary report was deferred until receipt of complete results of a topographic survey conducted on the site. We received these results on June 5. 2006. CGT appreciates the opportunity to work with you on this project. Please call if you have any questions regarding this report. • • • Sincerely, Carlson Geotechnical 77e6t,.,3„ Jam, f� Rick Fetterly, P.E. • Geotechnical Project Manager. Attachments • • . • • • TABLE OF CONTENTS INTRODUCTION 4 • PROJECT INFORMATION AND SITE DESCRIPTION 5 Project Information 5 Site Geology 5 Site Surface Conditions 6 Site Subsurface Conditions 6 Field Exploration 6 Subsurface Materials 7 Groundwater 7 CONCLUSIONS 8 RECOMMENDATIONS 0 8 Site Preparation 8 Wet Weather Considerations • 9 Structural Fill 10 On-site Materials 10 Imported Granular Material 10 Shallow Foundations 11 Bearing Pressure and Settlement 11 Lateral Capacity 11 Drainage 12 Floor Slabs 12 Asphalt Pavements- Preliminary Recommendations 13 Additional Drainage Considerations 14 Utility Trenches 14 Utility Trench Excavation • 14 Trench Backfill Material 14 Permanent Slopes 15. Seismic Design 16 Liquefaction 16 Slope Instability 17 Surface Rupture 17 OBSERVATION OF CONSTRUCTION 18 LIMITATIONS 18 • • • Copper Creek Drive Subdivision Tigard Oregon • CGT Project No. 00602785 June 16, 2006 INTRODUCTION . This report presents the results of our preliminary geotechnical investigation for the Copper Creek Drive Subdivision site located at SW Copper Creek. Drive near SW Durham Road in Tigard, Oregon. This investigation is considered preliminary since site layout, building locations and topography were not available. Additionally, all areas of the site were not accessible during the exploration phase of our services. The location of the site is shown on the attached Site Location, Figure 1. The purpose of our geotechnical investigation was to evaluate subsurface conditions at the site in order to provide preliminary geotechnical recommendations for design and construction of the development. Our scope of work included the following: • Contact the Oregon Utilities Notification Center to mark the locations of public utilites at the site within a 20-foot radius of our planned test pit locations. • Explore subsurface conditions at the site by excavating five (5)test pits to depths of up to ten (10) feet below the ground surface (bgs) using a Takeuchi® Model TB135 excavator provided and operated by CGT personnel. • Classify the materials encountered in the explorations as per American Society for Testing and Materials (ASTM) Soil Classification Method D2488. A qualified member of CGT's staff observed the explorations and maintained a detailed log of each test pit. . • • Collect representative soil samples from within the test pits in order to perform • • laboratory testing and to verify our field classifications. • • Complete fifteen (.15) moisture content determinations on select samples from the test pits. The moisture content tests were performed in general accordance with ASTM D2216. : • Complete one (1) Atterberg limits (plasticity) tests on select samples from the test pits. The plasticity tests were performed in general accordance with.ASTM • D4318. • Complete two (2) percent passing the U.S. Standard No. 200 Sieve tests on select samples from the test pits. The percent passing the U.S Standard No. 200 Sieve tests were performed in general accordance with ASTM C117. • Provide recommendations for site preparation, grading and drainage, stripping . • depths, fill type for imported materials, compaction criteria, cut and fill slope • criteria, trench excavation and backfill, use of on-site soils, and wet/dry weather earthwork. • • Provide geotechnical engineering recommendations for design and construction • of shallow spread foundations, including an allowable design bearing pressure and minimum footing depth and width requirements. • 41) • Carlson Geotechnical _ Page 4 of 19 . • I Copper Creek Drive Subdivision • Tigard Oregon CGT Project No. G0602785 June 16, 2006 • • Provide geotechnical engineering recommendations for design and construction of concrete floor slabs, including an anticipated value for subgrade modulus, and • recommendations for a capillary break and vapor. retarder. • Estimate settlement of footings and floor slabs for the anticipated design loading. • . Provide recommendations for subsurface drainage of foundations and floor slabs, if appropriate. • Provide preliminary recommendations for asphalt pavement design sections, including aggregate base and asphalt concrete thickness based on assumed California Bearing Ratio (CBR) values for the on site soils and estimated traffic loading. • Provide recommendations for the International Building Code (IBC) Site Class, map maximum considered earthquake spectral response accelerations, site seismic coefficients, and Seismic Design Category. • • Qualitatively evaluate liquefaction potential of the soils encountered within the depths explored. • Provided a written report summarizing the results of our geotechnical • investigation. PROJECT INFORMATION AND SITE DESCRIPTION Project Information We understand that the development will consist of ten (10) 2 to 3 story, wood-framed, single- family residences with associated pavement and utilities. We anticipate that the residences will • be constructed slab-on-grade or with post-and-beam construction (crawlspaces). No detailed structural information has been provided; however, we have assumed that building loads will be typical of these types of structures, with continuous perimeter footing loads of less than 2 kips per lineal foot'(klf), interior column loads of less than 25 kips, and uniform floor slab loads of less than 150 psf. Based on the provided plans, it is assumed that proposed grades will be within 3 feet of the existing site surface elevations. The total site area is approximately 1.59 acres based on a site plan you submitted to CGT on March 29, 2006. Site Geology Available geological mapping of the area' indicates that the site is underlain by Pleistocene- Age, fine-grained, catastrophic, flood deposits (originating from glacial outburst floods of Lake Missoula), consisting of fine-grained sand and silt, extending to depths of approximately 60 feet bgs. ( • ' Madin, 1990. Earthquake Hazard Geology Maps of the Portland Metropolitan Area, Oregon — Beaverton Quadrangle. Oregon Department of Geology and Mineral Industries. Open File Report 0-90-2. Carlson Geotechnical Page 5 of 19 • Copper Creek Drive Subdivision Tigard Oregon CGT Project No. G0602785 June 16,2006 Site Surface Conditions The site was located in a residential area and was bordered on the east by SW Copper Creek Drive, on the north by SW Durham Road, on the south by Copper Creek, and on the west by other residences, (Figure 2, Photograph 2). Access to the site was via the west side of the cul- de-sac at the end of SW Copper Creek Drive. While SW Durham road is adjacent to the site on the north, no vehictuar access existed or is planned to the site from SW Durham road. Future access to the development will be from a private roadway extending from the west end of the SW Copper Creek Drive cul-de-sac. (Figure 2, Photographs 1,2, and 3). The existing residence and surrounding structures and features will be removed prior to construction of the development. The northern portion of the site (Lots 1, 4 and 5 in Figure 3), consisted of a grassy field with a few decidous and coniferous trees. More trees and denser vegetation was encountered to the south nearer Copper Creek. The site slopes down in the direction of Copper Creek, which forms the southern boundary of the site. Total site relief is approximately 40 feet and the average slope on site is approximately 5 horizontal to 1 vertical (5H:1 V). Site Subsurface Conditions Field Exploration • Five (5) test pits (TP-1 through TP-5) were excavated at the site on April 14, 2006, to depths of • up to ten (10) feet bgs using a Takeuchi® Model TB135 excavator provided and operated by CGT personnel. The approximate test pit locations are shown on the attached Site Plan, Figure 3. The test pits were located in the field using a measuring wheel and marking off distances from existing features shown on the Site Plan. A member of CGT's staff logged the • soils observed within the test pits in general accordance with the Unified Soil Classification System (USCS), and collected representative samples of the materials encountered. CGT has provided an explanation of the USCS on the attached Soil Classification Criteria and Terminology in Figure 4. Our laboratory staff visually examined all samples returned to our laboratory in order to refine the field classifications. Logs of the test pits are presented on the attached Figures 5 through'9. Elevations shown on the logs were obtained from the site topographic survey provided by the client and should be considered approximate. Laboratory Testing . In general accordance with ASTM D4318, one test was conducted.to determine the Atterberg limits of the soil samples obtained from test pit TP-4 at 3 feet bgs. Results of the test conducted • on the soil•sample obtained from test pit TP-4 indicated a Liquid Limit of36 percent-and a Plastic Limit of 22 percent, corresponding to a Plasticity Index of 14 percent for the tested soil: These results indicate the presence of sandy lean clay at the point.of sampling. The natural moisture content for this sample was 31 percent, or 86% of the liquid limit. The resulting Liquidity Index of �.� the soil is less than 1 indicating a degree of preconsolidation. Carlson Geotechnical Page 6 of 19 • • • . • Copper Creek Drive Subdivision • Tigard Oregon CGT Project No. G0602785 June 16, 2006 In general accordance with ASTM C117, two (2) tests to determine the percent of material finer than 0.075 mm (U.S. Standard No. 200 Sieve) were conducted on various soil samples. These analyses indicated percentages of fines of 41 percent for the sample collected from 4 feet bgs in test pit TP-3 and 11 percent for the sample collected in test pit TP-4 at 10 feet bgs. These results are also consistent with the soil types observed at the point of sampling during the excavation. In general accordance with ASTM D2216, fifteen (15) samples were tested for moisture content. The moisture contents ranged between 16 to 31 percent for the samples collected from test pits TP-1 through TP-5. Results of the laboratory tests are shown on the attached Test Pit Logs, Figures 5 through 9. Subsurface Materials All test pits were excavated in grassy areas of the site since heavy vegetation, slopes and trees limited access to portions of the site. The upper /2 to 1-foot of material encountered within the test pits consisted of organic silt topsoil (OL), which was typically very soft to soft, brown, moist and contained rootlets or small tree roots. Underlying the silt topsoil in the test pits was very loose to . very dense fine-grained silty sand (SM), soft to hard sandy silt (ML), or soft to hard sandy lean toclay (CL). Underlying the loose to very dense silty sand, soft to hard sandy silt, or soft to hard t sandy lean clay was a layer of loose to dense fine-grained poorly graded sand (SP)that extended to the deepest point of exploration at test pits TP-4 and TP-5. The exploration in Test Pit TP-1 concluded within a layer of hard silt with sand (ML)and the explorations in test pits TP-2 and TP-3 concluded within a layer of dense silty sand (SM). • In test pits TP-1 and TP-2, fill was noted to depths ranging from 3 to 31/2 feet bgs. The subsurface materials are described in more detail on the attached Test Pit Logs, Figures 5 through 9. Groundwater Groundwater was not observed in any of our test pits during this investigation. According to well logs obtained from the Oregon Water Resources Department dating from 1953 to 2005, static water levels at newly constructed wells ranged from 9 to 256 feet bgs in the same section, township and range as the site. Surface elevations of these wells is not known. The site is bordered by Copper Creek, however this is a relatively shallow (<1 foot deep) and narrow body (-10 foot across) body of water that is located well down gradient of the sites of the proposed residences. - : ! Carlson Geotechnical Page 7 of 19 0 • • Copper Creek Drive Subdivision Tigard Oregon • CGT Project No. G0602785 June 16, 2006 We anticipate that ground water levels will fluctuate due to seasonal variations in precipitation, changes in site utilization, and other factors. CONCLUSIONS Based on the results of our field explorations and analyses, the majority of the site appears suitable for development of single family residences supported on shallow spread footings bearing on the medium dense to very dense silty sand (SM), medium stiff to hard sandy silt (ML), medium stiff to hard sandy lean clay (CL), or on structural fill that is properly placed and compacted on these materials during construction. The medium dense to very dense silty sand .(SM), medium stiff to hard sandy silt (ML), or medium stiff to hard sandy lean clay were encountered at depths of approximately 1 to 3% feet bgs in the test pits. Portions of the site are not appropriate in their current condition to support residential development due to the presence of native slopes in excess of 2 horizontal to 1 vertical (2H:1 V). The following paragraphs present specific preliminary geotechnical recommendations for design and construction of the proposed subdivision. • RECOMMENDATIONS The recommendations presented in this report are based on the information provided to us, results of the field investigation, laboratory data, and' professional judgment. CGT has observed only a small portion of the pertinent soil and groundwater conditions. The recommendations are based on the assumptions that the soil conditions do not deviate • appreciably from those found during the field investigation. Additional investigation in previously inaccessible areas may be required depending on final development plans and specifications. If the design or location of the proposed development,changes, or if variations or undesirable geotechnical conditions are encountered during site development, CGT should be consulted for further recommendations. Plans and specifications should be provided to CGT as developed to evaluate the need for additional investigation and to provide additional recommendations regarding site development. • Site Preparation Surface vegetation and silt topsoil (OL) should be removed from proposed building and pavement locations, and for a 5-foot margin around such locations. Based on the results of our field explorations, the depth of surface vegetation and silt topsoil stripping within proposed building and pavement locations will be on the order of approximately 1/2 to 1-foot bgs. A geotechnical representative from CGT should provide recommendations for actual stripping . depths based on observations during site stripping. Stripped surface vegetation and silt topsoil , 0 should be transported off-site for disposal, or stockpiled for later use in landscaped areas. Carlson Geotechnical Page 8 of 19 • 0 . Copper Creek Drive Subdivision Tigard Oregon • CG T Project No. G0602785 June 16, 2006 Grubbing of trees should include the removal of the root mass, and roots greater than %2-inch in diameter. Grubbed material should be transported off-site for disposal. • After topsoil stripping, very loose to loose silty sand (SM), very soft to soft sandy silt (ML), or very soft to soft sandy lean clay (CL)should be removed in all building and paving areas and for a five foot margin around such areas. Excavations on the order of 1 to 3'/2 feet bgs are expected in order to remove these very loose to loose or very soft to soft soils. This material is suitable for re-use as structural fill but is expected to be wet of optimum, except perhaps during the driest periods of the year. Please refer to the structural fill section of this report for additional discussion regarding the re-use of on-site, native soils as fill. ' After site preparation as recommended above, and prior to excavation for footings, a • representative from CGT should observe a proof-roll of the exposed subgrade,soils in order to identify areas of excessive yielding. If areas of soft soil or excessive yielding are identified, the affected material should be overexcavated to firm, stable subgrade, and replaced with compacted materials as recommended for structural fill. Areas that appear too soft and wet to support proof-rolling equipment should be prepared in general accordance with the . recommendations for wet weather construction given below. M . Silt fences, hay bales, buffer zones of natural growth, sedimentation ponds, and granular haul roads should be used as required to reduce sediment transport during construction to acceptable levels. Measures to reduce erosion should be implemented in accordance with State of Oregon Administrative Rules 340-41-006 and 340-41-455, and City of Tigard, and . Washington County regulations regarding erosion control. •Wet Weather Considerations The on-site silty sand (SM), sandy silt (ML), and sandy lean day (CL) have a high percentage of fines and are highly susceptible to disturbance during wet weather. Trafficability of these soils . may be difficult, and significant damage to subgrade soils could 'occur if earthwork is undertaken without proper precautions at times when the exposed soils are more than a few percentage points above optimum moisture content. Care should be taken to minimize disturbance of these soils, which may be disturbed by repeated or heavy construction traffic, or by vibratory compaction. . • For construction that occurs during the wet season, the site preparation activities may need to . be accomplished using track-mounted equipment, loading removed material into trucks supported on granular haul roads, or other methods to limit soil disturbance. A qualified geotechnical engineer should evaluate the subgrade during excavation by probing rather than . proofrolling. Soils that have been disturbed during site preparation activities, or soft or loose areas identified during probing, should be overexcavated to firm, stable subgrade, and replaced illwith structural fill. Carlson Geotechnical Page 9 of 19 • • • Copper Creek Drive Subdivision III Tigard Oregon CGT Project No. G0602785 June 16, 2006 Haul roads subjected to repeated or heavy construction traffic will require a minimum of 18 inches of imported granular material. Twelve inches of imported granular material should be sufficient for light staging areas. The imported granular material should consist of crushed rock that is well-graded between coarse and fine, contains no organic matter, debris, or particles larger than 4 inches, and has less than 5 percent material by weight passing the U.S. Standard No. 200 Sieve. The imported granular material should be placed in one lift over the prepared, undisturbed subgrade, and compacted using a smooth-drum, non-vibratory roller. CGT recommends that a geotextile filter fabric be placed as a barrier between the subgrade and imported fill in areas of repeated construction traffic. The geotextile filter fabric should have a minimum Mullen burst strength of 250 pounds per square inch for puncture resistance, . and an apparent opening size (AOS) between the U.S. Standard No. 70 and No. 100 Sieves. Structural Fill On-site Materials Use of the on-site silty sand (SM), sandy silt (ML), or sandy lean clay (CL) as structural fill may be difficult because these soils are sensitive to small changes in moisture content and are . difficult, if not impossible, to adequately compact during wet weather. If the on-site soils are reused as fill, they should be free of organic matter, debris, and particles larger than 11/2 inches. CGT anticipates that the moisture content of the on-site soils will be higher than the optimum. moisture content for satisfactory compaction. Therefore, moisture conditioning (drying) should be anticipated in order to achieve adequate compaction. When used as structural fill, the on- site soils should be placed in lifts with a maximum thickness of about 8 inches, and compacted to not less than 92 percent of the.material's maximum dry density, as determined in general accordance with ASTM D1557. If the on-site soils cannot be properly moisture-conditioned, CGT recommends using imported granular material for structural fill. Imported Granular Material • Imported granular structural fill should consist of angular pit or quarry run rock, crushed rock, or crushed gravel that is fairly well graded between coarse and fine particle sizes. The granular fill should contain no organic matter, debris, or particles larger than 11/2 inches, and have less than 5 percent material passing the U.S. Standard.No. 200 Sieve. The percentage of fines can be increased to 12 percent of the material passing the U.S. Standard" No. 200 Sieve if placed during dry weather, and provided the fill material is moisture-conditioned, as necessary, for proper compaction. Granular fill material should be placed in lifts with a maximum thickness of 12 inches, and compacted to not less than 95 percent of the material's maximum dry density, as determined in general accordance with ASTM D 1557. • • Carlson Geotechnical Page 10 of 19 • Copper Creek Drive Subdivision Tigard Oregon • CGT Project No. G0602785 • June 16, 2006 • Shallow Foundations CGT recommends that residences be supported on shallow spread footings bearing on the medium dense to very dense silty sand (SM), medium stiff to hard sandy silt (ML), medium stiff to hard sandy lean clay (CL) or on structural fill that is properly placed and compacted on these materials during construction. The medium dense to very dense silty sand (SM), medium stiff to hard sandy silt (ML), or medium stiff to hard sandy lean day (CL) were generally encountered at depths of about 1 to 3'/2 foot bgs within our test pits. if soft or otherwise unsuitable soils are encountered, they should be overexcavated as recommended by the CGT geotechnical engineer. The resulting overexcavation should be brought back to grade with granular structural fill. All granular pads for footings should be constructed a minimum of 6 inches wider on each side of the footing for every vertical foot of overexcavation. CGT recommends that all individual spread footings have a minimum width of 24 inches, and the base of the footings be founded at least 18 inches below the lowest adjacent grade. Continuous wall footings for residences up to two stories in height should have a minimum width of 15 inches, and be founded a minimum of 18 inches below the lowest adjacent grade. Excavations near footings should not extend within a 1H:1V (horizontal:vertical) plane projected out and down from the outside bottom edge of the footings. • Bearing Pressure and Settlement Due to the relatively light structural loads anticipated, the minimum footing dimensions . recommended above will likely govern footing sizes. An all cases, footings founded as. recommended should be proportioned for a maximum allowable soil bearing pressure of 2,000 psf. This bearing pressure is a net bearing pressure, and applies to the total of dead and long-term live loads, and may be increased by one-third when considering seismic or wind loads. For the recommended design bearing pressure, total settlement of footings is anticipated to be less than 1 inch. Differential settlements between adjacent load bearing walls and between adjacent columns should not exceed about%2-inch. Lateral Capacity CGT recommends using a passive earth pressure of 250 pounds per cubic foot (pcf) for design for footings confined by the medium dense to very dense silty sand (SM), medium stiff to hard sandy silt (ML), or medium stiff to hard sandy lean clay (CL), or structural fill that is properly placed and compacted during construction. The recommended earth pressure incorporates a factor of safety of 11/2, which is appropriate due to the amount of movement required to develop full passive resistance. l s Carlson Geotechnical Page 11 of 19 • • Copper Creek Drive Subdivision • Tigard Oregon CGT Project No. G0602785 June 16, 2006 • In order to develop these capacities, concrete must be poured neat in excavations, the footing backfill must be well compacted, the adjacent grade must be level, and the static ground water level must remain below the base of the footings throughout the year. Adjacent floor slabs, pavements, or the upper 12-inch-depth of adjacent, unpaved areas should not be considered when calculating passive resistance. • An ultimate coefficient of friction equal to 0.35 may be used when calculating resistance to sliding for footings founded as recommended. Footings founded on at least 6 inches of well- compacted, imported granular fill may be designed using an ultimate coefficient of friction equal to 0.50. Drainage CGT recommends placing foundation drains at the base elevations of the footings on the outside of the footings. Foundation drains should consist of a 4-inch-diameter; perforated, flexible, PVC drainpipe wrapped with a geotextile filter fabric. The drains should be backfilled with a minimum of 2 cubic foot per foot of open graded drain rock, which should be encased in a geotextile filter fabric in order to provide separation from the surrounding fine-grained soils. CGT should be contacted to observe the drain prior to backfilling. • Floor Slabs Satisfactory subgrade support for floor slabs constructed on grade, supporting up to 100 pounds per square foot (psf) area loading,.can be obtained from the medium dense to very dense silty sand (SM), medium stiff to hard sandy silt(ML), medium stiff to hard sandy lean clay • (CL) or on structural fill that is properly placed and compacted on these materials during construction. The medium dense to very dense silty sand (SM), medium stiff to hard sandy silt (ML), medium stiff to hard sandy lean clay (CL) were generally encountered at depths of • approximately 1 to 3%2 feet bgs within our test pits. A subgrade modulus of 125 pounds per cubic inch may be used for the design of the floor slab supported as described above. A minimum 6-inch-thick layer of 3/4-inch-minus crushed rock base, compacted to not less than 95 percent of the materials maximum dry density, as determined in general accordance with ASTM D 1557, should be placed over the prepared subgrade to provide a more uniform surface for placing concrete, and supporting the slab. The surface of the base rock should be choked with sand just prior to concrete placement. Choking the base rock surface reduces the lateral restraint on the bottom of the concrete during curing. Floor slabs constructed as recommended will likely settle.less than Y2-inch. CGT recommends that slabs be jointed around columns and walls to permit slabs and foundations to settle differentially. • Carlson Geotechnical Page 12 of 19 • 0 • Copper Creek.Drive Subdivision • Tigard Oregon CGT Project No. G0602785 June 16,2006 • Due to the presence of on-site, fine-grained silty sand (SM), sandy silt (ML) or sandy lean clay (CL) near the surface of the site, liquid moisture and moisture vapor should be expected at the subgrade surface. A capillary break, consisting of at least 6 inches'of crushed rock base having less than 5 percent of the material passing the U.S. Standard No. 200 Sieve, typically provides protection against liquid moisture. Where moisture vapor emission through the slab must be minimized, e.g. impervious floor coverings, storage of moisture sensitive materials directly on the slab surface, etc., a vapor retarding membrane or vapor barrier below the slab. should be considered. Factors such as cost, special considerations for construction, floor • coverings, and end use suggest that the decision regarding a vapor retarding membrane or vapor barrier be made by the architect and owner. Asphalt Pavements -Preliminary Recommendations Satisfactory subgrade support for asphalt pavements constructed on grade can be obtained from the medium dense to very dense silty sand (SM), medium stiff to hard sandy silt (ML), medium stiff to hard lean sandy clay (CL) or on structural fill that is properly placed and compacted on these materials during construction. The medium dense to very dense silty sand (SM), medium stiff to hard sandy silt (ML), medium stiff to hard sandy lean clay (CL) were generally encountered at depths of approximately 1 to 31/2 feet bgs within our test pits. .If soft or • otherwise unsuitable soils are encountered, they shuold be overexcavated as recommended by the CGT geotechnical engineer. The resulting overexcavation should be brought badk to grade with granular structural fill. The following pavement sections are provided for preliminary planning purposes. They are generally based on the APAO Asphalt Pavement Design Guide traffic loadings; Level 1 (Residential Driveways and Automobile Parking), and Level II (Parking Lot Entrances & Drive Lanes and Residential Streets). Table.1. Recommended Minimum Asphalt Pavement Section _ —_ .}—__ 'A-s '7' "l YlTSrr' '- 1'Y.._ >:�.C..:.=rti ., '?r 'f�y` r.x`. _ j�''=GS -:y c:,' ro=r —S.c ,, °.'_' _ �;.: - —.._ ';�.. "_ _ { -��-,`A rum.c �� a•.r+ • Traffic Loading LevelJII: 10K to 50K EAL* Level 1: up to 10K EAL* . 2 to 7 ADTT** over 20 years 1 ADTT** over 20 years Asphalt Pavement Thickness 31/2 2/s (inches) . Crushed Rock Base Course 10 8 Thickness (inches) *EAL=Equivalent Axle Loads **ADTT=Average Daily Truck Traffic I 0 . . Carlson Geotechnicai Page 13 of 19 • r • • Copper Creek Drive Subdivision Tigard Oregon • CGT Project No. G0602785 June 16, 2006 The recommended asphalt pavement sections also assume fair subgrade conditions and that construction will be completed during an extended period of dry weather. Increased base rock sections, and/or a separation geotextile fabric may- be required in wet conditions in order to support construction traffic and protect the subgrade. We would be pleased to review and revise these preliminary sections, if needed, once detailed traffic information is available. Such review and revision would be provided for a limited additional fee. Asphalt pavement and base course material should conform to the most recent State of Oregon Standard Specifications for Highway Construction. Place aggregate base in one lift, and compact to not less than 95 percent of the material's maximum dry density as determined by ASTM D 1557 (modified Proctor). Asphalt surfacing should be compacted to at least 91 percent of the material's dry density as determined in general accordance with ASTM D 2041 (Rice Specific Gravity). Additional Drainage Considerations CGT recommends that subsurface drains be connected to the nearest storm drain or other suitable discharge point. CGT also recommends that paved surfaces and ground near or adjacent to the residences be sloped to drain away from the residences. Surface water from • pavements and open spaces should be collected and routed to a suitable discharge point. Runoff from roof and pavement areas should not be directed into the foundation drain system. Utility Trenches Utility Trench Excavation Trench cuts should stand near vertical to depths of approximately 4 feet in the medium dense to very dense silty sand (SM), medium stiff to hard sandy silt (ML), or medium stiff to hard sandy lean clay (CL) provided no groundwater seepage is observed in the sidewalls. If seepage is encountered that undermines the stability of the trench, or caving of the sidewalls is observed during excavation, the sidewalls should be flattened or shored. • - While CGT has described certain approaches to the trench excavation, it is the contractor's responsibility to select the excavation and dewatering methods, to monitor the trench excavations for safety, and to provide any shoring required to protect personnel and adjacent improvements. All trench excavations should be developed and monitored in accordance with applicable OSHA and state regulations. Trench Backfill Material Trench backfill for the utility pipe base and pipe zone should consist of well-graded granular S material containing no organic matter or debris, have a maximum particle size of 34-inch, and have less than 8 percent material passing the U.S. Standard No. 200 Sieve. Carlson Geotechnical Page 14 of 19 • • Copper Creek Drive Subdivision Tigard Oregon • CGT Project No. G0602785 June 16, 2006 Backfill for the pipe base and within the pipe zone should be placed in maximum 12-inch-thick lifts, and compacted to not less than 90 percent of the materials maximum dry density, as determined in general accordance with ASTM D 1557, or as recommended by the pipe manufacturer. Backfill above the pipe zone should be placed in maximum 12-inch-thick lifts, and compacted to not less than 92 percent of the materials maximum dry density, as determined in general accordance with ASTM D 1557. Trench backfill located within 2 feet of finished subgrade elevation should be placed in maximum 12-inch-thick lifts, and compacted to not less than 95 percent of the materials maximum dry density, as determined in general accordance with ASTM D 1557. Permanent Slopes CGT recommends that newly constructed permanent slopes do not exceed 2H:1V (horizontal:vertical). Any structural fill placed on native slopes steeper than 5H:1V should be benched and keyed in general accordance with the attached Typical Keyway, Bench,.and Fill Slope Detail, Figure 10. Based on the topographic maps you provided us, proposed Lots 2, 3, and 10 show native • slopes in excess of 2 horizontal to 1 vertical (2H:1V). Table 2, below, gives minimum horizontal setbacks, from the top of the slope, for these lots based on calculations derived from Figure 1805.3.1 in the 2004 Oregon Structural Specialty Code or 10 feet minimum, whichever is greater. CGT recommends that structures in these lots be located at least the minimum setback distance given in Table 2 from the top of the slope, unless a site specific slope stability study is performed. CGT would be pleased to conduct such a study for a limited additional fee. Table 2. Minimum Setbacks for lots with slopes steeper than 2H:1V _ _ - •C: •fin 'i 151-4Z= - �z�• - - -dry', ti 2 1.5:1 35 12 3 1.4:1 27 10 10 1.5:1 30 10 Adjacent on-site and off-site structures on the remaining lots (with native slopes less than 2H:1V) should be located at least 5 feet from the top of slopes. Footings for exterior decks may be constructed within slopes but should have a minimum of 5 feet between the face of the slope, and the bottom, outside edge of the footing. In addition, the slope in a small section of proposed Lot 4 near the proposed driveway may also (ID exceed 2H:1V. This may be corrected by mass grading operations during development. Carlson Geotechnical Page 15 of 19 • • Copper Creek Drive Subdivision Tigard Oregon • CGT Project No. G0602785 June 16, 2006 Seismic Design Based on the results of our subsurface explorations and analyses, the following International Building Code (IBC) design criteria were computed using the 2003 IBC based on the characteristics of the sandy silt (ML), silty sand (SM) and sandy lean clay (CL) encountered.on the site. Table 3. IBC Design Criteria IBC Coefficient Value IBC Source Site Class D Table 1615.1.1 • SS 1.06 Figure 1615(1) Fa 1.08 Table 1615.1.2(1) S1 0.37 Figure 1615(2) F„ 1.66 Table 1615.1.2(2) • SMs 1.14 Equation 16-38 0.61 Equation 16-39 • • SOS 0.76 Equation 16-40 SO, 0.41 Equation 16-41 Category* ii Table-1604.5 Seismic Use Group Paragraphs 1616.2.1, • 1616.2.2, or 1616.2.3 Seismic Design D Tables 1616.3(1), and Category 1616.3(2) *If this is not correct, please inform us in writing so that changes to our recommendations can be made, if warranted. Liquefaction In general, liquefaction occurs when deposits of loose, -saturated soils, generally sands, and sand-silt mixtures, are subjected to strong earthquake shaking. If these deposits cannot drain rapidly, there will be an increase in the pore water pressure. With increasing oscillation, the pore water pressure can increase to the value of the overburden pressure. The shear strength of a cohesionless soil is directly proportional to the effective stress, which is equal to the difference between the overburden pressure and the pore water pressure. When the pore water pressure increases to the value of the overburden pressure, the shear strength of the soil reduces to zero, and the soil deposit turns into a liquefied state. . • • Carlson Geotechnical Page 16 of 19 • • Copper Creek Drive Subdivision 110 Tigard Oregon CGT Project No. G0602785 June 16, 2006 The following parameters are generally used to designate non-liquefiable, fine-grained soils: • Fines content (percent passing the U.S. Standard No. 200 Sieve) greater than 80 • percent. • Clay content (particle size less than 0.005 mm) exceeding 20 percent. • Liquid limit greater than 35 percent. • Water content less than 90 percent of the liquid limit. Based on the above, samples of the on-site soils collected all indicated moisture contents calculated and/or expected to be. less than 90 percent of the liquid limit determined from the sample collected from test pit TP-4 at 3 feet bgs. Additionally, the relatively clean sand (SP) indicated moisture contents that are expected to be less than fully saturated. These clean sands were encountered well above the level of Copper Creek. Accordingly, it is reasonable to expect that these sands would not normally be fully saturated within the depths explored. However, should groundwater levels rise to within.or above these sands (SP) the potential for liquifaction during a seismic event would increase. For these reasons, the risk of liquefaction on this site should be considered low to moderate. . Slope Instability • Native slopes in some portions of this site exceed 2 horizontal to 1 vertical (2H:1 V), however, consistencies and densities of native soils below depths of 1-3%2 feet bgs were stiff to hard for fine grained soils and dense to medium dense for coarser grained soils. For this reason, the risk of seismically induced landsliding should be considered low. . Surface Rupture Lateral Spreading Although the site is bordered by Copper Creek to the the south, this body of water is typically very shallow (<1 foot deep) and -narrow (approximately 10 feet wide) and should not be considered a major body of water. Since the site is greater than 500 feet from other larger bodies of water, native slopes present on the site exhibit medium dense to very dense or medium stiff to hard consistencies, we believe the risk of lateral spreading is minimal. Faulting Several faults in the region are considered to be potentially active; however, since no faults are known to exist on this site, there is a negligible risk of fault displacement resulting in surface rupture. Carlson Geotechnical Page 17 of 19 • • • Copper Creek Drive Subdivision 41) Tigard Oregon CGT Project No. G0602785 June 16, 2006 OBSERVATION OF CONSTRUCTION . Satisfactory pavement and earthwork performance.depends to a large degree on the quality of construction. Sufficient observation of the contractor's activities is a key part of determining that the work is completed in accordance with the construction drawings and specifications. Subsurface conditions observed during construction should be compared with those encountered during subsurface explorations, and recognition of changed conditions often requires experience. CGT recommends that qualified personnel visit the site with sufficient frequency to detect whether subsurface conditions change significantly from those observed to date and anticipated in this report. CGT recommends that site stripping, rough grading, foundation, floor slab, and pavement subgrades, and placement of engineered fill are observed by the project geotechnical engineer or their representative. Because observation is typically performed on an on-call basis, CGT recommends that the earthwork contractor be held contractually responsible for scheduling observation. LIMITATIONS • CGT has prepared this preliminary report for use by the owner/developer and other members of the design and. construction team for the . proposed development. The opinions and . . recommendations contained within this preliminary 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. CGT has made observations based on our explorations that indicate the soil conditions at only those specific locations and only to the depths penetrated. These observations do not necessarily reflect soil types, strata thickness, or water level variations that may exist between . explorations. Please note that because of slope considerations and vegetation, portions of the . site were inaccessible during our initial investigation. Additional explorations in these areas may be warranted based on.construction plans and specifications. Plans and specifications should be provided to CGT as developed to evaluate the need for additional investigation and to provide additional recommendations regarding site construction. If subsurface conditions vary from those encountered in our site exploration, CGT should be alerted to the change in conditions so that we may provide additional geotechnical recommendations, if necessary_ Observation by experienced geotechnical personnel should be considered an integral part of the construction process. The owner/developer is responsible for insuring that the project designers and contractors 'ill the our recommendations. When the design has been finalized, CGT recommends that the design and specifications be reviewed by our firm to see that our recommendations have • Carlson Geotechnical Page 18 of 19 • • Copper Creek Drive Subdivision Tigard Oregon • CGT Project No. G0602785 June 16, 2006 been interpreted and implemented as intended. If design changes are made, CGT requests that we be retained to review our conclusions and recommendations and to provide a written modification or verification. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Geotechnical engineering and the geologic sciences are characterized by a certain degree of uncertainty: Professional judgments presented in this report are based partly on our . understanding of the proposed construction, familiarity with similar projects in the area, and on general experience. Within the limitations of scope, schedule, and budget, our services have been executed in accordance with the generally accepted practices in this area at the time this report was prepared; no warranty, expressed or implied, are made. This report is subject to • review and should not be relied upon after a period of three (3)years. CGT appreciates the opportunity to serve as your geotechnical consultant on this project. Please contact us if you have any questions. 411- Sincerely, CARLS TECHNICAL • kt 77529 / /)+o GON4� ✓v O CH 14 �R,CK A.Ft- E L F iRES: 121.30/20071 t1 Frederick A. Fetterly, PE William M. Weyrauch Geotechnical Project Manager Principal Geotechni ngineer Attachments: Site Location, Figure 1 Site Photographs, Figure 2 Site Plan, Figure 3 Soil Classification Criteria and Terminology, Figure 4 Test Pit Logs, Figures 5 through 9 Typical Bench, Key and Fill Detail, Figure 10 • Doc ID: P:\GeotechlPROJECTS12006 ProjectslCopper Creek Drive SubdivisionlCopper Creek Drive Subdivision Geotech Report.doc Carlson Geotechnical Page 19 of 19 • • • COPPER CREEK DRIVE SUBDIVISION, TIGARD, OREGON . • 0 , SITE LOCATION - ` Z 'fi ` r; ri• . `L`�" 4� ,-i' ,■ {TY � � _Y11,�`.: • '`•. ',� ,L'� � --Boni ,. 9e� H id•s \,l �1.• /l 1r.._.ie..jQ s t 4'- � i�-, i .---,% 7••• r` ���! _ it -!� ,+Ir'a�a_ . i •v'n Oki'1 .-1 .7', =R�31 �`.!G.— t.v_.-04—.,µp-•� •i��jl� , ,� : ,,• -s-.. r'..,044.1: , 0•. e w I ��/�/1']91 /i: / • ...`zoc..it 1 ., In '„, ,:���,1_•::_;• / �r:•.3Y irY".'.IX• +f y• //f �I� Mj• rC!'• 'j?•�s �-i: •. •}• -p rl r%llt, . { , .A ••••••,`ss Nib t \� �labt,'ffr'`Itr .:r'._ ' sleet. :r -r Et. �4•• '\ 'S CAS -� l 'i14''' - ! ' '-:'ti,.'\ .~ a^_..r--:9r ;y-. _ _1@•. �Ir`:.'' •''. .-ZIP f• ■ �,2`u• '\ •ia '`�:: � z ';r' •.��?'., j 4(o I Z�t. ' : Il 12• {y' �!i \_" W i•- M•�" -V.7.1.4... %•' •.t� i �'� N - i •,i .,._1 �i {f/ r; '" Ra t /. .�-,•.3_3r_' — c :a.•.I.' ::- I ''7t' .. ray', l .'9 .D ,\.:•-• • „Tr ,,::„...,,,_, ,.._ � � �a � ��4# >. SITE LOCATION'._ :fr ., ,,,, , • . , i - .. . : :---, ,Acqi th.... - :-.41 ;. 1 q . . .,•*Is Sels/ .,.----:-.;--,,s „ f .11•W .>i• ,-= 1' { 1r '. r: • 0 COPPER CREEK DRIVE SUBDIVISION, TIGARD, OREGON 0 , SITE PHOTOGRAPHS • L'� -r.f. ^ Photograph 1: Proposed site entrance location from end of Copper Creek Drive looking west.•Photograph 2: North side -<4 _..,.- of proposed development ' y r: •, along Durham Road look- _ 1110 ing west-southwest. Photograph 3: Proposed Lots 7,9 --_ and 1.0 looking south towards Copper Creek. --Gram _ _ - - - __.:.,~' T. [� . _ _ _ ,� ,' .-rAc;V�.' c'-'�. . > axe_,: _�^r=— - ;sue- j'v' `„ �.i'-a?<s="!'j;"s:4cn' •c:."l.r.�-."..5..--: -:c-- r �-�i;tzo r,.... -f-Jr>.M Tt Lif.<'.-l%i. _ _ ^i\_rti w G< __ ,, See Figure 3 for photo location .L:x :45.r� .4�d. P'.r ��='Sri%tL YT y-:_�.-�^'Jx �•��. �3�� -_ i_t':'.='?f_�_-i--sn.....}!i 5-' ° ':T4 ti:`n^- ... ;`;till ..,c!}_" c<,1..--- • and orientation. P Carlson Geotechnical • = - P.O.sox 23814 CGT Job No.G0602785 FIGURE 2 • GECTECNN1CAL 503-6844160 Tigard,Oregon 97281 • • 0 ---- o� 9wu.i �- --307.x- 41 wlm i -- ®p..� / —coa-- soantr r .---spzr- ."" .I N 1 \ 1 r:,ro 1 till) - • COPPER CREEK DRIVE SUBDIVISION PARTITION PLAT NO. 'I 995—1.1 TIGARD, OREGON PARCEL 2- PARCEL 1 SITE PLAN 6/02106 FIGURE 3 • CGT JOB NUMBER ei N E Er= 173.01 G0602785 . n . — " - - - - —\\ '–......'.....'_ J -- -- -�6t LEGEND y .T �._.,_�� ♦'` � ^ \ ' TP-1 Location of test pit exploration "riiin w: N., 0 Number, location, and direction of site > -- N. ' _' \ )' photograph shown on Figure 2 N -" .. Scale 1 inch=50 feet 0 50 100 `' TRACT -J- All locations are approximate. COPPER CREEK STAGE 4 ---\ Site plan pided by l omes. The drawing has been reproduced rov Mainsa and modH ified by CGT staff. 1 . • CARLSON GEOTECHNICAL Eizzems P.O.BOX 23814 TIGARD,OR.97281 • • • • COPPER CREEK DRIVE SUBDIVISION, TIGARD, OREGON • . SOIL CLASSIFICATION CRITERIA AND TERMINOLOGY Classification of Terms and Content USCS Grain Size - NAME :MINOR Constituents(12-50%);MAJOR Fines <#200(.075 mm) Constituents(>50%);Slightly(5-12%) Sand Fine #200-#40(.425 mm) Relative Density or Consistency Medium #40-#10(2 mm) Color • Coarse • - #10-#4(4.75) Moisture Content - Gravel Fine #4-0.75 inch Plasticity • Coarse 0.75 inch-3 inches Trace Constituents(0-5%) Cobbles '3 to 12 inches; Other:Grain Shape,Approximate gradation, scattered<15%est., Organics,Cement,Structure,Odor.... numerous>15%est. Geologic Name or Formation:(Fill,Willamette Silt,Till, Boulders >12 inches Alluvium,...) Relative Density or Consistency Granular Material Fine-Grained (cohesive) Materials SPT SPT Torvane tst Pocket Pen tsf Manual Penetration Test N-Value Density 14-Value Shear Strength Unconfined Consistency <2 <0.13 >0.25 Very Soft • Easy several inches by fist - 0-4 Very Loose 2-4 0.13-0.25 0.25-0.50 Soft Easy several inches by thumb 4-10 Loose 4-8 0.25-0.50 0.50-1.00 Medium Stiff Moderate several inches by thumb .10-30 . Medium Dense '8-15 0.50-1.00 1.00-2.00 Stiff Readily indented by thumb 30-50 Dense 15-30 1.-00-2.00 2.00-4.00 Very Stiff Readily indented by thumbnail >50 Very Dense _ >30 >2.00 >4.00 Hard Difficult by thumbnail Moisture Content Structure Dry: Absence of moisture,dusty,dry to the touch Stratified:Alternating layers of material or color>6 mm thick Damp: Some moisture but leaves no moisture on hand Laminated: Alternating layers<6 mm thick Moist: Leaves moisture on hand Fissured: Breaks along definate fracture planes Wet: Visible free water,likely from below water table Slickensided: Striated,polished,or glossy fracture planes Plasticity Dry Strength Dilatancy Toughness Blocky: Cohesive soil that can be broken down into small 0 angular lumps which resist further breakdown ML Non to Low Non to Low Slow to Rapid Low,can't roll Lenses: Has sma14 pockets of different soils,note thickness CL Low to Med. Medium to High None-to Stow Medium Homogeneous:Same color and appearance throughout . MH Med to High, Low to Medium None to Slow Low to Medium CH Med to High High to V.High None High • Unified Soil Classification Chart(Visual-Manual Procedure) (Similar to ASTM Designation D-2488) Major Divisions \ Group - Typical.flames . Symbols Coarse Gravels:50% Clean \ GW Well graded gravels and gravel-sand mixtures,little or no fines ' Grained or more Gravels GP Poorly-graded gravels and gravel-sand mixtures,little or no fines - Soils: retained on Gravels GM Silty gravels,gravel-sand-silt mixtures More than the No.4 sieve with Fines , GC Clayey gravels,gravel-sand-day mixtures 50%retained Sands:more Clean- SW Well-graded sands and gravelly sands,little or no fines on No.200 than 50% Sands SP Poorly graded sands and gravelly sands,little or no fines sieve passing the Sands . SM Silty sands,sand-silt mixtures No.4 Sieve with Fines . , SC Clayey sands,sand-clay mixtures • •Fine-Grained ML - Inorganic silts,-rock flour,clayey silts Soils: Silt and Clays CL Inorganic days of low to medium plasticity,gravelly clays,sandy days,lean clays 50%or more Low Plasticity Fines OL Organic silt and organic silty clays of low plasticity . Passes No. MH Inorganic sills,clayey silts - 200 Sieve Silt and Clays CH Inorganic days of high plasticity,fat days • High Plasticity Fines OH Organic clays of medium to high plasticity Highly Organic Soils _ PT : Peat,muck,and other highly organic soils • GQ•R 4 Carlson Geotechnical OM- P.O.Box 23814 CGT Job No. G0602785 Figure 4 503.684.3460 Tigard, Oregon 97281 - S . • S COPPER CREEK DRIVE SUBDIVISION, TIGARD, OREGON • - Logged by: John Wyatt Date Excavated: 04-14-04 Location: See Figure 3 Surface Elevation: 204 ft MSL - o m y E o= oo cl-c z E .o o . Material Description • U) 2U ` c a C1 �U — 0.0 Fill Moist,brown, SAND, SILT AND GRAVEL FILL. 1— 0.0 — 0.5 2— >4.0 — >4.0 • 3— 3.5 • — 2.0 4— 1 5 S-1 ® 26 SM Medium dense to dense,moist, brown fine-grained SILTY SAND, rootlet at 4 feet bgs. 5- _ SM Medium dense,moist, mottled gray/brown medium-grained SILTY SAND. 6— S-2 ® 22 • . 7— SP Loose, moist, brown, fine-grained POORLY GRADED SAND. • 8— S-3 ia 19 • g— • 10 S-4 ® 27 • ML Hard, moist, mottled gray,SILT WITH SAND. • •• —. Test pit terminated at 10 feet bgs. . 11— Groundwater was not encountered in this test pit. Test pit loosely backfilled with cuttings upon completion of excavation. Elevation based on topograhic.map provided by client. 12— • . 13— • — - Takeuchi TB135 mini-excavator used for all test pit excavations. . 14— • • 15- 16- 17— Job No, G0602785 Log Of Test Pit 1 Figure: 5 . MAW 4P Carlson Geotechnicat-P.O.Box 23814-Tigard,Oregon 97281-684-3460-Fax 670-9147 SO3-6841460 i • COPPER CREEK DRIVE SUBDIVISION, TIGARD, OREGON . • Logged by: John Wyatt Date Excavated: 04-14-04 Location: See Figure 3 Surface Elevation: 204 ft MSL y v T m o N = Pj; m =:s o N Material Description o as Z o W C? U — 0.0 Fill Moist, brown, SILTY SAND FILL. 1— 0.25 - 1.25 • 2— >4.0 — 2.75 3— 3.75 - 3 75 SP Dense,moist, slightly mottled brown, fine-grained POORLY GRADED SAND 4— 3.75 S-5 ® 20 5- 6- 7— S-6 ® 17 CL Hard, moist, light brown, SANDY LEAN CLAY. • • 8— . • 9- - S-7 28 10 Test pit terminated at 10 feet bgs. • 11— Groundwater was not encountered in this test pit. Test pit loosely backfilled with cuttings upon completion of excavation. • Elevation based on topograhic map provided by client. 12- 13— Takeuchi TB135 mini-excavator used for all test pit excavations. 15- • Job No. G0602785 Log of Test Pit 2 Figure: 6 GPI Carlson Geotechnical-P.O.Box 23814-Tigard,Oregon 972&1 -684-3460-Fax 670-9147 03.684.3460 • • • • • COPPER CREEK DRIVE SUBDIVISION, TIGARD, OREGON • Logged by: John Wyatt Date Excavated: 04-14-04 Location: See Figure 3 Surface Elevation: 199 ft MSL m F m m T co m - o m E ro H m o= m a rr y E E a 'o c c m Material Description Q rov 'Z mV o w C7 U - 0.0 OL Very soft, moist, brown SILT TOPSOIL with rootlets. 1— 0.0 1.0 SM Loose to very dense, moist, mottled gray/brown, fine-grained SILTY SAND — with roots to 4 feet bgs and traces of clay throughout. 2— >4.0 — >4.0 3— >4.0 -- >4.0 4— 3.75 S-8 ® 24 Percent Passing No. 200 Sieve=41% 5- 6- 7- - SP Loose, moist, dark brown,fine-grained POORLY GRADED SAND. • 8— S-9 jai 26 9— S-10 ® 27 SM Dense,moist, mottled gray/brown,fine-grained SILTY SAND. 10 Exploration terminated at 10 feet bgs. _ groundwater was not encountered in this test pit. 1 Test pit loosely backfilled with cuttings upon completion of excavation. — Elevation based on topograhic map provided by client. 12- 13— Takeuchi TB135 mini-excavator used for all test pit excavations. 14- 15- 16- 17— • • 01 Job No. G0602785 Log of Test Pit 3 Figure: 7 te T Carlson Gebtechnical-P.O.Box 23814-Tigard,Oregon 97281 -684-3460-Fax 670-9147 501684-3460 S M COPPER CREEK DRIVE SUBD!VI8ION, TIGARD, OREGON Logged by: John Wyatt Date Excavated: 04-14-04 • Location: See Figure 3 Surface Elevation: 203 ft MSL m a 'e m — o T Uoq � � m 5 v c§ 0. a c— z' n o c y Material Description co o a. D U — 0.0 OL Very soft to soft,moist,brown SILT TOPSOIL with rootlets. • 1— 05 • CL Soft to hard, moist, mottled red brown SANDY LEAN CLAY. — 0.25 2— 0.25 — 2.5 3— >4.0 S-11 ® 31 Atterberg Limits: LL=36%, PL=22%, P1=14% • — 1.5 4-1 2.75 S-12 ® 27 • 5- 6— • 7—' S-13 ® 18 SP Loose, moist, brown POORLY GRADED SAND • • 8� 9— - Percent Passing No.200 Sieve = 11% 10i Exploration terminated at 10 feet bgs. 11— Groundwater was not encountered in this test.pit. Test pit loosely backfilled with cuttings upon completion of excavation. Elevation based on topograhic map provided by client. 12— 13— — Takeuchi TB135 mini-excavator used for all test pit excavations. 14— 15— 16— 17— ( Job No. G0602785 Log of Test Pit 4 Figure: 8 cCaftan Geotechnical_-P.O.Box 23814-Tigard.Oregon 97281--684-3460-Fax 670-9147 503.664.3460 • • • • •• COPPER CREEK DRIVE SUBDIVISION, TIGARD, OREGON • Logged by: John Wyatt Date Excavated: 04-14-04 Location: See Figure 3 Surface Elevation: 205 ft MSL CY/E m L c m n.a �- �c 3 ° . o y a o m - Material Description am coz E o c ,my a co C9 U 0.25 OL Soft to medium stiff, moist, brown SILT TOPSOIL with rootlets. 1— 1.0 ML Medium stiff to very stiff, moist, red-brown SANDY SILT. — 1.75 S-14 ® 21 2— 1.0 — 3.0 3— >4.0 CL Very stiff to hard, moist, brown SANDY LEAN CLAY. — 4.0 4— 4.0 S-15 ki25 • 5- 6- 7— SP Loose, moist, brown, fine-grained POORLY GRADED SAND. g—, S-16 ®, 16 • 9— 10 - - - Exploration terminated at 10 feet bgs. 11— Groundwater was not encountered in this test pit. Test pit loosely backfifed with cuttings upon completion of excavation. Elevation based on topograhic map provided by client. 12- 13— Takeuchi TB135 mini-excavator used for all test pit excavations. 14- 15- 16- 17— • Job No. G0602785 Log of Test Pit 5 Figure: 9 • Carlson Geotechnical-P.O.Box 23814-Tigard,Oregon 97281 -684-3460-Fax 670-9147 • 503-6843460 • • • COPPER CREEK DRIVE SUBDIVISION, TIGARD, OREGON TYPICAL BENCH, KEY AND FILL DETAIL • . • A 3-foot Horizontal Overbuild,or 2 max. Extensive Slope Face Compaction Benching,graded at 11 Final Fill Slope Face 1/2 to 2 percent (2h:1V max) down, into slope . — H Original Ground Surface Native Soil _ 1 , III i< 4' minimum bench V width, H/10 or 2' .... ] ' — - —„ minimum bench height H/10 or 2' Minimum Embedment Fill Key Subdrain,subject to Soil H/2 or Engineer's review, installed 10' Minimum at back of keyway and.every 10 vertical feet of benching. NOTE: Surfaces to receive fill with slopes steeper than 5H:1V(horizontal:vertical)should be benched and keyed as shown. GPR • Carlson Geotechnical • T P.O.Box 23814 CGT Job No. G0602785 FIGURE 10 Tigard, Oregon 97281 il . • • • • EXISTING CONDITIONS _ - O DW W T�f , N. ,79 BONO A 1 3/r BRASS DISC Di diRB LOCA1ED AT S[RENA �r� COURT MO DURHAM ROAD WITH AN ELEVA11CH OF 199891 •0 -- LOT tie 'COPPER CREEK STAGE 4' WY.MATER 1E1FR TAX 15300 PP■DOWNSPOUT �s N.9t 1�4 S�C710N 1I,, T.ZS, R1E, Y,, ..POVER POLE Eil CITY OF , W ANINOTON COUNTY, OREGON 200S 8 •tea � c" \ vruar 190911 PANT v t, . e '} SHAM RO D - .•oDURH ACCESS G m to _ meow :roux .i _ —�• t e. .r ,7 ~�s1• MOW r:'. 14 11 oatssw, LOT 117 •xami i '! TM u1111) i ._ 9 i.. I . tPARTITION PLAT NO. 1 098—1 36 i., f• _ so , _ ,_. /'v1. 1 1------ �J%I { - ,c- 1 f PAR 2 PARL 1 ( \ I II PARCEL I \`,��1 I i ( I \ 4 v.\ , i Q �.a=;'861\' t.' I I i I ,, .:.,. r. V / _ \r..l ill tiA $iiy....., ...4;11111,.",....;..4.. ,I 1 - . •.i• t'V,Ari Ivi, Cr (, . ../.. o . 5 i i 1.r f .,, -I I N w.,.. ,....,-.--- .----' . ,.__. ! - - .4,1a la....,/ . .. 4, ,,f- . .5-\ . ; . - ..79.1e.r.,. ----,..\,...7,N„.„. Nie i - ...';,'-'i!::r, 4, iollr iv:, el _ ' -.-.-..--- ____ ..... .\....... ...... .... \ Ne ' Ix ■--,..,, fr.tere.',...- ,I .piiit ,- II - _,./: i 1 � �r i _ +P` j / •1'� ...... .,--7-. 2.47.,i r+ ` \\ � _ .. -.\�'- Ij�i�/ / r ( 25, fi gar• i - , —�� �lA� ` I T 6*/ .. L' SIGHED OH: i . I 4..- / : ffi (('' . 1 1 . 1 ---. , s M + REGISTERED-? ^` \ ` , ` \':� + - \\ mteeva LOT 119 (1 PROFESSIONAL 1• '- ''?+� �_ � ° 1 S i t@ `,. if °` LAND SURVEYOR 1 a.,.,,._ 1'`-' - s / 4,,w,..,,,._,:,..„i i '" �t t i t OREGON i r I i G4 ' •\ \: I , g...„-r IJ t _ WADE G. 10,ONOVAN II[ ''N''''''''''‘"1 1,11::*",:„.. .: . ‘ ‘r 4' , 'J/`';�-' I�}�ri�, ' VAUD THROUGH DECEMBER M. 2007 E, .11,1 \�_ � 7 . ,1k p .- • /I a i LOT 120 ! f S 1� � / ,,,,,..-:;•„„i/� Centerline Concepts Inc. &® � " /, Q 1-•,;Ili f g TRACT -J' ,1 0�`� r, ,_is�5mes 503 633-01M 9 p COPPER CREEK STAGE 4 !-`■ - /, �,-to°. /� / • `.A. •.�// / g 111 BYAISO 1}ECIC�BY:WODIII AmaniT A 197-01 +1'. • COPPER CREEK STAGE 4 4t it WENSARHOMES-01\ECii•�� �I / ._-- --- — _ LOT 121 _ � _.. _- - — ._ ..4804411411 • • D L ; . • DESIGN GROUP INC. Preliminary Drainage Report for Fern Hollow Planned Unit Development Tigard, Oregon Prepared for: Mainsail Homes Prepared By: • DL Design Group,Inc. 9045 SW Barbur Blvd.,Suite 101 Portland,Oregon 97219 fcSkEO PROP �GINE4. 49 44.1 19160 'p Vj x. 9 IEXPIRES 12-31-07 MA1001 January 5,2007 9045 SW Barbur Boulevard, Suite 101 • Portland, Oregon 97219 • Phone: 503.225.1679 • Fax: 503.246.2094 • • • The pervious and impervious areas used for the analyses are summarized in Table 1. The areas were determined using existing and proposed impervious surface. • • Curve Numbers Curve numbers used for the analyses are based on characterization of the site's soils as primarily Type C soils. The curve numbers represent values are appropriate for wet antecedent moisture conditions,which is typical of the wet-weather conditions for the area. • Time of Concentration A conservative time of concentration of 5 minute was used for all the analyses. The proposed impervious area is listed in Table 1. Table 1. Impervious and Pervious Areas ped Arrea Description Area (ac) CN Pervious Surface 0.33 86 Impervious Surface 0.62 98 Time of Concentration 5 minutes Peak Discharges Peak discharge rates for the.prescribed rainfall events for pre-developed and post-developed site • conditions are summarized in the following table. The rainfall depths are 24-hour rainfall depths used for the East Multnomah County area. Computer model output is contained in Appendix B. Design Parameter :::25- ear`: 10-year '5=year ;2-year Rainfall Depth(inches) 4.0 3.5 3.0 2.5 Developed Site Peak Runoff(cfs) 0.75 0.64 0.53 0.43 • • WATER QUANTITY A 36"diameter pipe will serve as detention and conveyance. The pipe will detain the difference between the 2-25 year pre and post developed conditions. An outlet structure with two orifices will control the flow. A detention volume of 892 CF is required for the 25 year storm. WATER QUALITY Design Criteria and Treatment Flow Due to space limitations, water quality treatment will be provided with a Contech Stormfilter cartridges in a manhole. The the water quality design flow will be 0.09 inches • • • • over a four hour period Water Quality Flow(cfs)=0.09 inches x 4 hours x 27,007 SF (new imp. Area)/[(12 in/ft)x (4 hours)(60 min./hr.)(60 sec/min.)=0.056 CFS DETERMINE REQUIRED NUMBER OF CARTRIDGES Qcartridge= 15 gpm/cartridge (449 gpm/cfs)/(15 gpm)x 0.056 CFS= 1.68 cartridges Use 2 cartridges in one manhole. • .-.... .• . -.. . _-... ._..... —._.— —.___. .W., ... ..,. . _...._ _ _._.. - -- -- - °—= ---_— ----- --- ... ..... ......-............... . .. ... .......... GVARC .._. . ... r' PR r ,y..• _ 1 t qt „0, 1 A ,i:.• i \• :Y ,'' � .. ...............-..... �1 ,i.��'-� ,'dry 1 `• ,� ^I•F,F 202,50. '''''''.1-:fa _ --- — _ �nh. v. T. I ' PIMMIXC 1 , ', , f " , ', ICM`OUT ae'ait,ax a DRIVEWAY G ££ •\ \ ....< Imo', 5 I,r1.1". i I :mR wLOC `• FF, 204.50 \ '' i .. — .,"' I } I; 'I' DT MX I • • • \ FF r2 5,Q0 F It • , - • . I I... \/ • Ii ... , :, -., � i �' r ! '.• ��.. -��z—.,_-_max' ''1'r._ �^'�+;� `�•„' ��� ' ' :.';-: :l ;� ^'+'.� _ -- .•�S�' `�•' \ �� v to CONCRETE ?Or I ifr I^ , li _ \DRIVEWAY I:,, , ! '' I I.•'•.c — ETA r\\ } ,, ` IDiY 1 ,. I' , .R : :111`'. s. . Q �t 'c I: I' ,r .FF; 1 ).. t ?r ':r..YLC.:: PUBLIC SANITARY — ". '•i°''"'"~ SS SSMH \"\ /"' I ;;•. — _ 1,I11 �' p,...... �1 • o,e 0 \ i CD w ' PUBLIC STORM '> .t`.rr. v4p ` SS . \ SEWER ' A1,,-'/--__ -.. OUTLET �j'0'� �7 .u.ww.0.c � .• ..; T CONTROL IC 114/0 v)�NaU1 '�\ ......._"". �f''{ MANN I , ._...---- I T 1 �' ME RS WA TER L • _. .,•:.'" y S� , 7 ' ♦ 1�t�Ma11a.Ja r �`�+L' I. 1 ` •B"$EWER .\ / .. 1t It•Z , —O i � / 6 PRIVATE STORM WA 7ER / :\ ♦ : no nvsv,In, i C ' • 4\ I'4 . WATER PIPES �tJANACEMENT MANHOLE_I / C..\ PRIVATE'• �Fn- ‘SC ,� \\ PUBLICS f/-�^ I WATER V, (68E7Tb0M S fJ `"/�/ `\ '\ EAS ENT,-/ 15 .._.."._.. _i a I—_ 1 CONNECTION—�, , _� �___ M np•f�. 6 1N5 A L4VER /3v ` �.ea l TL 1 1 S \ l\ ✓ '\ .`•r ,,t� 36" CULVERT •'� -\ � t; COVEv ♦ \♦ ('''a VEGETATION ,/" 1 { a°� Y t7�crr�•�t ' 1 t PUBLIC-.., j,' Y SS , ...PRIVATE \\• .. `R�1p6 O'w.M lvT ' . { 1 ' .i COT EC ON ,,,,,, f NN Tf ,.y•+` % / CULVERT { •r"•0'I' .\ ,:>:::'-°.' / f 36'CULVERT I I•:.: l 1 J 5 l/ // RIM 176.63 I �, N. I ' \ / • PUBUC'� WA TER ` '���' SDtiIH CONNECTION ,r / .,' /f v 10. • :VEGETATION ; /' \STREAM CENTERLINE I I • 3 COMMUNITY , f/ B �5 / „y1 2 5' • Is •• ;1 f 4 i. / I I ` !I +•,_�—STREAM CENTERLINE LOT,199 I • / R117.1•10.12 nrOIN.[ ��' ¢110.14/IMO \'� f 1 u a1 11o•a nett \ 1 +1111 I 1 EGETATION ( I I • . 'OMMUNIT)' ' `''s�-► ' D \ I ' r I t , I \ \ I 1 / e / \s I ' STREAM CENTERLINE tir I I♦ 1 LOT 120 I `� � I I VEGETATION / I . / .. . COMMUNITY ,/ / I '•C STREAM CENTERLINE / i f output 0&k0S 1/7/07 9:20:6 pm Shareware Release page 1 ---------- DETAIL BASIN SUMMARY ---~-�- _- • BASIN ID: MAI-2X NAME: FERN HOLLOW - 2 YEAR EXISTI SCS METHODOLOGY TOTAL AREA • 0.95 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPELA PERV IMP PRECIPITATION • 2.50 inches AREA..: - 0.95 Acres 0.00 Acres TIME INTERVAL' 10.00 min • CN 86:00 98.00 TC - 10.00 min 10.00 min ABSTRACTION COEFF: 0.20 • PEAK RATE: 0.25 cfs VOL: 0.09 Ac-ft TIME: 500 min D&k2S TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) 10 310 0.0037 610 0.0823 910 0.0564 1210 0.0446 1510 20 320 0.0045 620 0.0812 920 0.0558 1220 0.0446 1520 30 330 0.0045 630 .0.0812 930 0.0559 1230 0.0446 1530 40 340 0.0102 640 0.0753 940 0.0562 1240 0.0448 1540 50 350 0.0114 650 0.0740 950 0.0563 1250 0.0448 1550 60 360 0.0114 660 0.0740 960 0.0563 1260 0.0448 1560 70 370 0.0180 670 0.0701 970 0.0538 1270 0.0450 .. 1570 80 380 0.0193 680 0.0693 980.. 0.0532 1280 0.0450 1580 _ - 90 390 0.0194 690 0.0693 990 0.0532 1290 0.0450 1590 100 400 0.0286 700 0.0677 1000 0.0535 1300 0.0452 Ili 1600 110 410 0.0306 710 0.0674 1010 0.0536 1310 0.0452 1610 120 420 0.0307 720 0.0673 1020 0.0536 1320 0.0452 1620 130 430 0.0444 730 0.0656 1030 0.0539 1330 0.0454 1630 140 440 0.0473 740 0.0652 1040 0.0540 1340 0.0454 1640 150 450 0.0475 750 0.0652 1050 0.0540 1350 0.0454 1650 160 460 0.0659 760 0.0632 1060 0.0513 1360 0.0424 1660 170 470 0.0698 770 0.0628 1070 0.0507 1370 0.0418 1670 180 480 . 0.0712 780 0.0628 1080 0.0507 1380 0.0418 1680 190 490 0.2182 790 0.0607 1090 0.0510 1390 0.0419 1690 200 500 0.2491 800 0.0603 1100 0.0510 1400 0.0419 • 1700 210 510 0.2483 810 0.0603 1110 0.0510 1410 0.0419 1710 220 520 0.1612 820 0.0609 1120 0.0482 1420 0.0420 1720 230 530 0.1429 830 0.0610 1130 0.0476 1430 0.0421 1730 240 540 0.1426 840 0.0610 1140 0.0476 1440 0.0417 1740 250 - 550 0.1170 - 850 0.0587 1150 0.0479 1450 0.0073 1750 260 . 560 0.1116 860 0.0582 1160 0.0479 1460 1760 270 570 0.1114 870 0.0582 1170 0.0479 1470 1770 280 0.0001 580 0.0916 880 0.0587 1180 0.0450 1480 1780 . Aft Page 1 output 290 0.0002 590 0.0874 890 0.0588 1190 0.0444 1490 1790 300 0.0002 600 0.0874 900 0.0588- 1200 0.0444 1500 • 1800 0&kOSO • Page 2 III 4111 i . output n&k05 1/5/07 5:5:52 pm Shareware Release page 1 DETAIL BASIN SUMMARY BASIN ID: MAI-5X NAME: FERN HOLLOW - 5 YEAR EXISTI SCS METHODOLOGY TOTAL AREA • 0.95 Acres BASEFLOWS: 0.00 cfs ■ RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION 3.00 inches AREA..: 0.95 Acres 0.00 Acres TIME INTERVAL 10.00 min CN - 86.00 98.00 TC 10.00 min 10.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.35 cfs VOL: 0.13 Ac-ft TIME: 500 min 0&k2s TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) 10 310 0.0132 610 0.1089 910 0.0724 1210 0.0565 1510 20 320 0.0146 620 0.1073 920 0.0717 1220 0.0566 1520 30 330 0.0147 630 0.1072 930 0.0717 1230 0.0566 1530 40 340 0.0225 640 0.0991 940 0.0721 1240 0.0567 1540 50 350 0.0242 650 0.0974 950 0.0722 1250 0.0568 1550 60 360 0.0243 660 0.0973 960 0.0722 1260 0.0568 1560 70 370 0.0331 670 0.0919 970 0.0688 1270 0.0569 1570 80 380 0.0349 680 0.0908 980 0.0681 1280 0.0570 1580 90 390 0.0350 690 0.0907 990 0.0681 1290 0.0570 1590 100 400 0.0478 700 0.0884 1000 0.0684 1300 0.0571 1600 110 410 0.0505 710 0.0879 1010 0.0685 1310 0.0571 1610 120 420 0.0507 720 0.0879 1020 0.0685 1320 0.0571 1620 130 430 0.0694 730 0.0854 1030 0.0688 1330 0.0573 1630 140 440 0.0734 740 0.0848 1040 0.0689 1340 .0.0573 1640 150 450 0.0736 750 0.0848 1050 0.0689 1350 0.0573 1650 - 160 460 0.0983 760 0.0821 1060 0.0654 1360 0.0535 1660 170 470 0.1035 770 '0.0815 1070 0.0646 1370 0.0527 1670 180 480 0.1054 780 0.0815 1080 0.0646 1380 0.0527 1680 190 490 0.3076 790 0.0786 1090 • 0.0649 1390 0.0528 - 1690 200 500 0.3502 800 0.0780 1100 0.0649 1400 0.0529 1700 210 -510 0.3489 810 0.0780 1110 0.0649 1410 0.0529 1710 220' 520 0.2210 820 0.0786 1120 0.0613 1420 0.0530 1720 230 530 0.1941 830 0.0788 1130 0.0606 1430 0.0530 1730 240 540 0.1937 840 0.0787 1140 0.0606 1440 0.0526 1740 250 0.0005 550 0.1572 850 0.0757 1150 - 0.0608 1450 0.0091 1750 " 260 0.0006 - 560 0.1496 860 0.0750 1160 0.0608 1460 1760 270 0.0006 570 0.1493 870 0.0750 1170 0.0608 1470 1770 280 0.0054 580 . 0.1220 880 0.0755 1180 0.0571 1480 1780 .• Page 1 1 i output 290 0.0064 590 0.1162 890 0.0756 1190 0.0564 1490 1790 300 0.0064 600 0.1162 900 0.0756 1200 0.0564 1500 • 1800 11111 " V Page 2 0&k05 1/5/07 5:3:1 output pm Shareware Release page 1 -------- -- --- -- DETAIL BASIN SUMMARY • BASIN ID: MAI-10X NAME: FERN HOLLOW - 10 YEAR EXISTI SCS METHODOLOGY TOTAL AREA • 0.95 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPEIA PERV IMP - PRECIPITATION 0 3.50 inches AREA..: 0.95 Acres 0.00 Acres TIME INTERVAL • 10.00 min CN • 86.00 98.00 TC • 10.00 min 10.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.46 cfs VOL: 0.16 Ac-ft TIME: 500 min D&k2S TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF V (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) . 10 310 0.0247 610 0.1359 910 0.0885 1210 0.0685 1510 20 320 0.0266 620 0.1339 920 0.0876 1220 0.0685 1520 30 330 0.0267 630 0.1338 930 0.0876 1230 0.0685 1530 40 340 0.0368 640 0.1233 940 0.0880 1240 0.0687 1540 50 350 0.0389 650 0.1210 950 0.0881 1250 0.0687 1550 60 360 0.0390 660 0.1210 960 0.0881 1260 0.0687 1560 70 370 0.0501 670 0.1140 970 0.0839 1270 0.0689 1570 80 380 . 0.0525 680 0.1125 980 0.0830 1280 0.0689 1580 90 390 0.0526 690 0.1125 990 0.0830 1290 0.0689 1590 100 400 0.0690 700 0.1094 1000 0.0834 1300 0.0690 1600 110 410 0.0725 710 0.1087 1010 0.0834 1310 0.0691 1610 120 420 0.0727 720 0.1087 1020 0.0834 1320 0.0691 1620 130 430 0.0967 730 0.1054 1030 0.0837 1330 0.0692 1630 140 440 0.1018 740 0.1047 1040 0.0838 1340 0.0692 1640 150 450 0.1021 750 0.1046 1050 0.0838 1350 0.0692 . 1650 160 460 0.1330 760 0.1011 1060 0.0795 1360 0.0646 1660 170 470 0.1396 770 0.1004 1070 0.0786 1370 0.0636 1670 180 480 0.1421 780 0.1003 1080 0.0786 1380 0.0636 1680 190 490 0.4014 790 0.0967 1090 0.0788 1390 0.0638 1690 200 500 0.4560 800 0.0959 1100_ 0.0789 1400 0.0638 1700 V 210 510 0.4544 810 0.0959 1110 0.0788 1410 0.0638 1710 220 0.0004 520 0.2830 820 0.0965 1120 0.0744 1420 0.0639 1720 V 230 0.0005 530 0.2469 830 0.0966 1130 0.0735 1430 0.0639 1730 V 240 0.0005 540 0.2464 840 0.0966 1140 0.0735 1440 0.0634 V 1740 V 250 0.0056 550 0.1985 850 V 0.0927 V 1150 0.0737 1450 0.0110 1750 V 260 0.0066 560 0.1885 860 0.0919 1160 0.0738 1460 1760 V 1770 270 0.0067 570 0.1881 870 0.0919 1170 0.0737 1470 280 0.0142 580 0.1530 880 0.0924 1180 0.0692 1480 1780 Page 1 I - f output . 290 0.0158 • 590 0:1456 890 0.0925 1190 0.0683 1490 1790 300 0.0158 600 0.1455 900 0.0925 1200 0.0683 1500 1800 0s❑ & • • Page 2 • • output 290 0.0265 590 0.1753 890 0.1094 1190 0.0802 1490 1790 300 0.0267 600 0.1752 900 0.1094 1200 0.0802 1500 1800 0&k05❑ 4110 • Page 2 • • output • 0&kOs 1/5/07 5:4:55 pm Shareware Release page 1 -- ----DETAIL BASIN SUMMARY - -------_�` • BASIN ID: 'MAI-2D NAME: FERN HOLLOW - 2 YEAR DEVELO SCS METHODOLOGY - TOTAL AREA • 0.95 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 2.50 inches AREA..: 0.33 Acres 0.62 Acres ' TIME INTERVAL • 10.00 min CN • 86.00 98.00 TC 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.43 cfs VOL: 0.15 Ac-ft TIME: 490 min 0&k2S TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) 10 310 0.0563 610 0.1097 910 0.0680 1210 0.0521 1510 20 320 0.0563 620 0.1097 920 0.0680 1220 0.0521 1520 30 330 0.0564 630 0.1096 930 0.0680 1230 0.0521 1530 40 340 0.0659 640 0.0983 940 0.0682 1240 0.0522 1540 50 350 0.0659 650 0.0983 950 0.0682 1250 0.0522 1550 60 360 0.0659 660 0.0982 960 0.0682 1260 0.0522 1560 70 0.0011 370 0.0757 670 0.0906 970 0.0641 1270 0.0522 1570 80 0.0011 380 0.0757 680 0.0906 980 0.0641 1280 0.0522 1580 90 0.0012 390 0.0758 690 0.0906 990 0.0641 1290 0.0522 1590 100 0.0106 400- 0.0923 700 0.0870 1000 0.0643 1300 0.0523 • 1600 110 0.0106 410 0.0923. 710 0.0870 1010 0.0643 1310 0.0523 1610 120 0.0107 420 0.0925 720 0.0870 1020 0.0643 1320 0.0523 1620 130 0.0200 430 0.1167 730 0.0833 1030 0.0644 1330 0.0524 1630 140 0.0200 440 0.1167 740 0.0833 1040 0.0644 1340 0.0524 1640 150 0.0201 450 0.1169 750 0.0832 1050 0.0644 1350 0.0523 ' 1650 160 0.0278 460 0.1463 760 0.0794 1060 0.0602 1360 0.0481 1660 170 0.0278 470 0.1463 770 0.0794 1070 0.0602 1370 0.0481 1670 180 0.0279 480 0.1485 780 0.0794 1080 0.0602 1380 0.0481 1680 190 0.0324 490 0.4268 790 0.0756 1090 0.0604 1390 0.0481 1690 200 0.0324 500 0.4268 800 0.0756 1100 0.0604 1400 0.0481 1700 210 0.0325 510 0.4251 810 0.0756 1110 0.0603 1410 0.0481 1710 220 0.0357 520 0.2143 820 0.0758 1120 0.0562 1420 0.0482 1720 230 0.0357 530 0.2143 830 0.0758 1130 0.0562 1430 0.0482 1730 240 0.0357 540 0.2138 840 0.0758 1140 0.0562 1440 0.0478 1740 - . 250 0.0405 550 0.1590 850 0.0719 ' 1150 - 0.0562 1450 1750 260 0.0405 560 0.1590 - 860 0.0719 1160 0.0562 1460 1760 270 0.0406 570 0.1587 870 0.0719 1170 0.0562 1470 1770 280 0.0477 580 0.1208 880 0.0721 1180 0.0520 1480 1780 Page 1 • • output 290 0.0477 590 0.1208 890 0.0721 1190 0.0520 1490 1790 300 . 0.0478 600 0.1207 900 0.0721 1200 0.0520 1500 1800 0&k0S0 . " Page 2 4111 , ID output 0&k05 1/5/07 5:5:24 pm Shareware Release page 1 DETAIL BASIN SUMMARY ------ • BASIN ID: MAI-5D NAME: FERN HOLLOW - 5 YEAR DEVELO SCS METHODOLOGY TOTAL AREA • 0.95 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP i PRECIPITATION • 3.00 inches AREA..: 0.33 Acres 0.62 Acres 1 TIME INTERVAL • 10.00 min CN • 86.00 98.00 TC • 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.53 cfs VOL: 0.18 Ac-ft TIME: 490 min 0&k25 TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF . RUNOFF ' (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) 10 310 0.0735 610 0.1355 910 0.0834 1210 0.0636 1510 20 320 0.0735 620 0.1355 920 0.0834 1220 0.0636 1520 30 330 0.0736 630 0.1354 930 0.0834 1230 0.0636 1530 , 40 340 0.0851 640 0.1213 940 0.0836 1240 0.0637 1540 50 350 0.0851 650 0.1213 950 0.0836 1250 0.0637 . 1550 60 360 0.0852 660 0.1212 960 0.0836 1260 0.0637 f 1560 70 0.0034 370 0.0972 670 0.1117 970 0.0786 1270 0.0638 1570 80 0.0034 380 0.0972 680 0.1117 980 0.0786 1280 0.0638 1580 90 0.0035 390 0.0973 690 0.1117 990 0.0786 1290 0.0638 1590 100 0.0170 400 0.1177 700 0.1072 1000 0.0787 1300 0.0639 1600 110 0.0170 410 0.1177 710 0.1072 1010 0.0787 1310 0.0639 1610 120 0.0171 420 0.1180 720 0.1071 1020 0.0787 1320 0.0639 1620 130 0.0284 430 0.1480 730 0.1025 1030 0.0789 1330 0.0639 1630 140 0.0284 440 0.1480 740 0.1025 1040 0.0789 1340 0.0639 1640 150 0.0285 450 0.1483 750 0.1024 1050 0.0788 1350 0.0639 1650 160 0.0376 460 0.1846 760 0.0977 1060 0.0737 1360 0.0587 1660 170 0.0376 470 0.1846 770 0.0977 1070 0.0737 1370 0.0587 1670 180 0.0377 480 0.1874 780 0.0977 1080 0.0737 1380 0.0587 1680 190 0.0426 490 0.5341 790 0.0929 1090 0.0738 1390 0.0587 1690 200 0.0426 500 0.5341 800 0.0929 1100 0.0738 1400 0.0587 1700 210 0.0426 510 0.5320 810 0.0929 1110 0.0738 1410 0.0587 ' 1710 220 0.0460 520 0.2664 -820 0.0931 1120 0.0687 1420 0.0588 • 1720 230 0.0460 530 0.2664 830 0.0931 1130 0.0687 1430 0.0588 1730 240 0.0461 540 0.2658 840 0.0931 1140 0.0687 1440 0.0583 1740 250 0.0517 550 0.1971 850 0.0882 1150 0.0688 1450 1750 260 0.0517 560 0.1971 • 860 0.0882 1160 0.0688 1460. 1760 270 0.0518 570 0.1967 870 0.0882 1170 0.0687 1470 1770 280 0.0622 580 0.1494 880 0.0884 1180 0.0636 1480 1780 Page 1 • 1110 1110 output 290 0.0622 590 0.1494 890 0.0884 1190 0.0636 1490 1790 300 0.0623 600 0.1493 900 0.0884 1200 0.0636 1500 1800 o&k0S0 410 Page 2 1110 r output DUOS 1/5/07 5:2:29 pm Shareware Release page 1 DETAIL BASIN SUMMARY • BASIN ID: MAI-10D NAME: FERN HOLLOW - 10 YEAR DEVELO SCS METHODOLOGY TOTAL AREA • 0.95 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION 3.50 inches AREA..: 0.33 Acres 0.62 Acres • TIME INTERVAL • 10.00 min CN • 86.00 98.00 TC • 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.64 cfs VOL: 0.22 Ac-ft TIME: 490 min D&k2S TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF , (min) (cfs) -(min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) 10 310 0.0912 610 0.1615 910 0.0988 1210 0.0752 1510 20 320 0.0912 620 0.1615 920 0.0988 1220 0.0752 1520 30 330 0.0913 630 0.1614 930 0.0988 1230 0.0752 1530 40 340 0.1050 640 0.1443 940 0.0990 1240 0.0753 1540 50 350 0.1050 650 0.1443 950 0.0990 1250 0.0753 1550 60 360 0.1051 660 0.1442 960 0.0990 1260 0.0753 - 1560 70 0.0067 370 0.1192 670 0.1329 970 0.0930 1270 0.0753 1570 80 0.0067 380 0.1192 680 0.1329 980 0.0930 1280 0.0753 1580 90 0.0068 390 0.1194 690 0.1329 990 0.0930 1290 0.0753 -1590 100 0.0241 400 0.1438 700 0.1274 1000 0.0932 1300 0.0754 Imo 1600 110 0.0241 410 0.1438 710 0.1274 1010 0.0932 1310 0.0754 1610 120 0.0242 420 0.1441 720 0.1273 1020 0.0932 1320 0.0754 1620 130 0.0373 430 0.1800 730 0.1217 1030 0.0933 1330 0.0755 1630 140 0.0373 440 0.1800 740 0.1217 1040 0.0933 1340 0.0755 1640 150 0.0374 450 0.1803 750 0.1217 1Q50 0.0932 1350 0.0754 1650 160 0.0477 460 0.2235 760 0.1160 1060 0.0872 1360 0.0692 1660 V 170 0.0477 470 0.2235 770 0.1160 . 1070 0.0872 1370 0.0692 1670 _ .180 0.0477 480 0.2269 780 0.1159 1080 0.0872 1380 0.0692 1680 190 0.0529 490 0.6427 790 0.1102 1090 0.0873 1390 0.0693 1690 200 0.0529 500 0.6427 800 0.1102 1100 0.0873 1400 0.0693 1700 210 0.0529 510 0.6401 810 0.1102 1110 0.0873 1410 0.0693 1710 220 ' 0.0566 520 0.3189 V 820 0.1105 1120 0.0812 1420 0.0693 1720 V 230 0.0566 530 0.3189 830 0.1105 1130 0.0812 1430 0.0693 1730 240 0.0566 540 0.3182 840 0.1104 1140 0.0812 1440 0.0688 1740 250 0.0649 550 0.2354 850 0.1046 1150 0.0813 1450 1750 V V 260 0.0649 - 560 0.2354 860 0.1046 • 1160 0.0813 1460 1760 270 0.0650 570 0.2350 870 0.1046 1170 0.0812 1470 1770 280 0.0777 580 0.1782 880 0.1048 1180 0.0751 1480 1780 Page 1 - 41/1 • • output 290 0.0777 590 0.1782 890 0.1048 1190 0.0751 - 1490 1790 300 0.0778 600 0.1781 900 0.1048 1200 0.0751 1500 1800 0&k0S0 Page 2 41/1 1111 4111 output DUOS 1/5/07 5:3:28 pm Shareware Release page 1 DETAIL BASIN SUMMARY iBASIN ID: MAI-25D NAME: FERN HOLLOW - 25 YEAR DEVELOD SCS METHODOLOGY TOTAL AREA 0.95 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE • TYPE1A PERV IMP PRECIPITATION • 4.00 inches AREA..: 0.33 Acres 0.62 Acres TIME INTERVAL 10.00 min CN • 86.00 98.00 TC • 5.00 min 5.00 min ABSTRACTION COEFF: 0.20 PEAK RATE: 0.75 cfs VOL: 0.26 Ac-ft TIME: 500 min 0&k2S TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN TIME DESIGN RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF RUNOFF (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) (min) (cfs) 10 310 0.1093 610 0.1875 910 0:1142 1210 0.0867 1510 20 320 0.1093 620 0.1875 920 0.1142 1220 0.0867 1520 30 330 0.1094 630 0.1873 930 0.1142 1230 0.0867 1530 40 340 0.1253 640 0.1674 940 0.1144 1240 0.0868 1540 50 350 0.1253 650 0.1674 950 0.1144 1250 0.0868 1550 60 360 0.1255 660 0.1673 960 0.1144 1260 0.0868 1560 70 0.0109 370 0.1417 670 0.1541 970 0.1074 1270 0.0868 1570 80 0.0109 380 0.1417 680 0.1541 980 0.1074 1280 0.0868 1580 - 90 0.0110- 390 0.1419 690 0.1540 990 0.1074 1290 0.0868 1590 100 0.0317 400 0.1703 700 0.1476 1000 0.1076 1300 0.0869 . 1600 110 0.0317 410 0.1703 710 0.1476 1010 0.1076 1310 0.0869 1610 120 0.0318 420 0.1706 720 0.1475 1020 0.1076 1320 0.0869. 1620 130 0.0465 430 0.2124 730 0.1410 1030 0.1077 1330 0.0870 1630 140 0.0465 440 0.2124 740 0.1410 1040 0.1077 1340 0.0870 1640 150 0.0466 450 0.2128 750 0.1409 1050 0.1077 1350 0.0869 1650 160 0.0579 460 0.2630 760 0.1343 1060 . 0.1007 1360 0.0798 1660 170 0.0579 470 0.2630 770 0.1343 1070 0.1007 1370 0.0798 1670 180 0.0580 480 0.2668 780 . 0.1342 1080 0.1007 1380 0.0798 1680 190 0.0633 490 0.7522 790 0.1275 1090 0.1008 1390 0.0798 1690 200 0.0633 500 0.7522 800 0.1275 1100 0.1008 1400 0.0798 1700 210 0.0633 510 0.7492 810 0.1275 1110 0.1007 1410 0.0798 1710 220 0.0687 520 0.3717 820 0.1278 1120 0.0937 1420 0.0799 1720 230 0.0687 530 . 0.3717 830 0.1278 1130 0.0937 1430 0.0799 1730 240 0.0687 540 0.3709 840 0.1278 1140 0.0937- 1440 0.0792 1740 250 0.0788 550 0.2739 850 0.1209 1150 0.0938 1450 1750 260 0.0788 560 0.2739 860 0.1209 1160 0.0938 1460 1760 270 0.0789 570 0.2734 870 0.1209 1170 0.0937 1470 1770 280 0.0937 580 - 0.2071 880 0.1212 1180 0.0866 1480 1780 Page 1 • • • output 0&k05 1/7/07 9:21:4 pm shareware Release page 1 • LEVEL POOL TABLE SUMMARY 111/1 0&k2s MATCH INFLOW -STO- -DIS- <-PEAK-> OUTFLOW STORAGE DESCRIPTION > (cfs) (cfs) --$d- --id- <-STAGE> id (cfs) VOL (cf) 25 YEAR 0.57 0.75 PIPE ORIFICE 192.01 1 0.56 10 YEAR 0.46 0.64 PIPE ORIFICE 191.92 2 0.36 : cf 5 YEAR 0.35 0.53 PIPE ORIFICE 191.56 3 0.28 623.33 cf 2 YEAR 0.25 0.43 PIPE ORIFICE 191.21 4 0.25 422.12 cf 0 • • • • • • • Page 1 . 1111 S output - 0&kOS 1/7/07 9:22:22 pm Shareware Release page 1 - STAGE DISCHARGE TABLE • MULTIPLE ORIFICE ID No. ORIFICE Description: ORIFICE . Outlet Elev: 190.00 Elev: . 190:00. ft Orifice Diameter: 2.9000 in. Elev: 191.90 ft Orifice 2 Diameter: 5.1000-in. 0&k2s STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> . (ft) ---cfs (ft) ---cfs (ft) ---cfs (ft) ---cfs 190.00~0.0000 . 190.80 0.2041 191.60 0.2887 192.40 0.8527 190.10 0.0722 190.90 0.2165 . 191.70 0.2976 192.50 0.9076 190.20 0.1021 191.00 0.2282 191.80 0.3062 192.60 0.9585 190.30 0.1250 191.10 0.2394 191.90 0.3146 - 192.70 1.0063 190.40 0.1443 191.20 0.2500 192.00 0.5460 192.80 1.0515 190.50 0.1614 191.30 0.2602 192.10 0.6464 192.90 1.0945 190.60 0.1768 191.40 0.2700 192.20 0.7251 193.00 1.1356 190.70 0.1909 191.50 0.2795 192.30 0.7925 U • • • • Page 1 • 0&kOS 1/7/07 9:23:36 output pm Shareware Release page 1 STAGE STORAGE TABLE • UNDERGROUND PIPE ID NO. PIPE Description: DETENTION PIPE Diameter: 3.00 ft. Length: 200.00 ft. Slope...: 0.0020 ft/ft upstr: dnstr: - 0&k2S STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- • (ft) ---cf--- --Ac-Ft- ` 190.00 0.0000 0.0000 190.90 255.79 0.0059 191.80 766.28 0.0176 192.70 • 1252 0.0287 190.10 1.8074 0.0000 191.00 306.90 0.0070 191.90 825:42 0.0189 192.80 1293 0.0297 190.20 10.119 0.0002 191.10 . 360.22 0.0083' 1192.00 884.01 0.0203 192.90 1329 0.0305 190.30 27.591 0.0006 191.20 415.36 0.0095 192.10 -941.76 0.0216 193.00 1358 0.0312 190.40 56.028 0.0013 191.30 471.96 0.0108 192.20 998.36 0.0229 193.10 1386 0.0318 190.50 84.667 0.0019 191.40 529.71 0.0122 192.30 1053 0.0242 193.20 1404 0.0322 190.60 120.88 0.0028 191.50 588.30 0.0135 192.40 1107 0.0254 193.30 1412 0.0324 190.70 162.14 0.0037 191.60 647.44 0.0149 192.50 1158 0.026,6 193.40 1414 0.0325 190.80 207.35 . 0.0048 191.70 706.86 0.0162 192.60 1206 0.0277 • 0 . • Page 1 i _ .... • 4•,','.• -1..7 ilil . -t .1.../1?„'. - .--;; ';i'; ---- ' \.-ti ..-• . .-......,,, .1 . .i.,f..• .. ..,.,. ..,Fr • .::44.7.,.. ...)4,,-,19,,,,.. 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Logout ' Help A A`A j _ Area of Interest Soil Map Soil Data Explorer ,Create,Printabie Document 0 • Map Unit Legend Summary ® Soil Map d Washington County,Oregon {.� ;��',� ml y'" ; „p) Scale I(not to scale)_] Lj® Map Map Unit Name Acres:Percent — - - ---- -,";,-N Unit in of A0I - -mss�E �ry • Symbol AOI 4.x0, '0r ' r ,nu:tvi,.3. ? °r+"w-*w t'rs _J 1 _.. Aloha silt loam .°.7.°:__ _ 0.2 +�� r �L r`-, A :37A Quatama loam,0 1.2 12.1 a ay x ,�� l �w- lit., to 3 percent fir+° 4 � ' �` Y2rslopes a��376 Quatama loam,3 5.4 56.4 `: ,°<s s w' Ya °. to 7 percent' s a f' a �` ' » { ;• slopes 7� s i I � 46F • Xerochrepts and 3.0 31.3 t y'. . i HaploxrePts,very "" (.n.,,,,-.;I ,•steep s " 1 .rx-c j i w ? ` s' t �i at s' Est. sr D i55rt z %x ' rte :; , �.. FOIA I Accessibility Statement I Privacy Policy I Non-Discrimination Statement I Information Quality I FirstGov I White House • • • • • • • • • • • • • • • • • • _ • oft 1/8/2007 9:49 AM 42 III SOIL SURVEY • ,: :::reddish-brown (5YR 4/3) mottles;weak, Runoff is medium, and the hazard of erosion is hard; :firm, slightly sticky and plastic; moderate. Capability unit IIIe-5 ; wildlife group 2. 1 very .few..roots.; many, coarse, medium, • and:find,`tubular.pores; continuous clay Saum series .,films: in.pores':and on peds; common `'` manganese stains;• medium acid (pH The Saum series consists of well-drained soils that j :5:9)'.-; gradual:.irregular boundary. 6 to formed in mixed eolian material, old alluvium, and 18 inches:thick:: residuum from basalt on uplands. Slope is 2 to 60 per- . , B3- o'. to 43 • inclies,`.. dark yellowish-brown cent. Elevation is 250 to 1,200 feet. Where these soils Ii .'(10YR 3/4)_ ,loam, pale brown (10YR are not cultivated,the vegetation is Douglas-fir,'Oregon it - :::':6/3):'dry.;:.:common, fine, dark grayish- white oak, hazelbrush, poison-oak, grasses, and forbs. brown: (i0YR 4/2) mottles; massive in Average annual precipitation is 40 to 50 inches, aver- '' places:parting to weak, coarse, subangu- age annual air temperature is 51° to 54° F, and the lar;blocky::structure; slightly hard, firm, frost-free period is 165 to 210 days. slightly.:sticky,and slightly plastic; corn- In a representative profile the surface layer is dark ii ,`,;mon;.:large_and medium, tubular pores; reddish-brown silt loam and silty clay loam about 14 .thin continuous clay films on peds and in inches thick. The subsoil is dark reddish-brown and -,pores; medium acid (pH 6.0); gradual, reddish-brown silty clay loam about 18 inches thick. II :-.:irregular; boundary. 10 to 20 inches The substratum is yellowish-red silty clay loam about thick. . 18 inches thick. Basalt bedrock is at a depth of 50 C 43 to..:62:inches, dark yellowish-brown (10YR inches. The profile is medium acid'throughout. ', `:`3/4):'loam, yellowish brown (10YR 5/4) Permeability is moderately slow. Available water � : dry;.'common grayish-brown (10YR 6/2 capacity is 8 to 10.5 inches. Water-supplying capacity • & :5/8); mottles; massive; hard, firm, is 16 to 22 inches. Effective rooting depth is 20 to 40 ,::slightly:sticky and slightly plastic; com- inches. Mon, fine, tubular pores; medium acid These soils are used for irrigated strawberries, 11 :•.: ':(pH 6.0)... orchards; small grain, hay, pasture, timber, homesites, 1. The thickness: of. the solum ranges from 40 to 60 recreation, and wildlife habitat. inches. Texture Of theA'horizon is silt loam to loam. Representative profile of Saum silt loam, 2 to 7 The Bt horizon`'ranges.'in..texture from loam to clay percent slopes, located about 25 feet north of the road 1 loam. Structure;in the Bt horizon ranges from moder- in the SWI/4SE1/4SW1% section 7, T. 3 S:, R. 1 W.: ate, coarse"to fine, subangular blocky in the upper part Ap-0 to 8 inches,dark reddish-brown (5YR 3/2) and.from=:nearly:massive to weak, coarse, subangular silt loam, reddish brown (5YR 5/3) dry; blocky::in:;the`lower part. Clay films are thin to moder- moderate, medium, granular structure; atel 'thick and.they_are in channels, in pores, and on - slightly hard, friable, slightly sticky and ve cal'and horizontal ped faces. Stratified layers of slightly plastic; many fine roots; many, dy loath:to::loamy sand occur below a depth of 40 very fine, irregular pores; 5 percent fine niches in:places: . . concretions; medium acid (pH 6.0) ; III 37A Quatama loam, 0 to 3 percent slopes. This abrupt, smooth boundary. 5 to 8 inches nearly level''soil"is'on terraces. It has the profile des- thick. cribedas=representative of the series. Al2-8 to 14 inches, dark reddish-brown (5YR Included with;:this soil in mapping were areas of 3/3) silty clay loam, reddish brown III Aloh I:Iillsboro;:and"'Huuberly soils, which make up as (5YR 5/4) dry; moderate, medium, sub- .as 15 percent of this mapping unit. angular blocky structure; hard, firm, Runoff:is.slow,and the hazard of erosion is slight. slightly sticky and plastic; many fine Capability`=unit IIw-1; wildlife group 2. roots; many, fine, tubular pores; 5 per- III 37B--Quataria 'loam, 3 to 7 percent slopes. This cent fine concretions; medium acid-(pH gently sloping soil is on terraces. 5.8) ; clear, smooth boundary. 5 to 8 7 . Included with this soil in mapping were areas of inches thick. Aloha,:-Hillsboro, and Huberly soils, which make up as B2-14 to 23 inches, dark reddish-brown (5YR much as 15 percent of this mapping unit. 3/4) silty clay loam, reddish brown ill Runoff IS slow, and the hazard of erosion is slight. (5YR 5/4) dry; moderate, medium and • Capability-unit IIe-2;"wildlife group 2. fine, subangular blocky structure; hard, 37 0 uataiina loam; 7 to 12 percent slopes. This firm, slightly sticky and plastic; many 111 moderately sloping soil is on terraces. fine roots; many, fine, tubular pores; Included with this soil in mapping were areas of few pebbles; medium acid (pH 5.8) ; Aloha; Hillsboro; and Huberly soils, which make up as clear, smooth boundary. 8 to 15 inches much as 15 percent of this.mapping unit. thick. IiiRunoff- is •medium, and the hazard of erosion is 11B3--:-23 B3 23 to 32 inches, reddish-brown (5YR 4/4) ' moderate. Capability unit IIe-2; wildlife group 2. silty.clay loam, yellowish red (5YR 5/6) 37D—Quatama loam, 12 to 20 percent slopes. This dry; weak, medium and fine, subangular moderately.steep soil is'on dissected terraces. blocky structure; hard, firm, slightly Included with this soil in mapping were areas of sticky and plastic; few fine roots; many, III Aloha, Hillsboro, and Huberly soils, which make up as fine, tubular pores; 20 percent .weath- much as 15 percent of this mapping unit. ered pebbles and 10 percent stones; few, i; • . . . ,i1 , . , _ . . il . i . . , 48... .;.:-:. • Sort, SURVEY • medium acid:(pH-5:6)..; gradual; smooth Aloha, Amity, Willamette, Helvetia, and Dayton soils :boundary;`":0.to T-inches thick. which occupy as much as 15 percent of this mapping :..B21t-16 to 26 inches; dark-brown (10YR 4/3) unit. _ silty clay: loam,,• light yellowish brown Runoff is slow, and the hazard of erosion is slight • ....::,.- .,(+10YR. 6/41:t::- ry, moderate; fine, and Capability unit IIe-2; wildlife group 2. . very :fine, •stibangular blocky structure; 45C—Woodburn silt loam, 7 to 12 percent slopes. 1 - hard,.:firr, slightly sticky and .plastic; This soil is moderately sloping. 1 many fine roots:;.many, very fine, tubular Included with this soil in mapping were areas of pores; thick: clay:films on peds and in Aloha, Amity, Willamette, Helvetia, and Dayton soils, i - . - pores:; medium;,acid (pH 5.8) ; clear, which.occupy as much as 15 percent of this mapping . .smooth .boundary. 7 to 10 inches thick. unit. B22t-26'to:31 inches; .dark-brown (10YR 4/3) Runoff is medium, and the hazard of erosion is mod- ! - silty.-clay:loam,pale brown (10YR 6/3) erate. Capability unit IIe-2; wildlife group 2. 1 •.dry:.; common.fine; distinct, dark grayish- 45D—Woodburn silt loam, 12 to 20 percent slopes. :4, brown 0OYR 4/2) and grayish-brown This moderately steep soil is along terrace escarp- ' (2.5YR 5/2):,<.mottles; weak, medium, mends • and=-.fine, subangular blocky structure; Included--with this soil in mapping were areas of hard;:':firm, slightly sticky and plastic; Aloha, Amity, Willamette, Helvetia, and Dayton soils, few fine roots; many, fine and very fine, which occupy as much as 15 percent of this mapping • tubular pores_;_common thick clay films unit. ii'`:pores and••.on.peds; few, fine, black Runoff is medium, and the hazard of erosion is mod- :,manganese. stains; medium acid (pH erate. Capability unit IIIe-5; wildlife group 2. 6.0)-;.gradual, smooth boundary.' oun dary.'4 to 10 inches•:thiick , Xer epts and Haploxerolls,very steep • B3-31 to 41„inches;.dark grayish-brown (10YR 4/3)':siltyclay. loam, pale•brown (10Y 46F—Xerochrepts and Haploxerolls, very steep. This 6/3)= :dry.;:_.common, fine, distinct, dark undifferentiated_group is about 45 percent Xerochrepts grayish-brovvri (10YR 4/2) and grayish- and about 45 percent Haploxerolls. It occurs as steep brown (2.5YR. 5/2) mottles; weak, me- to very steep escarpments along the small streams that diuin and •'"fine, , subangular blocky have cut deeply into the valley terraces and where the structure; hard, firm, slightly sticky and terraces meet the bottom lands and flood plains along slightly plastic.; few fine and medium major streams and rivers. These soils are well drained. ' roots';.common, fine and very fine, tubular They formed in a mixture of silt, sand, and an accumu- pores; few thick clay films in larger lation of material that has moved downslope. The short • pores; medium acid (pH 6:0) ; gradual, slopes range from 20 to 60 percent. Elevation is 50 to smooth boundary. 0 to 12 inches thick. 450 feet. Vegetation is Douglas-fir, Oregon white oak, Illi :.":'C 41 to 60::inches, dark grayish-brown (10YR shrubs, forbs, and grasses. The average annual precipi- 4/2) silt loam, light brownish gray tation is 40 to 60 inches; average annual air tempera- -• :: i (10YR fi/2) dry;many, distinct, grayish- tore is 50° to 54° F, and the frost-free period is 165 brown (2.5YR-5/2), dark grayish-brown to 210 days. (10YR 4/3), and dark yellowish-brown Included in mapping were areas of Hillsboro, (10YR 4/4) mottles; massive; hard, Quatama, Willamette, and Woodburn soils, which firm, slightly sticky and slightly plastic; make up as much as 15 percent of this mapping unit. ! few fine?;roots, very few, fine, tubular Small seep spots and wet-season springs are also in- ' ores• medium acid °` p (pH 6.0).. eluded. The A horizon has moist value of 2 or 3, chroma of - Permeability is moderate to moderately slow. Avail- ! 2 or:3,and hue:of 10YR.Dry value is 4 or 5, and chroma able water capacity is 10 to 12 inches: Water-supplying is 2:;or 3:Between depths, of 10 and 20 inches, moist capacity is 22 to 26 inches. Effective rooting depth is value;.and:chroma range to 4. Distinct mottles are more than.60 inches. within:a deptli::of 30 inches. The B2 horizon ranges Runoff is rapid, and the hazard of erosion is severe. • from heavy silt loam to silty-clay loam. Horizons below These soils are used for pasture,.recreation, home- ; a deptli,.of 30 inches are firm to very firm and are brit- sites, and wildlife habitat. Capability unit VIe; wild- ! tle.'The-solum is`slightly.acid to medium acid. - life group 2. 4.5A .Woodburn silt Ioam, -0 to 3 percent slopes. This.nearly level soil has the profile described as repre- Xerochrepts-Rock outcrop complex sentative•of the series. . Included -with this soil in mapping were areas of 47D—Xerochrepts-Rock.outcrop complex. This corn- -. Aloha; Amity, Willamette, Helvetia, and Dayton soils, plex is about 50 percent Xerochrepts and 30 percent which occupy. as much as 15 percent of this mapping Rock outcrop. It. occurs in irregularly shaped areas unit. •<:_. °• southeast of Sherwood and is composed of shallow and Runoff is slow, and the hazard of erosion is slight. very shallow soils and barren exposures of basalt bed- Capability unit IIw-1; wildlife group 2. rock. Slope is 5 to 30 percent. The Xerochrepts formed 45B—Woodburn silt loam, 3 to 7 percent slopes. in a mixture of silt and sand too variable to map. Vege- This soil is gently sloping. tation is low shrubs, Oregon white oak, Douglas-fir, Included with this soil in mapping were areas of grasses, and forbs. The average annual precipitation is • SOIL SURVEY • 122 • • TABLE 13.-Soil ay 'i Flooding ! Hydro Soil name-and - logic 4°- map symbol group Frequency Duration Months 6i • 1 Rlickitat: I 25E, 25F, 25G ----------------- B None ------------- -- -------------- !I I! Bnappa: _ 26 • -- B None - i ' Labish: fI27 _� D Frequent _----- Very long Dec-Apr Laurelwood: 28B, 28C, 28D, 28E, 29E, 29F ___ B None _--_-_-_---_ ___-- - 111 McBee: I I 30 B Frequent Brief Nov-May Melbourne: - ' 318, 31C. 31D, 31 E,.31 F _ - _ B None i ----- li Melby: 32C,32D, 32E,33E;33F, 33G C None ____-__ Olyic: .!Ili ------__--__-- ! 344 C, 34 D, 34E, 35E, 35F, 35G_ __ B None r�t . Pervina: C, 36D, 36E, 36F_ C None yg Quatama: ,Bl1 37A, 378, 37C, -37D C None • - -- Saum: 4 388, 38C, 38D, 38E, 38F C None ------- Tolke: 39E, 39F _ B None _ ----- -- Udifluvents: ii1 _ 40 -__ B Frequent Very brief -__ Nov-Apr � i Verboort: ' 42 _- D Frequent _-__ Brief Dec-Apr 1. Wapato: -- 43 • D. Frequent Brief _ Dec-Apr Willamette: • 44A, 44B, 44C, 440 -__-_ B None t`ff Woodburn: 45A, 458, 45C, 45D C None --Xerochrepts: ' 46F: Xerochrepts part B None -_-_--- . Haploxerolls part ___-_____--__ C None 11 '470: Xerochrepts part D None �_---__-- i I Rock outcrop part. . I I 'This mapping unit is made up of two or more dominant kinds of soil. See mapping unit-description for the composition and behavior of the whole mapping unit. 1 1 • , • • 214 P. 1 ; 5D3 r l--11.1 u. cvvr :turm RESOURCES :NC. No:'13G6. •P. 2 _ �� ;�':�'' ;,-V:;,_:.. '_1 • x 1 0' . I "i PRF APPLIZ ATIAN nA - -mot APPucANT: ~-' SHtNGTON COUNTY • • COMPANY . Plartniftg Resoureesc-Ir) - - :` ; • Dept.of Land Use&Transp. CONTACT. Kenneth Sandblast : _ „• Land Oeva)opment$erviC-es" ADDRESS: 71605W Fir Loop,Suite 201 I a *.,- • 155 N. First Ave..Suite 350-93 Portend,OF. 97223 '" `• Hillsboro.*OR 97124--• 1 f503)694.1020 PHONE: •- , ; Ph (503)846-8761 Fax(503)848.2908 http:/Iw#m.co.washington.or.us.. OKnER ISI: NAMk: 0 Ay r . •l E , REQUEST FOR STATEMENT a OF SERVICE AVAILABILITY i60.16.s ote. 9717 --- _ - -. PRONE: 5w�}�"Icat '�f • Property Desc:Tax Ma s: Lot N er(s: {D Q °WATER-DISTRICT:• .-/ r` ❑ FIRE DISTRICT: ❑ TRI-MET Site Size:- .1.s 7 a G.w,dsr• - , Slte Address: Its .62<,y�s-" ❑ . TU TI)N-HILLS P•RK&.RE ..DISTTICT. . Nearest-cross street•(or dkectiorts to site):•• . (.1 s . 1. _, ...tLI�A.— - .--- .. CLEAN WATER SERVIC'r:: PROPOSED PROJECT NAME; `e>r h -}Cj\Ia _ •- -- PROPOSED DEVELOPMENT ACTION'(oEve.oPlnee t REVIew.suaavtslow,P.Rmloti sPEcw use �L L e A- S L a b�.I- .;-Gy...„ EXISTING USE: 1 S , • • ' PROPOSED USE;- 7 S '3 ' IF RESIDENTIAL: IF INDUSTRIAL/COMMERCIAL: IF INSTITUTIONAL: No.();OWELNNG�(!p itS;7._ TYPE OF USE • NO.SO.FT• SINGLE CAM. *! 1AULTI•FAM. NO.OF SO FT(GROSS FLOOR AREA). , NO STUDENTS/EMPLOYEES/MEMBERS: . . THIS IS NOT AN APPROVAL •The Fire District has personnel and equipment in the area that can r respond espond to an ' -.emergency incident and implement such actions as may be necessary for fire and/or : rescue operations. • For planning purposes, access and fire fighting water supply complying with fire code '. ;requirements shall be included on plans submitted to Washington County for their :;approval. • • See approved (stamped) plan for additional information. , - 4'. �, // Date:, )• I L - d Jerry Renfro . • _ ' : • -.Deputy.Fire Marshall II • Tualatin Valley Fire& Rescue • File Number . C1eanWater\ Services 06-000535 Our commitment is clear. • Clean Water Services Service Provider Letter Jurisdiction Washington County Date October 30, 2006 Map & Tax Lot 2S114BA-15300 Owner Mainsail Homes, Inc Site Address Applicant HANING, SCOTT Tigard, OR 97224 Address 13325 SW Genesis Loop Tigard, Oregon 97223 Proposed Activity 7-Lot Subdivision Phone (503) 349-4925 . This form and the attached conditions will serve as your Service Provider Letter in accordance with Clean Water Services Design and Construction Standards (R&O 04-9). YES NO YES NO Natural Resources Alternatives Analysis Assessment(NRA) I X Required X . ,-Submitted (Section 3.02.6) District Site Visit I i Date: i X Tier 1 Alternatives Analysis , X Concur with NRA/or submitted information X . Tier 2 Alternatives Analysis I X j • 1-Sensitive Area Present On-Site X Tier 3 Alternatives Analysis X Sensitive Area Present Vegetated Corridor j • { Off-Site X Averaging X_ 9 9 i Vegetated Corridor 1 . i Vegetated Corridor I Present On-Site 1 X Mitigation Required , X I _ i Width of Vegetated Variable Corridor(feet) 15 feet from break in On-Site Mitigation X slope(50-foot minimum) Condition of Vegetated Good/Marginal/Degraded Off-Site Mitigation l X Corridor Enhancement Required X I J Planting Plan Attached X Encroachment into { Enhancement/restoration ; Concurrent with site Vegetated Corridor # I X J completion date I development (Section 3.02.4) Type and Square Footage None Geotechnical Report i I of Encroachment " I required X Allowed Use i '• • " , (Section 3.02.4) X , Conditions Attached ; X • This Service Provider Letter does NOT eliminate the need to evaluate and protect • water quality sensitive areas if they are subsequently discovered on your property. Page 1 of 6 • • • • • File Number 06-000535 • In order to comply with Clean Water Services (the District)water quality protection requirements the project must comply with the following conditions: 1. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the sensitive area which may negatively impact water quality, except those allowed by Section 3.02.3. 2. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the vegetated corridor which may negatively impact water quality, except those allowed by Section 3.02.4. 3. Prior to any site clearing, grading or construction the vegetated corridor and water quality sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan. During construction the vegetated corridor shall remain.fenced and undisturbed except as allowed by Section 3.02.5 and per approved plans. 4. Prior to any activity within the sensitive area, the applicant shall gain authorization for the project from the Oregon Division of State Lands (DSL) and US Army Corps of Engineers (USACE). The applicant shall provide the District or its designee (appropriate city) with copies of all DSL and USACE project authorization permits. No impacts currently proposed. 5. An approved Oregon Department of Forestry Notification is required for one or more trees harvested for sale, trade, or barter, on any non-federal lands within the State of Oregon. • 6. Appropriate Best Management Practices (BMP's) for Erosion Control, in accordance with the CWS Erosion Control Technical Guidance Manual shall be used prior to, during, and following earth disturbing activities. 7. Prior to construction, a Stormwater Connection Permit from the District or its designee is required pursuant to Ordinance 27, Section 4.B. 8. The District or City/County shall require an easement over the vegetated corridor conveying storm, surface water management, and/or sanitary sewer rights to the District or City that would prevent the owner of the vegetated corridor from activities and uses inconsistent with the purpose of the corridor and any easements therein. 9. Activities located within the 100-year floodplain shall comply with Section 3.13 of R&O 04-9. 10. Removal of native,woody vegetation shall be limited to the greatest extent practicable. 11. Removal of invasive non-native species by hand is required in all vegetated corridors rated "good". Replanting is required in any cleared areas larger than 25 square feet. 12. Should final development plans differ significantly from those submitted for review by the District, the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider Letter. 13. The vegetated corridor width for sensitive areas within the project site shall be a minimum of 50 feet wide, as measured horizontally from the delineated boundary of the sensitive area. 14. For vegetated corridors 50 feet wide or greater, the first 50 feet closest to the sensitive area • (that exists on-site) shall be equal to or better than a "good" corridor condition as defined in Section 3.02.7, Table 3.2. Page 2 of 6 • • • File Number 06-000535 15. For vegetated corridors that extend 35 feet from the break in slope, the width of vegetated corridor •, may be reduced to 15 feet wide if a stamped geotechnical report confirms that slope stability can be maintained with the reduced setback from the break in slope. SPECIAL CONDITIONS V 16. Clean Water Services shall be notified 72 hours prior to the start and completion of enhancement/restoration activities. Enhancement/restoration activities shall comply with the guidelines provided in Landscape Requirements(R&0 04-9:Appendix D). 17. Prior to installation of plant materials, all invasive vegetation within the vegetated corridor shall be removed. During removal of invasive vegetation care shall be taken to minimize impacts to existing native trees and shrub species. 18. Enhancement/restoration of the vegetated corridor shall be provided in accordance with R80 04-9, Appendix D. 19. Prior to any site clearing, grading or construction, the applicant shall provide the District with the required vegetated corridor enhancement/restoration plan in compliance with R8,0 04-9. 20. Maintenance and monitoring requirements shall comply with Section 2.11.2 of R&O 04-9. If at any time during the warranty period the landscaping falls below the 80% survival level, the Owner shall reinstall all deficient planting at the next appropriate planting opportunity and the two year maintenance period shall begin again from the date of replanting. 21. Performance assurances for the vegetated corridor shall comply with Section 2.06.2, Table 2-1 and Section 2.10, Table 2-2. 22. For any developments, which create multiple parcels or lots intended for separate ownership, the District shall require that the sensitive area and vegetated corridor be contained in a separate tract and subject to a "STORM SEWER, SURFACE WATER, DRAINAGE AND DETENTION EASEMENT OVER ITS ENTIRETY"to be granted to the city or Clean Water Services. 23. The water quality swale and detention pond shall be planted with District approved native species, and designed to blend into the natural surroundings. • Page 3 of 6 • File Number 06-000535 S CONDITIONS TO BE INCLUDED ON CONSTRUCTION PLANS 24. Final construction plans shall include landscape plans. Plans shall include in the details a description of the methods for removal and control of exotic species, location, distribution, condition and size of plantings, existing plants and trees to be preserved, and installation methods for plant materials. Plantings shall be tagged for dormant season identification. Tags to remain on plant material after planting for monitoring purposes. 25. A Maintenance Plan shall be included on final plans including methods, responsible party contact information, and dates (minimum two times per year, by June 1 and September 30). 26. Final construction plans shall clearly depict the location and dimensions of the sensitive area and the vegetated corridor (indicating good, marginal, or degraded condition). Sensitive area boundaries shall be marked in the field. 27. Protection of the vegetated corridors and associated sensitive areas shall be provided by the installation of permanent fencing and signage between the development and the outer limits of the vegetated corridors. Fencing details to be included on final construction plans. This Service Provider Letter is not valid unless CWS-approved site plan is attached. Please call (503) 681-3613 with any questions. Julie Wirth Environmental Plan Review Attachments ( 2 ) Page4of6 _ i w.f.I . . , - . . , D L . - Miamnrro . ,.�»o, N 00'43'39"• 41110 W- DESIGN GROUP IPIC. • • __ N 8_97622_E __ __ 0.17" • __ _ 3_11.35" e - _ _ -7 Suite 101• � SFIPV&lC R/II _OEQ/GApy-- ___--- --_r—--- ------ -- Portland.OR pig- -- raa zs' .', 59/- - 7131' (503)225-1679 R' O • W so stoEwuK - o. ustaavr �,���\ 426�'� ,�66i,,�----1:'ro `�tDP■+ty C( d�'- Z)S3 S� I \ 5,287 S.F. ,,'� ?):s J 4.1? „gyp . �� Approved g;% A 4,284 S.F. �� °1► ' Clean Water Service ` \• / �R .:3, i , Q-„„ I. ror e-‘41/Isro ( u,-�AlOS 4,991-SF v 6 By Date !o-3�_a V) 14 / Cu) ,, - .��- �- 2,848 S F. 5 -1-{-6tc.A. . SV� . =;te�.,vt u gyp/// 2 F` ,,�a •a 1 50'MIN I �, 2t F� �, 5. `� + VEGETATION ,,- ,1$ 3,368 S F. . . 5- COMMUNITY . P 1 77 R A 0 . Oo I 0` Z - 0 Z ` � ,' � 1st \� bs. � - 1" \ 52 R�-` `o\ o ( z J• 9 0 W fl. N 8975'39" E __ 175.07" __ __ `�\ 1......,� d (Pk WOSA OHWM - m W w 6�• OF TRIBUTARY 0 ' •� VEGETATION - ►� COMMUNITY Q Q III 6,223 S.F. a QI Z / � o w - 4 . , - 5,021 SF. s r 0,- .: t VEGETATION . 4 ._ :.. COMMUNITY --wti r . D - 0 ' • . '''S'i''''' - Ni- t • Z ! ... SG+,E I'p' REV. GATE 9Y ✓• �9 zo ,o s o �o �Iy 5+' Oy✓1 ✓15► l.t C�V'20. 96+ Ili o h -Z- ——\ ( 14 V 5 I— - 'tea''" VEGETATION kl. . - o •COMMUNITY_ / `J I 4 e-v(�. ak lQ� 4 ►rn-e�f 1 r� • C ,c�5 ,C (� I.C- �u�►Z—e l� Q }per ti� 1■1 of N o C�vt Gt�D R G� , . `W' �"w 1 !!� .�v,l 1 1 rInU Q SL V'C •�6 - - I !� S S{ �--• PROJECT `' - �] �.A,{� L NUMBER NIAI001 h� Lv►'1 DJc�` �� �SvY (� I QCc Off/ l�t.� \VVV 1` \ 11 sow AS SHC7M4 d rb r-✓ �'G�[7 d r�i j WQSA OHWM Drawn er MT � - OF TRIBUTARY i - der GM prdraf By. G Ct •CONFLUENCE OF -• Oz ' TRIBUTARIES . ' • C2 . 1 .-„ .2 - . • . . . . 11111.................... -----, * ■ • 0 . . . . 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Of TRISOTARY . .. 111 ..at .„ •c0.141Er - • ..., ...... _. a.... FOREST z< 0 .25. „.:59 IfY0 FEET i . - . .-x. . :AT- 'CONFLUENCE-OF -TRIBUTARIE& .. .... • .- .. ......-. June 2006 . ._ _... .. ,_„. . .. ...._ .. .,..-.,:. : • _. ...... • --- .-- - . . • • • S • • • I! planningRcscItrcesinc. 0 Elm "IA land use planning•site design I i 7160 SW Fir Loop,Suite 201 Portland,Oregon 97223 Tel:503-684-1020 Fax:503-684-1028 January 12, 2007 Gary Pagenstecher Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: Application Completeness Review for Fern Hollow SUB2006-00011/PDR2006-00002/SLR 2006-00011 Dear Gary: This letter and enclosures are submitted in response to your December 18, 2006 letter requesting additional illinformation in order to deem the above application complete. Each of the items raised in your correspondence are addressed as follows: 1. Narrative: The findings in your narrative are sometimes conclusory. For example, the applicant's response for TDC 18.745.040 states that the applicant will comply with the provision of this chapter. However, the application does not demonstrate compliance with a landscape plan or otherwise qualify how the standard will be met. Please revise your narrative with findings of fact including how all of the relevant standards are met, and if not met, how they can be met with a variance or other adjustment. Please see updated site plans. 2. Tree Removal Plan: You included a tree removal plan sheet(C1.2),tree inventory,tree assessment, and tree calculations. However,the tree calculations do not include the number of caliper inches of trees greater than 12 inches dbh proposed to be removed. Since the mitigation is based on this figure, please include it and mitigation plan in your revised arborist report and narrative. In addition,the arborist report does not include tree protection measures for trees retained. Please see updated tree calculations, and arborist report, and plan set. 3. Neighborhood Meeting Minutes: You have submitted affidavits and a list of attendees, but have not included minutes of the meeting for the proposed development. Please include the meeting minutes for the September 26, 2006 meeting. Please see attached meeting minutes. 4. Base Zone Development Standards: Your narrative does not include site coverage and landscaping for each site. Please revise your narrative for TDC 18.350.070 accordingly. Please see updated narrative. • • • • 5. Landscaping and Lighting: Your plan set does not include a landscape plan or a lighting plan. Please revise your narrative and plan set accordingly. Please see updated plan set for the landscape plan. Lighting plan will be addressed at time of construction. Please see Kim McMillan's attached e-mail regarding this issue. 6. Visual Clearance Areas: Although your narrative addresses this standard, however,the plans do not show the areas. Please revise your plans accordingly. We will address the required visual clearance areas at time of final plat. 7. Public Facilities Checklist: The enclosed Public Facilities Checklist dated November 29,2006, prepared by Kim McMillan, outlines a number of items with respect to streets,water, and storm drainage. These issues should be addressed in a revised narrative and plan set. a. Street grades compliant? b. Private Street Section: Pavement and rock section shall meet public street sections standards. Pavement and rock sections shall meet public street section standards. Please see updated site plans. c. Street Trees: Street trees to be shown along Durham Road frontage and along private street. Please see updated site plans. d. Public water line must terminate at ROW Public water line will terminate at ROW. Please see updated site plans. e. Water meters must be banked at ROW Water meters will be banked at ROW. Please see updated site plans. ! _ • f. Are you providing fire sprinkler systems? We will be providing fire sprinkler systems. g. Provide detention and water quality calcs Please see attached Preliminary Drainage Report. Please proceed with processing this application. If you have any questions or require additional information, I may be contacted at 503-684-1020. Sincerely, Liz Eddleman • • • Liz Eddleman From: Kim Mcmillan[Kim @tigard-or.gov] Sent: Wednesday,January 03,2007 4:07 PM • To: Liz Eddleman Cc: Dan Jung;Gary Pagenstecher Subject: Re: FW:Application Completeness ReviewforFernHollow:SUB2006-00011/PDR2006-00002/SLR 2006-00011 Liz, The lighting plan is not a completeness item. You will have to have the lighting plan with your construction plans for the PFI permit application. Kim • >>> "Liz Eddleman" <lize@prilanduse.com> 01/03 3:38 PM >>> Hi Kim, I am working on completeness for the above referenced project. Gary Pagenstecher referred me to you. We are required to submit a lighting plan and need a scope for our plans. Could you please outline the general requirements for a lighting plan or refer me to the code section that outline the requirements? r Thank you, Liz Eddleman, Associate Planner Planning Resources, Inc. 7160 SW Fir Loop, Suite 201 Portland, Oregon 97223 503-684-1020 From: Liz Eddleman Sent: Tuesday, January 02, 2007 8:57 AM To: Kim Mcmillan . Cc: Jim Wolf; 'Gary Pagenstecher' ; Dan Jung Subject: RE: Application Completeness Review forFernHollow:SUB2006-00011/PDR2006-00002/SLR 2006-00011 Hi Kim, I was referred to you by Gary Pagenstecher. I am working on completeness for the above referenced application. In Gary's letter dated December 14, 2006 he stated: "Your plan set does not include a landscape plan or a lighting plan. " Gary referred me to the code section to address the landscape plan, but was unaware of where in the code a lighting plan was addressed. Could you please refer me to the correct code section that outlines the requirements for the lighting plan that Gary requested? Thank you for your time. Sincerely, Liz Eddleman, Associate Planner Planning Resources, Inc. -160 SW Fir Loop, Suite 201 1 ' rtland, Oregon 97223 3-684-1020 1 • • • From: Gary Pagenstecher [mailto:Garyp @tigard-or.gov) Sent: Tuesday, January 02, 2007 8:18 AM • To: Liz Eddleman Cc: Jim Wolf; Kim Mcmillan Subject: RE: Application Completeness Review forFernHollow:SUB2006-00011/PDR2006-00002/SLR 2006-00011 Liz, Please contact Kim McMillan (503-718-2642) in engineering. Gary >>> "Liz Eddleman" <lize@prilanduse.com> 12/27 8:14 AM >>> Hi Gary, You stated in your incompleteness letter: "Your plan set does not include a landscape plan or a lighting plan. " If lighting is a planning issue then what are the requirements and where in the code are they located. They certainly are not located under section 18.350.090 and if they are an engineering issue please refer me to the engineer in the planning department that can refer me to the correct area of code. Thank you, Liz Eddleman, Associate Planner Planning Resources, Inc. 7160 SW Fir Loop, Suite 201 Portland, Oregon 97223 503-684-1020 From: Gary Pagenstecher [mailto:Garyp @tigard-or.gov) Sent: Tuesday, December 19, 2006 3:37 PM To: Liz Eddleman Subject: RE: Application Completeness Review for FernHollow:SUB2006-00011/PDR2006-00002/SLR 2006-00011 Liz, Street lighting for public facilities improvements may be an issue for engineering. Gary >>> "Liz Eddleman" <lize@prilanduse.com> 12/19 3:00 PM >>> Thank you Gary. I have review the applicable code sections that you listed below and do not see any requirements for a lighting plan. Are the requirements for the lighting plan located in some other section? Thank you for your time, Liz Eddleman, Associate Planner Planning Resources, Inc. 7160 SW Fir Loop, Suite 201 Portland, Oregon 97223 . 503-684-1020 • From: Gary Pagenstecher [mailto:Garyp @tigard-or.gov) 2 Sent: Tuesday, December 19411006 1:29 PM • To: Liz Eddleman Subject: Re: Application Completeness Review for Fern Hollow:SUB2006-00011/PDR2006-00002/SLR 2006-00011 Liz: TDC 18.350.090 requires a landscape concept for planned developments. Chapter 18.745 outlines elements the plan should include: street trees, buffering and screening, existing vegetation retained, etc. Gary Gary Pagenstecher Associate Planner City of Tigard 503-718-2434 GaryP@tigard-or.gov >>> "Liz Eddleman" <lize@prilanduse.com> 12/19 1:08 PM >>> Dear Mr. Pagenstecher, I am working on completeness for the above referenced application. In your letter dated December 14, 2006 you stated: 5. "Your plan set does not include a landscape plan or a lighting plan." 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(.014130.. • COPPER CREEK STAGE 4 ,',\N (I'i-V: i:4; .,.,„ -1..„)//49., • '1 ' / , ,.... „. a COPPER CREEK STAGE 4 / / i, .0- ... - ,,..\ ''../ . . / LOT 121 . // .--_, OM.. KW Om. KW Ell APPUCANT: 1 . . LK. •11.. 1.•/0 • NM PlanningReS92:CeSinC. =11%.*:."'" • TREE INVENTORY mit 01.0e 00.0. 2..•,... 1/1 rut 0... 00,0 00, AMMON • . • . • . • • 0 S . • • .,r FERN HOLLOW D L 'm DESIGN GROUP INC. PLANNED UNIT DEVELOPMENT -483NBauBmW BM. Be,3, Portland,OR 87218 m03)225-1879 TIGARD, OREGON i ,, r'l'i 6' q ',1 ,��tt77ar� � L E , , � � � � ,I•.. t 6U�RaAB—s h? I ' .� Yl! i I ..,,t,,,,-----,,,,,,.;ti , — --- __• ..-::11:1:" •L', '•°. ---1 Gtr ',4 . 1 "),......1.- , i ROJECT SITE - - 1 t ' �•t 1 ,y_..„..... } , j °"i-- ` A :ark , '1"11,..-i::'.. .r -w' e y w 1 w.,q a ` } d ..r , � T / g 1001, •7 'I 5 1 / r4 A ri!* ` l , ,c, I I q I pIJ, w } ' ,4 7 1� ``' r f., 1`47 7 , A",,., s'. ,,,q.,,,,,!.,,,...-{!.1 , 1L... . .:1,. ;1,;:.;.: s„,..-...'.:.,',;;,'..'.e'.;..:,.'1,fltro,l..:+ : \ ir ".... 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PM NY PON ID RUM=DAYS mar N ACNOIV9 ANY CCAAa770• C2.1 TENTARYE PLAT O L A N D SURVEYOR • S 7LR COVIRACia a lt13904 alt a COMMON S2mm?7RANpewr grow PC mazer C2.2 SITE PLAN AND STREET TREE PLAN CONCEPS INC LIMPS MN MOON=*LIN=FOR tRONCN OCNIROL AS AIMED EY 07Y Or rnNID. 700 MO/ALLA AVENUE C3.1 GRADING AND EROSION CONTROL PLAN (OREGON CITY, OR 9704( ) • cra a m LEAVE TNr aR,ucr FREE OF areas NV UNUSED wrla'AU cvov CNN)1730-80 C L FAX(50.3 Ill C3.2 GRADING AND EROSION CONTROL NOTES AND DETAILS Pc comma,DWI aDaLHA1r CV aaTAUA 7 0 a 77C ATWDY 07771 ACH As ___L___L_ a race IaL7Have Nut CAKE 71(r7Cy a11N uLH anwuAL UTILITY=PANE Waa TO c4.1 COMPOST U RUTY PLAN I I FINAL LNSLILLADp/a PC S/SRVS a Ira Da7RAC7a MAU WNW'AND PROTECT SS3MK PUNK AAO AWAIT NPUTr• C5.1 OFFSITE ANALYSIS PLAN I .I O PLANNER AND ou�MITT Ss n7077 RESTORE ALL PUBLIC amm mOCCWA =MOW MN PUN ' PLANNING RESOURCES INC • 7180 SW FIR LOO? SUITE 201 r PONA ENTT CO MUST NV C*UNTAXED LRr¢ PORTLAND,OR 97223 rliurAeEe�raNmt 884-1020 a �a All M O O MAMMALS ALL 007100LS I AL a( RD MOM SIT AA7 RORN9 coN ACP KEN SANDBLAST LuLLV. O. AmMr e • O. ALL NOWETALLIC SNSTART NO S=DI arm SOME LATERAL*040 SNAIL MAW AN Sa1A Na WOW W 11=77704LY Cpm0C771E RSISA7=Ir DA 7100 CCIPER 7RALLY TM PM PAL 12NO7N Of * C I V I L ENGINEER THE INSTAL=PIP[MAX U77MU ARE ro INK w3411C TAR OWED ra'A904E PIA Ow:NrAn Orr DL DESIGN GROUP,INC. AAe wino)arm a 57*0 D..b+IM DO 8045 SW BAROUR BLVD,SUITE 101 ra.701047 47 A OPaN awn' r amen SHALL aLull Mnaur maw FAwLmsav CV PORTLAND. OR 97219 04.•Tv UN (507)225-1879/fAX(503)-248-2094 II. A MIL AZT v 74 APPROr PL MIN ALL CURRENT MOMS AND ALEwmxn1 MALL x C0NTTACII GARY DARLING RE • II AL nu MT Par=DIMS LH7701 TEST a[P CI 1r'LR'7r 707 K O cOAa.noaD MT AAmllp 1A>X tin 7A8 awnuera mull OnororsD,aseAL MOVER 772 77:3T ALL/Y=LOiQf RLPpS 9WL It SLOKRED m IRE COUNTY ANp • * Or . . D L.r es.. DESIGN GROUP INC. 901E SW Berbur Blvd. • Sub WI • Portland,OR 97219 I (503)2261579 i . . i N .M-.a, Li-I, ,. . ... , _. i. ` I�, Lorrn 7/ d.. ,,,,, ",--, ------.... -----,.--)k- Niq -\:-.- N J c p PARTR7. PLAT NO.1995.135 I yil I/plii ! 7 .jr.Cu \ f ° M Z PIRCEL7 PARCEL 1 r(�f/� �- .., �. r I O aw nc. .� t�l O 1J lJt S.f. r`:. --1U 11 -- "a--.--• - - .flrj J��[/wti.�/ �' mew S r� '_\�\ � �'/�` for n9 0 • . t 11.00 00110.1 \ '‘''.:*.'i'it\t‘'qt k\'‘-0‘ ie. 11 4.2140 I ' I I . SCAC • �\ \���� �'.\! %�II-; LOT MO , , " - . TRACT V' �i�f � +' `/`, COPPER CREEKSTAGE4 \1jO11�a`�•; ��%_-� /• ! \ 7 'Nt,1.��1" � / COPPER CREEK STAGE 4 r S{y \\\"�%�/ LOT 121 S �r / / / • , PROJECT` NUMBER AW0Q1 LOT u / • ae Anm•/ / a.� iu claw/ 04.141 OTT 004.OP 010 . /� / a.erOn CO . C 1 • i • A8AAII `-P ! , r_____r P ee t , : !t ' 7 : '47-1-1" :.= 47 0 11 ,-.8 ..1, ■ 4 /-- r �• ,I' I I t I. •e J ' a a i : z I I X/ e I F 2 ■1.. i 11 I // �jf 1YF r �Y I ; 1 ; `� �% '' 1 41st%,�;` / -::‘0-,;--4. 1 Id I -, ii\„. .:/,': - —•—N =.— I".1= i a� ' trig ,�! __ r _ r ®— " ; ,..;. i I B\,_, .:. ,.. _A, \ ,,. f‘ .t_e y ...... ..... .::,_,....., . .e. .*?,::, ...._ .i;. 1 -6 8 ♦-^ i' =r \ ♦'e'°_ ".'fie - .n 1 'Si I ` I \\ I A 1 ! g � 443t3\ - O I A l o \ T/• . to I \ \ ''N R, a � b 1 q0 u IP ) /, G, --______ r. {I-- ---WCO P2CDN p i f � / - �- 1 I 44144...4 444 88 . . � < J:.14 41II$APL°°S$ YEkt8<S`&LLLS_Sdk_ Ukt4 tU4at: 184Y84ft ..-..t... - I 1 tt 1$$$$ $$ I$ $ $$$!M1 Ia $ I" $$ $317 iiii $$ p t l 1W 114 tttigi £ PPAI £I £ I ££' ££ £ 11111111 W141 I liffi 'ffif3l3 ff fill 11"'.11 3' 11" iii ' 3 /11/11"'"'!"1 t' & 't 1' s :, arc 4 0 rn s44-oilb- ..o. ,_ 04.4,......- ... _ . .kk- -.4�--b.: v o. .:• 944- ;-: sooi A Rgi a a 46R 4g1 44 Ul 8bk bkkkbbUVV,:%kYb49$a...,....,.-.88 ES88Y$b°V834g8g4YE4°888gAtateita4 44 m 1 5 C $$3$i$$3i3 f£ gg &p F $$$$#$$$$$$$i 3$$$ g $I$$$$$$$ it $434-$$3 In 4141 q a'a 3 3' $� i3' lea'a5a3'ga5aaa'_a1�l aaa el i�a a6gaaaa $a a' ££a' 0 t 1 1 t t 1 t 1 11 1 454-„-...w. ,-4,4oab9`:;.,....,.....,%.4-.:- . ..=a ,.... -b-LS-„, • n i lir I p ? FERN HOLLOW PLANNED UNIT DEVELOPMENT — _ E <Q gg U j TiGARD,OREGON + $[� °F N 8 8 TREE REMOVAL PLAN e a 1 Z r ei a ito , -- --------------- -----------DURHAM ROAD -- — — D L lu,. fi„, Y DESIGN GROUP INC.SIM 6W Buhr MI. DIlL 101 ESQ _3—L3 F0l 6�IIQY_ s _-1-.n`__�___„ — -- _--—_--_ =61e Y1D _ • ►I \� ���S.F. j'' / N \I L� y ,<-2,'. a1r� Y �a ,- r . I e k 4 dJ2 SF .0.B. y Sd�y G� d ' 7 , al � '/ 'Rix d ` �D&!S1 \ I G.i.^7 614 00�� 6 I I•PARTITION LAT NO.•1995-135 ��y'j' 1.... .7 1 F % e .� +• \ I O •• PARCEL 2 PARCEL 1 I ' 4I9e SF. \,,,- �. m LOT 1; J / I I I ID 0 ,ir, t'444:1 1\t% 5 V. ,0/P,w /: Z• • i � � a iii . . .w..________ )a«' All .� .0 Z \ ` ~ '.6084 F. (7 paw\,, � N �� 25' 25' F W b !- �'N. *ate . o• • 4 5.ea,SF. b� I..�.a a"�! LOT 119 1 1 O \ � ; M - :;„ I' 1 .kik TRACT J" '� , `, �. a "„ ! COPPER CREEK STAGE 4 \ , �'� ,�, y� m I I / _.. OM or ,/ I I / LOT 120 I % I • �s ' j I 1 ` � j• / i / I I / ( —...I.--..1.-- . `� � 'D'.. cw COMMUNE ( 1 1 COPPER CREEK STAGE 4 Spy PROJECT / p RON•$ MM001 • \� LOT 121 / ST THA '-� wr Am \ 4Y M0. d�a M 00 I„T,,, C2. 1 • • libi 0. . rte. VIM ACM. ....• 1 WOMAN - ■ aoewux aoew.ix D m•aa- br 0 I • :rar ll i �c �a+ _ _ _ _ erm. ------•-- ----------- II-xo..«w,3 ------ envuercenrgECdpgy , . .. <....... � ;_:�• _- / __"_ DESIGN GROUP INC. 0048 SW BuOUr SW. . /.,t. I \ BuEa 1Dt I ,0� 1 $ .P„.. , , '. l \ I • Pc30.1�i261e�19 • 2 i aaY 0.q s0 \ �rG� .p `\ 7 1 ..\,I I • 1 s 4 4 • jV• v$ y c)S 3 \\ 006 6 pa /,/ I • PARTITION LAT NO. 1995-135 �” 1 `� 6 , o- VEGETATION j�� \ o PARCEL 2 PARCEL 1 I \" I COMMUNTT3'. I Y W 61 J \ °li �' '�' ,,/,' a W W 1 CI `,`s\ - J VEGETATION�'/ � I W W • COMMUNITY,'\a / \`\: jO E i Lt! 0 Ce dJ n \` 9. I z . . a Q. F . a • . ..`` .ATA1.. •` r/ I aaw,mnvnn¢ LOT 119 I I , 10• 10' " 70• ' qr.: \�, i I 0 �, �` j ` VEGETATION r I I I w .scut r•_n• OWN mnwaa-�.'• I + \;s COMMUNITY 4111 i /A D 1 I Z TRACT°l" `.` s ' I �_—.��Aa sNro uxe W COPPER CREEKSTAGE4 / I L- / /•`� i Lorizo so' . . .' / / ; mm mm n • ■ VEGETATION / /.• /VI N`. COMMUNITY / PI. n ` C /' it z—amuu m m uNe till 111.1.111111M1 . """""(A '1 �' COPPER CREEK STAGE 4 / ` rinai" ni'ilti LOT 121 / A'''''. --- =11.',,.,. MCl s \ PROJECT • • / \ NUMBER• MAIW7 n•ea 11a-ri'/AWE CURS aBrN ma •\ o°w wrwr Y CAA'C'd Y'CAA 1' =GRAM CYDACiBI ro KS Y aMUro aces-�'sarAR / ■ . ea+w b aoxw/ • a...ar., an • Dbywe.r: a9 u.°r°n OM arroRAZ ,a C2.2 roroaut 0 a,, • Oute m� c w WM.POI MUM N r!-•.r -r -n"� 4,P'. �; w--� DESIGN GROUP INC, , m' r, + son... ' saw.. 11111.1111111111111 A. 9045 8W°arbor BNd. Bulb 101 ----------S_--- ---__ -- ----_-_ �rr� 4 ii SE• -' __-__-__ • . 1 '� � � f_�n,,iv+�,..,,• �y� J\ •. 202.6 .1 ,i—'�,'��� _ jr4.1m �.l.►.I•' t ��' �•1( r1��'`EC tl.. \: •. LOT 117 �� 1 i dVd,41414144/ -'110044gitAwctlerrigOtiiHal..1. ui--c -4.4S ' ill 0 1- PARTITION LAT N0. 1995-135 ► *+5,a �r�// 0 PARCEL 2 PARCEL 1 yd. 1 � �4,. ..�. =�e ,�i �! k I LOT 116 tike w a ir 1 ,.. k. 4 I Z . •.- i e-_ . _ 7► 1 I( y,/:l: 1i6∎ 14 A,'/ feu=TERM f D i (� W .,....-- ---_.'---;..._, — - ...r-T-4!zr=" ' / 40/411111( ''' .. • cx-c-om ���� �ra.. ����� LOT 118 Z ' : . , . ' 77.- '''''' ,.,-....'- '',. N , V, '.,..4..4. . iii, k i i 6PAT,.. IX (.0 !�`4 Nt'.� 10,1104 t l f, i i � / .. ^!� i TRACT v^ � / I I COPPER CREEK STAGE 4 �^ )0f / / ___L___1._ \\�fil' 6-- ` LOT 120 . I ii /7� : C(NTTtINf / PROJECT , S i ji /" / / \ NUM5ER Wd001•• •- ;�� COPPER CREEK STAGE 4 . .., �� �/� LOT 121 / �� ``� 0...m OR ��� ' o.o+um CD / / • „ , .m �' / C3. 1 • • • 111°11!'-1 0 • • • • •...or.. I 33N3J 1N3YffGBS - el 17 o ill / - - ---i ea - I li • Crj AO 2-LO-7 ; �� � z Q 1 • .:1':-'... '::':-. _ . .;. b, ', ,-s- , ,. .; , - i ti • • . • ,. , ,, c, „, i .i.�. Zak 9 Al 1� o a ° i • it • • F P i 'v p • ggr r r N p - -- _ i Qla f ti fif ((l9 I; 1�1g1 P1■;■ 'Ili 47 [; �.,2 •'fir •`.' ti _ t 14 r t li hi i t 9 ill i I�'E t ft t 'c v n fir.ni ( ; .�:.f iIik!iIi, � '%, tjhii 'tffilii'IOuiII @ � 1.1 r IlL t 1 l P III r xx III 1111 hi.; I�;• J , ::, i1f 4 j° II g . lit 4 ill silt f t z I,, • 1 i f i l I i 1 FERN HOLLOW PLANNED UNIT DEVELOPMENT r �o,, i f l z c31 II I s 12 I TIGARD.OREGON J'd ' CO I It a L b E GRADING AND EROSION CONTROL. 11%•A v -"s z N NOTES AND DETAILS - s, • • 0 • lb • • a ---------b-ORI-WM R:A ID, _ _ :_r ::,,- . \-....,—..i.:7 D Li w , EG..ow DESIGN GROUP INC . amt.ts 00 SW Elsrbur Blvd. *AT.1.01 MAI, so.701 •s..1-.‘. ...----,s'0 — — . ———7, * — ' - * • 'c''''." 4, .p=ow:. IDOCIOAK tr: i \ KWIC SSP DISTIMO !Th. 'L I ) 113 . . 0 4:4), ,• Nor/VOX 4..30 ,\I•Or. 4,,. * _____-........-----,.•-71114..., ........w- ''''''—rvitic-suirmr . --—--—- LOT 117 •a NIA \ sows 400 iote, \ % 10. Lit:13ss \ e ro 0 • , ' ,) MVO WIER A' II" icy 0 ". r 1.1.1 P.51•111M.1 INTR \ , ,/.07 Jr DIM ".• Riil 1‘ COMMON 410, 40 - '1. °r- ‘\ fr=NEW 2!...•w I , R I ' LOT 116 CL 0 -1 Z / ,., f • zw4......,, \, <.›,‘ ,004945,VE,,GmE TA,TION,,,,./147A4 : 1 A . •• it Pill" c 1 * I Z ..." 0 ./..' .• 1 . 1 a CC ,' ie. .• . 1 5 u j 0 .,,,.# / ...., Z Ci. ILI 01 ionar \ , :..;" ifiv. I i 1 I __ ..t•• Opj 2 1 (Y) --------- , CINTIMMI , e' ./ VEGETATION 1 F R • • "/". GiofE7NnTTII/ON„, / . 25 0 0 ,s Bat*04 SLOPE , r--- • , , . , • , LOT 110 r r = N. . I ..,.......-41.0.GOMMUn • • . . . , / Iti rc,....11 ctz , , / . , , La . , ...... , .• , , LL. . •.,, VEGETATION \ • I 1: I I I . . , , to .... COMMUTTIT I - I t ie \.................j 1 t I qgv• pm .Y . D I r---- . I • N. . r f--'41UM COPIRLINE / i I TRACT"J" N. , • COPPER CREEK STAGE 4 N. . . LOT 120 ri l' I s, /// / II I I i • \„. N, \ I / . I .s VEGETATION „," • • • i / 7 COMMUNITY ," I • . C , ../....--11111111.1.1 CINTIERLIMT . / PROJECT ' • NIPPUR MEM 1 ./ COPPER CREEK STAGE 4 1.11/ ' . ' / ............. . •.\\/ LOT 121 / SINFE;1114 ago< r•27 Immo op DTT \ .....,.. . / , ... ,..,,..,.,...... 0.0n..), ... ' \ i / . / ............... Cr...1•P 0. ' 1 \ " // 7'- ..:.ss '...----... C4. 1 • , . • . . LOT 122 / / • . • . a4 • n r ,d sts�.� My � a t „Noll N3d `1O9 o. MO 11O + � . © . ' _ �'sSt 30"3130 old .. _ „ ._ , ,,..-y �l r- : ' • ; ,-..,,. , ._ _ ,...,.,_,,.... ., ....„,,,.:,,:.,• - Y a'5 i 41 c t k %, y - • 1 ,., 5...-r a-Y "-_ 3', "d, l _ • fit, !. 1'^4 y 1. ' 1 p ` {ia .n +=tv'-�• •r d y!c .7' x *w :#--i n. -f. ;V.—.-I:4 fre,'-',' ,-"4"„:5;4,6..., ,>� ,.g` ,'�. ;.�t--�-`' �. s rte;•;. ,--- - 4,1 '14(4 ,___ _ __ __ . _.. .. ..„ .... , :.... • if.r., ..-. ".. - it•lks;fte:."- �r.y .: M -J ... • y - }� rt ,Jam' i 1 -.�- .4Y• .� ,r f , �. /Ge' - • -W('-^. T .` vy ',ice ", J..2„,.' _ .�:y, J- s rte` x ' ..r..= 1 • i . _._ ,-,._ - _ _______ f,,{{ eit OE t ,v-„,„ ,„ •S ` / • • PPM ---------= - - -DURHAM ROAD - -_- - -_- - - - T • it _ * .AL _*_->�----,.._.,..no .10.1. M.. -- • 13f,. l t > ' ---- -_� • 1� MCOT 1I7 ea •. t"W' 4pp�� t . IQjkT �• `\ \ 3,963 S ��1 18413.. 1 .;: •:•.•••::.• � LOT 1 20%Landscaping =1.024 SF ..•iea:i.•'•. T... 1 I LOT 2 20%Landscaping =966 SF 11. (' 14 I� LOT 3 20%Landscaping =651 SF (3,259 SF WITHIN R7.5 Zone) .+1*d0 ::..:.�;.;•'• /' ; \ :�.I' l LOT 4 20%Landscaping =1,138 SF t::::, ,:'%_ .. ;::•s; i ,.� 7 LOT 5 20% Landscaping =6,99 SF•�I vcsoce______ �i f I LOT 6 203 Landscaping =758 SF • Q: ® LOT 7 20% Landscaping =792 SF � I� '® 1 � ■ I tors ,W INDICATES STREET TREE TO BE PLANTED \ 31 1 E / / / I I EjINn1CATES CONCEPTUAL . 1p �'-t '41 3�• /.. I LAWN AREA/LANDSCAPING AND AMOUNT _________ - h OF AREA THAT IS HATCHED IS SHOWN IN 12 • ; 122 34 i I SQUARE FEET ON EACH LOT p.aww EZ�i 118 • + / ALL LOTS CAN MEET THE 20? LANDSCAPE REQUIREMENT • T ''01 +0••• ' 1'' 1 a 25' r NOTE GREY HATCHED AREAS INDICATE ION E 57 r BUILDING FOOTPRINTS 7ory E,�,'J ON LOTS 1-7 +frr 7 , r 69'- 101(=^% i 100.. o,,, LOT 119 1B� �. ./ 8 11 , I 16 •I (_ j j • N 8.83,2 ,'E i eo (�I i y ,F$1QOA 1 04 03 / i1 j - 1 / cor,so I N . 1 i11 14 f-. 1 / • '. ''Otil,°4;i:// ,p/....17114V WORM /' / / • 1, \ COPPER CREEK STAGE 4 / $W � " �A....1 107,2, / -STpF�TKq li LOT 122 � ' . / . / ,' ," • soda. +'.m ®6 planningResourcesinc. °'� �� APPLICANT: + 8W FERN HOLLOW PLANNED UNIT DEVELOPMENT n Norms ' an, ,nom -4.• fib.OR07223 1/1 8 , ,,„ wn .o .Wua, -w-. .. .,H, Conceptual Landscape Plan • S e el • .. --VERTICAL CONTROL IS PER WASHINGTON COUNTY BENCHMARK NO. EXISTING CONDITIONS MAP - /79 BEING A13/8"BRASS DISC IN CURB LOCATED AT SERENA COURT AND DURHAM ROAD WITH AN ELEVATION OF 199.691 41111 1 ''-- as 1 U LOT 118, "COPPER CREEK STAGE 4" TAX LOT 15300 N.W. 1/4 SECTION 14, T.2S., R.1E., W.M., mx.T.,rm., ..&1, -...,-...------ .. CITY OF TIGARD, WASHINGTON COUNTY, OREGON A Si gT LEGEND: WM= WATER METER DS=DOWNSPOUT PP = POWER POLE \• . TV FiSER ' UWE--Y.Iir" ---......, OAS FILSER -:'".-•ELLPCIFICE11=1_1 CknE -- ---MAY.._23, 2006 SCALE 1"=30' _._ ..._.....___..... •-- _ AO,- I%AA I ----'''''. - ' -' 0 • -----■■-. ,,. ---$10rell.*-■-: . ... . 0 SOMA& '- --- --.--i------------------....41.- '..-.:,---------- - ---- -- i L'INfir‘ _ . VAULT ----.-----.._ ...._ CAC ELECTRIC -• ......, /...". ----- \ .... vAuLT - .. ... ele, ,-/' ... ria .•'.1 .4 ,.....-' - _ _ - ......-- .._ . - - - -- - ....:.. .-- - - - - 14011.PER-Pai. \- - - --- - • NO DIRECT ACCESS Iwo -- S.W.MAHAN ROAD .1,2.- DURHAM ROAD -. Ana-- ALLOWED FRON S.W. -.--..- -- -.,I p,-- -• .--. _ •'..-----. ._. .. i KV : COPPER CREEK DRIVE . ---- I' '--. "._0- __ _ __ _ , . '-.. STAT.V. --7205--St---ctres• --, SIDEWALK ; / SIDEWALK „ --. ; SIDEWALK SIDEWALK i : N 004 9" ,.. • , .._.. • c, 1 I -------------.. , . • .------- --.•-- -----• . •L.---9 . .--205--k-----' --I---- - --SOZ- ---- ------ - ''''' -*',.. 6' -: csg, ...7 ;. __ _ . -- ._..... ...NaTaie12"-E-- --..... „ ,......, N----) _..\- 1 f:;',-.r-0,-f.:1- - .:- . . ---.._..-1---- -- -- --\___X -• ---,f-2,- I.. El :...-- ,i ' :-. ---- 1r4tOr \ I biFiNL130 TrncE• I ..•---_.. . _.---•. .. i - ... L.-- 1 ii . . . .1 o -k VI ' E'1 i , . ...----_..... . ),ju„, ,,„ T„ ,,-- ,,, Y • •2r cr,00 - .t- I - - r ' - i , k - 'i ,/ / .„ ,. , , FOUND ' ' LATH \ ) ' ...........- . \ SOL LATI "......pc( .. .. , • V A...V. • 1 .1 i . . . . nUTITt TS 0.52% '..., rSiriVtalE4 ® 2 \ : ..• LOT 117 ' ELt•TRIC RYSER " • • n.4\1 OUHD , \ \ 1 . i \ • 37c13.1.137 • ‘.•LATH ‘ ' MI i I 1 ‘ \ \ / I ' - ‘\tir-° • _ . • _. . , ...In' MAI 1 sw)t110.42 .• i : 0 P \ '\ . .., . • i , • I 1 - -- 200--- f 3i. c". prct:i!&.,..,-,_,...f..,,,i,r`c / irti',..,i.E.,.(-..43:7-. .--,--;:-1:;---.i:„.,.:'..-L...-'-l'.-N.::;72::6-:\;-. \,..."...*:...._.-.7LA...-'?-'...1.-----1-..i.:-'_1..........:".1'2-HEi:-,11..:11 _.."._?.../.-.1,,,..4."/":. ,__1=-:::;.,..!1:17:Dr.i::::57: -....\\‘'.\/:....NC-H(721:::111 I Li' \ \ 1 ( ,- I --., \ Y 1°'\ ': ../..'. - PARTITION PLAT NO- 1995-135 I ,..'12 (.4f,f %1/4.._- \ ) .. . Ir I / 1,A, \' \ 1 . ...... 1/.////11fri ft AC .-'/4"-"----.7-7. - "-;, .., . .3. ;irr tiit.il eF3 `1.cr,vg ,.... '. .,.. i ...I, :..1 l.,i/.0/-/.1177'1,i`,' \..."17-I-.--% ".‘t&---- - - '" - " / '-----....- ' ,•••-• 7•S' . -,\\ . 4 • . PARCEL 2 PARCEL 1 . t I t I _. 1\^/I Y I. ( ( ((.< IT1(r _ .A.--•...- 1,, ! 41 , !---.. - 1 . • • 1.4.?...„.."_.....,--.-- -,---.t /-- ----" - . " 1;4 ',', '/1/ ii il. ,:,- ":',:,,- • - - .----.. . „-....,..ii , . . .... . , rt , , 0 , : : ce.• 6. LOT 119 . ; I i 1 VP:14# - H.; - • - •-■-• ' --.:. - --..Z.:-_-=- _,...___ ? .,. 12/1.1 17eZ3 ''''.'t 8 i 1.1-1 • g 8 • I EL ' i-,7‘1 i lel; ft. ,.., I._j----- ; 1:10:,:";:,---- .„. ..-::-.-:7,....7-77P., . . •• , .■_ IZ' - -=---•:1-tr i. CI- • \I I . -_ , --v 1.'i ,-(._lit, ,,,, .,ryill 1 ri: •-<-1-.! D1c1 .W.-i------":-_..---- :•!-:;-:------z--"40...f.V.' ' II 0 1 (,) < N > I ( i.„(Ef \ ,(, iv)4,.Wirii,_ -.0..-- '54 i'7":.._ ill:.,:-/-------.- --:•-_ --;,3---Erz-----_-..':'" - . .• 1 . . ,, -- -...,--r-- f:*, i,.....): qAcy-V,•\' \\ • E glg,1 175 4 .07 \ 0-Iftlel -f. I...I 1..._, It -- ' ,-/- • ..ent 4,1111Irow' ____ .. -.. •-•• ' . 'r---i- 1 • s., . - (:\ --. --, ,. f.,, r-L4 :.-.)-0 .••-• - ,..• . fr--- .• • 8915 , 1 . .E ....,, di /17n 18$ C, o ...(.,!. ...., .• . . • • I I!": . 7' i45,--_-_ _..1 •• . -.., . • ,'o ,-...s. .. I .., - •.,..P.,) ,- - i - --- ,- , 8 'I"<'''',/ STREAM CENTERLJNE • :I SCALE 1. = 30 .nEc A ill)0t:',4-...,,%:',\<fr.. 7/ . • • .., • i ,---7...1.-_•::---z,41-,.: --...-.:.-..--7-.-,s."---z‹...14.-...-V.4-,a-74; -_ '' y,-. '-sN' • • • -, / /.4.,, .., ./ /./ . r-,--,J1Kili, I i \ „...) " ''.', jia•i/ .•q'-: • ,.A:-."---L-------1:7-',-' -2%;X•-•:.--::.• -,-..---- -_:-.-1-4-f,I/C-,...f.F.- n-A 3\ ... \ 25' 25' • -' ...1-;----- -_ _-- izi5z.',.."' --'777-',..-7.--_•------'•,--"-L.-.---x-----.>. •,',.', \-... 1 -,d. 114 It' / 1)111)Q/74/ 7/.///''' ' / - ...,e-Aw."-7-- ...-. ‹";;20----- ■-• "..:. -_-_,,:..r:-..7.7-... .-7.----- -- - .. ..NAG 1 \ ., . ,„%.‘,..--1,..-...;.:.2, -.e'"--; \\"_....:- ....-__L--_-" • -..N. I Vial' 1 i i f--;... ....:= 1..: ..-:::-... t..1 : .--...---,-- - ••...,,....;. L.___...............,--:..-........,...: .ss. '‘ •:\‘'`.\\7-\ '... \ . s. r ' f) ( / .: . X .9° ,'„ ,...\\ \\'`..... ... '' .- '' / 1 /Ze 7' ./..., 1,1, 'T, I I((((r( . M.. \ 1 ..('''....;- . . , SIGNED ON: 6:. • '''..:s5s.cl,---.:7:er- . . - _- ../.s.b,\ ,.•.\• . ........, ,-,.._ ,p 1 11 I , ,:::„,,,,,,, a,\., ...,,I., - qr... , T-,,..oz,-\,. -. - ,... ...\ _.„..-.ipx, , ,, k --- 'k- \ (7 ' N TREAlt CENTEP1DIE LOT 119 -L- 00) [LAND REMSTERED ] ?•?-- ''-' 1b"A'a •,-...-.. \ .' -•'''' c'''' 4\ ,IP, /%,•..cor, ..)!i t\44/ th.....• .... e 6.10,c PROFESSIONAL ' ''.. : --:-.7':.-,.' \S- - -- ,-- -•,\Nz, ..\. )f.. .. 1A,I*244,--,-az,-71 - k I/ p ..7 ...-.r, rg5177.- LAND SURVEYOR -,....,...../..3_ .......;.....Th„,. K \. -•)..... ...... ....x.. ..,\A\,;,,,.. k.\\\...,:s.). w..:.7. .47, „ /.7/ ,. ...--„, , .7/7 „-,.. _ ,,..,, i . cc- -..... 1.•ter;Eh- ,21,--.,- N \ -... A:r.,N,:.1,,,,,4),I,1;1.1\, ., ,1, \-,., -- . .,4/,‘e, ,)j.71;,.,ft,,..i • ....„,,...L..„ „., -... ,..). ...s.:. ,1„ \„,„. ..... , ..., • . • ... ,.... 7 • ' --7‘. .7.--0.'t\\,' \OI ‘‘‘,\.., ...,:,.k.x,...m. ,,,,,r.... .1: ..:-..st i., •7.j....i/ ql,, OREGON -. , „ .\,.,,',..),4.''', y.:(,(\f, „',.,j-i- ".:si,,- %.\ .. \ _l _ ':/. -„,i.,- t ili•71.1/1/ti / PAY IS.Ism WADE G. DONOVAN Fr ..._ . r git .4,.,...,, ..,.:- 1,kri, 2276 --,... --\ /-11111 • ‘.\. .s.`, -1E,`,,,,‘, 7. . ,/,' ',//Vt" !' j, ,,•- ••'» .-,i -......,•: 7'.`,„, \& -vii: N. ".:\s:-AA.4, .- ----• -1.- .--:!// 1/4!ir- -0' / VALID THROUGH DECEMBER 31, 2007 MEM cENTERUNE lk 1(4m. \ 'e • \ L 1 - , +' -i,V,`• , ,- ,1,7, y. i . , 6 - -, -,*, .0.sx-s., ' -4,-,„..- .4\-. ,_ - - - - ."' -.", - -...; /'if• -,-,:t5,-.-A, \ \ , , 1\31.,, „.0....,\\..., .., ., -',,z/-1 .-7, ty II ,,,,,,2 ;/ , -'"-- ..1 `---7:-----z---7------.;N; '---t.)'\;)----,,,c- .. --% .- /: - \\\\1,‘,. \,.:.......‘1.,..,.. 0 A -.f...-1-,--A(r //x,-/ LOT 120 / . • .,.... ' W %)V ,* "," . 4,:%,; - 111 A\\ 1\\\\kT\ -7,:..4.: ::-.„..--:?--;:..7%:•7 41,,*,..,-.'0' ."-• \t.■ / ■ ., . , .4, I -ir . ,----• -/4-9 • " / Centerline Concep-ts Inc. q‘Y. - - 700 MOLAU.A AVENUE. OREGON art. OREGON 97045 TRACT ',/' -"V.A.:...,.\" . } „-1 ,.....' ..........„ .:-`..... ;;"' 1,,:i;.-,*..;S:',.. ... ..,.,,,...;.;...7/.../... //,/ii smw centam ,...„,,„,,, / 503 650-01813 FAX 503 650-0189 1,\V‘VsykS. it ‘ ■ ,. .‘..- "....-0,.9",,--LY7-.4V."--7'-*kh'11, COPPER CREEK STAGE 4 ‘■ •A', 0 I 1 ; •••:...-_: 4,2,/-,.....%ArP€5- f_lisi.:.:3;--",-;z/j.' ..., . ., 4111/ "%s 0,‘.\ .sl`% • l '•„..-- . -/43- ' - / DRAWN Bl:MSG CHECKED En':Kai ACCOUNT f 197-01 5"' ,;,...-*Z .",----___-_,_,,.-e?,/ COPPER CREEK STAGE 4 . S.1 . 1,1:\PROJECTS\MAINSAILHOMES-01\ECM :,-,,:;"/...;.:-. .- .. .57,-2," \.\\IA\ l .0ki., -\.17-ii-,- ...-.:-- 0-7.2- :..:-==-' LOT 121 // STp frpy '\' 1\"--.:- -7,...,-;----:•-•:-- AL - . - • • _ DURHAM ROAD NOTE PER PLAT: S.W.DIRECT ACCESS ONTO '--- , -- ... ` • S. ER CRE1•ROAD — .V. WAT.PER ASRUILTS a IC< ` A 0 v u MVP COPPER CREEK DRIVE • 4 SIDEWALK _ ; --, Y ( �i1OEWALK SIDEWALK SIDEWALK I . —. / • GU •1r ? N 8976'22" E 13---,. ..,,311.35' — _ _ — , — — — — — - - — — — — — — —; — — — o — — –------ ----------------------------------------------– '" — � , r" x 7ii� i ASPHALT i! DRIVEWAY_. r 9 f!° f 11 `/ i ' v. • 17—... ; n • ' '' [20 `� ).,,,,,r. GDNCREIE 1 "; 1 arm y DRIVEWAY LOT 117 EXISTING ; O SAN.LAT.1 ; ! magi a 1 k,31,70 RY 3■ Off n1,i»PA. N Cill 19 20 21 22 '\ \ �\. I. i 101 PARTITION PLAT NO. 1995-135 � 18 ,X 3 h, "` 27 " FLAG r/ \•; ��.11/" i. ' 26 l`1f FLAC �--�/' /'T /\\ \ �La `,,,-a, n,23 ` ,n \^ Y' FUG •If h..•I"'s 14 \,1 �; - 'l f 15 ; •/,% FLAG .\,! PARCEL 2 j""i_' 24 X25 2 - \ .,` � I PARCEL 1 — 28 — . CONSERVAT'.oN/ I. _'• :EAr 6DUV0 Rr 1� I ; DRIVEWAY �6 }- -- - -�' / II I LOT 116 PI ^ Y' 3 33 "�29 FAG / ; '6 i , I i ■li v I x i I of 37��fi Y f 32 1 _f FLAG' ;'1g o l (J ; j,, 7 " ^- FLAG ' ;/ CULVERT I a I �1 w ! 3 i 3 0: ��' 140 CULVERT I Z, 42 �n,.;,,:= '4 n FL'' 1 9_ RIM iT&63 •,o !I 0_ ; y."'; 7 '• FUG /- ' iN I 1 43 ^ " 39 40�� `- 32 ns'-.%38 �,�'�, (i 46:'(-)_,._ 8 l " 130 i x'133 31' , 1 ;I , FAG �" 1 r49 124 Vin', �9 B VIDING 73 N 8975 39" E –175 07–---- –---- 454-,--.7._-/4,4_,,, ,,I. nnf` "^ `f f – 9(""'C';'4"r ' /,5� I I m :n,;s------------------ 47'-' 50-e.31 j nom\^(123 - n�—loft,` , 134 4 , `x``'`' 74 72 nn. 5 `f v"---1, f ' 127,/3 5. -EAN GEN,ERLINE I ( ° max" j 70 5 ., 119 "-'` A' '� , 7,-.<5',, FLAG FL.U- - 71 j 3" •lf IL]JG / I 6 •£.G� ! •I • ` . ``l .L.._21. ;__' A.__ LAG -,i1"1,55�' ` 121 `< ..• _ --1 __ ___ 55Y; �2a 1 i 25' II /5' �.\ I l-FNG CON c.RVATiON L.j_, - �O� I !I I � BWhUAR'f. 5(�';\PL•AOI i ,� /r V � ^ - 57 i� f ��P sz• 76-_.>-1,-,?; 6 \ 1 ^ ,�S■\ - f �6 �z _6 '��` _ `'' 101 -� i� EAM CENTERLINE LOT 119 . 6.s 70 `ITT "Tf 8 ';6 1-j n^f 60 nj f 1 �'�, I �¢O <10.0 M1,17 . I \\ ; j 'ti l'�`, ` f '. f FLAG I 9(7 99 }.f f 11, I I I I `' '..67--'' 93 ^3 it, f STREAM CENTERLINE `•'. 7 80�^81\' "1f \` :.,4:_,‘,; � � �j n^1 b °',.�' 1 1 ` ; - 9 x94 =,I 99A 1 . i , t_ -- \` 96 ;100A n^ ` 1.1 03. / i 1 8`` `.83 't j\n' y — ---J L^ 1 i • CENTERLINE 8 r Y �'�-, 91 95 16-5 , I I .9 84-i-^, 86 ,n,;";-° 117/116 107 '� s. ` _,1 1 6 LOT 120 I / I ■ Y- f 9 '-‘,85t--/1184.-" F 14 `�'-n:, ;' �':;;112— X1130109 /'�� % TRACT"J" ;1,111• ",' /0C CENTERLINE ( COPPER CREEK STAGE 4 `' ; - Ik6 COPPER CREEK STAGE 4 / $IA,Mq "�'" `/ • sr Fry LOT 121 RF q i t • . 411 . • / / j �-___ DE 0 TREE INVENTORY ET' APPLICANT: I °R"' '� ■■ planningResourcesinc. n �' 1/1 DATE 114508 _ NE land use end site planning maw= FILE a6+,AII-138 DATE ND. 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I 1 _ 1 F • N g I ig lN A ' FERN HOLLOW PLANNED UNIT DEVELOPMENT 4'i i•-• vi ef R TIGARD, OREGON '; in cm). . ; 7.G1 ;„.,E..,2. 0 e COVER SHEET R z r • ---- ta.corxr; • • • 0 WIDOW! DL ! Unrosahwa DESIGN GROUP INC. i 9045 SW Barbur Blvd. Suite 101 46, . po(rt,..3)„5„967729,9 . , .. \ ",r, 11......_ en ma .'El— -----------41--------A 1 irAd =re:"° \18141 . ------ 517". .. 1"111111111Mal ° al. - '' -______________. t s'eill " 'ar P _ — -■ \ ______ 1 • I 111M---0 j_y24.1 .. ,_., ■1111111111/■ -./. r ::''1..;, ..., ' A DURHAM - ......, --/ e..,...... --'`e.........-- ...., .--- : s.... , with,,,, no. .. I ft. 0 0 e __ _ _--------.7—..__."---.. .,,,— _..;. 7ir,40,4,..,-r:;,,.. 7-- ;_..''‘,.,.9- 41111 1 Z N., „ . ,, /or- I /, I AL - alTr"% V:.. , LOT 117 0- : . ( ar 0 ILI / > U) i':11, `--' '1/4- 4*** 441....._. ..... .*.01111.0•1111111rt \,.■\ .■ 0' 4 '; ; ..:, ,., V /-'''---••■•■•■ -'41C i , ..s....,..\,,,,,, ( , -r._-_ -__.„,.... •-•--„,. /-1-',.....:A~.. • y 1 I LOT 116 z 0 L: C9 0 - / fry 1, ---- --:-.------•-----------,---- ___P--------fr, — 'i 1, D hi PART7TIO PLAT NO. 1995-135 :,,, •- it •4r,..,.. .-------,— ---=.: / :-'''' . s I Z 11111i ■ 2 e1.x...,„. —P.A =,.._ _... —1P 30A—,R313C0 E1 L—A S1 C..F— • -'-5614 F1'l''.I (I r:-I:4S 1,k 0 tt.'ii(ri;y:t-1,:4:i4,1:1/e„l,i;1ii:im-,f'74I,'-l);1 i/,c',,,b-0,i Ihll4 iit'l i,•i",7 f rM 4A_1g A,iV t S- - --.-.--_---------------- - , / l EL M 1 X flte \ 1 IZ z 0 LI (c1 d 0 IX c 0 Z 0 0 _, .....„.....;„....._ • N 1 - 0 0 25' i 5. CL 17 0 V/ IA I ■..I . ■.I .■ -41111%lh.:11” 41111."''''....I . ,\‘,., \ ! ‘,.40 4#14904/1 1 LOT 119 . 4........... 0 I CI:WI. 1 / . W i' ;WO'7\9fi illpd P.%/7 \1\; i\\\4is01/4\ Nisnall' 4/I‘44Yhlt /li Z 1 Et N \t‘ k.1.-Nk),NO.,,y, omit, ':, i , L.L.I IL.■ 1••• ,.,,,,..„...... \ t\...viiii*4t.4,;\......, :,,,/ p roff COMM / / / MIE =MEM -.IP lih 11 Allisof 117!Yr SCALZ 1"■JO' "I I 1\ \:A iikti$V A 1 . ›.27.,,- .{ /,•/ / LOT 120 1 \ 1 . 1 I REV. DATE BY C N 1111 COPPER CREEK STAGTET \ \6110 ." /'.4 .-----.. /// - :/ / COPPER CREEK STAGE 4 441/L LOT 121 /// 877itp.,.% ■ V _.../• ..-.......... . ., PROJECT --......... NUMBER MAI001 LOT 122 /....- / SAW V07/07 &atm AS MOWN / /// Oman By: OTT a / / f • Deetaxl By MD / Mocked By- GO i 4 / 1 _ , 1 ci . i L6cyK 1 -- Psdbsale, • _--_-__-_._ -e-l SIDEWALK SDEWALK 3O'O0: -.-...-" 11.4100Ix10 _ - . -- — _!r—ET s PUBLIC R/N DEDICAng Y __ /' \ D9045 ESIG SW N G BROrbeUr P B INC . . dk Sule 101 Lam-- 1 / I PO 1 . , 4, 2 r m oDrv�E1E :,� r ` C9 PROD • 7 Io2� i 1 ll f 3 1 mom♦ ,s,io +�,.1 (503)225-1679 "47irsta, -' 1.., , , EXPFIES 1241-07 PARTITION LAT NO. 1995-135 ` �' �� mDRIvEWAY Z: 1 F /( VEGETATION ,./ 4 PARCEL 2 PARCEL 1 ( %o �? \ 7 COMMUNITY/ , �. $ .{_ _ ,'d 0� ,/ �\ I W Q. ,' , I k I W I BunDU+c ++ 1 _' ,� I V I ❑ \\�\\ - _ VEGETATION, '�� ,�„ ,E 1 \`.\ COMMUNITY,'\F o. i 1 I 1 ❑ 0!ii/ r.., f 4e0-N. r Z / \ ,, H£TA/MOJG WALL ! _I , . 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' . / COPPER CREEK STAGE 4 / l ,� - - . _ . \i1=u -.- 11 /.• LOT 121 11=11LIT 1 Tt-fiR�:I1=11=11=1 11=llgil=11=1f=I1r11=.I=1L= \ NUMBER 11 11=J fi=o ., c�pF/E SIDEWALK OW 9D£ ` •/ / / NUMBER MA1001 12"BASE ROCK- 1•-j'ANNUS CURB 607N SIDES / Oahe MAT I 2-CLASS C'ON 2'CLASS'B'• ` / / \ 8afx AS SHOWN SOMME COMPACTED 7D BSX •- - / R- r LEVF20VG CfX/RSE-}'MINUS P / / -- — a.,�e, OTT ii t . .o er Om 0. - Lamer GID 1 - SECTION AA NOT TO SCALE' C 2. 2 1 _ —'Po ItraAN'1 All ---- — - - — --0- — litilL ilmoned — AO- - - _ , —— --.., — — _____— — E — . . . w W W w memo, DESIGN GROUP INC. lo W . E MmoOIX60 gi M M /A MT.PER ASEAJILTS . W 0 w DURHAM1W. •• ,,,..c --- 9045 SVV Barbur Blvd. MAVOtx0I r.V. 205 '' d' SID ' --- ---Ms•tcm,Wm= 11111016•11•■.-_1,_' • T —71 __ • BEDDOW< A. 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' . --.--*.------- - 3,793 SF . , • ' ED' LOT 5 20% Landscaping =6,99 SF ';:9P.s/-:.-- ..; '00;ii•,.%., ,,,,,, .g 1 to ft- . ,,,,ov? "—1'4 . ,/' ,';,,,, - VEGETATION / /-- \ .g ' AT I P I LOT 6 20% Landscaping =758 SF '-'.-'43, \ ''' /---------—---- i '• I / I LOT 7 20% Landscaping =792 SF wi 41 eV *1 \; / COMMUNITY,' ACEN-1?- /10.11ERT 1 I i ; i gr 140 A // ill i 0 LOT 116 .11,. \ ,0.,4', A --,•!4 \ -"- -:-:- \ •' ig, 115 1 q:L.i-?;„ .--.7.--, ,t,4 ,' Mu 17.163 I ° I V I h I I W INDICATES STREET TREE TO BE PLANTED / 1 i 11 I, 0 INDICATES CONCEPTUAL z I •••70,7 SF/„*, ‘ x 'Vl '':. ou ,' / 1 0 - - ,/,,,, . LAWN AREA/LANDSCAPING AND AMOUNT • ,..0 ..-:--.--.--i;,;4,1 0,fri, 124 ;_ ^ *..1.--=-9133k-j-13,7,/ ' -/ .--.-_-_- - " 0, ',:',/, ,,-- ,-p 4-4- ..„...; , I =. OF AREA THAT IS HATCHED IS SHOWN IN ----------- -- 1 ',.4,?i128( ALL LOTS CAN MEET THE 20% LANDSCAPE REQUIREMENT ri ,,,,,,,,,,,g4.t.;,,,,,,,,,,,,,,, ,."---•-•-•-- 1 tiktaammciarbr , "-/' 4,1ei;%,:,'":"WKY, . - • • •--- 25 25' NOTE GREY HATCHED AREAS INDICATE 4 /,%g4,' .•/%',54,-,--* f4"0' i ■•14-57 BUILDING FOOTPRINTS 70N `"---....., :,;;;4,/,, .-- ./7,,/4,, ',,,.,•1V/A...: • / \ / • %AY%00IITT 75\ \ • '''' .-/,,, ,Lar..4,*xo,,,,tx ; - ; I r 411 ,„,.-- / 1 100 LOT 119 t.`21L7-1 _ i., 60::::" 1 v ri-----';/ '17 • '4/4 '•/it.36.9sr. / k•i --STREAM CENTERLINE 7 8 '...'''; 'A -:-:-: i I t 7r84.e. 81\--:\ ( i 144 1-.. 7- .--.1bfri: 7-/ / e Nn. ? ; \ - ',,1,4:c,,,X2, ? • -",, • I „ 7...% 7.--• \An 0,,,t7:' 1 ; -,k, ,i--..,4_ , .1A 03 / i ,., 1 i ". '" 105 104/ CENTERLINE / N842 ; . `...,---"Y4p-A.17 116 9S-*5--) i / r / 7,,..) ' . // / LOT 120 1 i 112—.-97.724414"TAIrlonitr.__U,-. ., / / ■ '•-:"--. 109K^.. ,,/ / I I 's 1 I ( , COYAZIWY,' 1 ., , ,-- / ■ -/ COPPER CREEK STAGE 4 / m S'1/11.41,q,qo \ •. -- , •ri --- ., • LOT 121 / - "CO' / 1 / -- / / / li / / 7 --- / LOT 122 / 1 / Ili DESIGNED: SGB (MAWR SGB 1 r —•• APPUCANT: Mainsal Homes . planrngResourcesmc. — SHEET. 13325 SW Genesis Loop FERN HOLLOW PLANNED UNIT DEVELOPMENT DATE: 1-10.07 ' NI IN Partnerships 8 Performance Tigard,OR 97223 HLE: 06-HAN-133 DATE t40. REVISION NM sm-Oze FAL Conceptual Landscape Plan Ill --------- ----- - -- . ::I.„,.„1 ....,„,,,,.,:ii.,,:,,c,.-2,- . ,... ,,,.,,711,,,..,,, .4' .,,y ''' , . ..... ....... . .. • . . . ... ,. ,,.. • ,, - ,; ;,- -ft 'r 5,‘,.;--.. * ''' fr,,,,'" ---11 ' .,..-.. ,.. ff.',..,,,, . • if , .. ..,„ G, --VERTICAL CONTROL IS PER WASHINGTON COLII\ITY BENCHMARK NO. „ . ,.. •. ,,. ti V' , .,.. , • ,. ;:, .{ ',, i ','', ' ‘,. , '' .'1.'. ;': , 179 BEING A 1 3/8" BRASS DISC IN CURB LOCATED AT SEREklA ;..-, . •.• , , , ,...., , (.,,-; ..„.. . ,. ,: '.7., ' COURT ANID DURHAM ROAD WITH AN ELEVATION OF 199.691 i::„. " we .,, .,,, ........,, (Ir ,,,:, .i,i, .., .1 ,.% .,_ .4,,- .,,,,,, ,.....,,, ,,, ,. , „lx # 3,y ,,,,, 4! . i -f to, I% ,4 .-,' 4, . . LEGEND: cE LOT 118 "COPPER CREEK STAGF 4" 14 WM = WATER METER 12 TAX 1 OT 15300 DS = DOWNSPOUT 4, .. . C) PP = POWER POLE el . •• ..-" t,,,c‘ . ., 1 /4 SECTION 14 T.,,,i?.S. 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K .15 BIS' ca tpi 0- TV IMER Pon 0 Sirtum ELECTMC RI M C-T-fxi4R ---._____________________s____....._____ UGH A z EIIPOIRIO a z ; amtiel - GAS RISER I Cr SIDEWALK -0 .....• .......----... 1 LitT - a . .................... a- .-..- —a- _--_, ....4.------------- SAN.MANHOLE* OSAN.MAME ................:::..,!" ...... .....-..—......... : 20483 RIM 205.13 ... ...,...ELEarRicAL•.................................-.......... F.,E'y'.A i.v C)At2g...sPI" s.-DIN--"',',...K ............................ , .............. V, WATER PAINT . .1 VAULT LP — ± \ _ __ z:1 •~' ........gZ I , _ _ __ No 1 . . . T:.„ -....,....- — — .....-..........-- .............--a,....,_..., ............--...-.- ,_ -....„:".`, • 4 < IJRHAM , • - P 10 DIRECT ACCES.S ONTO c..)•--. . .I.VM---GO -----------------`------..„1_,Yly\ WAT. PER ASBUILTS 4- A.dat. 10 , S.W. DURHAM ROAD ALLQWEO FRO.M..,S,W. Go WAT. V.i.....i\ 205 ''''- - ,': UT ----.--1 'a EINiza .,,Ut(WO 194.7t 0.... 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Cl) (- ii ,„_, _i,i 4 7' ',.N.. ,,•-; .., 30* iit ... / , ,........... 1 1.-L.1 Z I ,-,.'', ---/ "- 2, -7 ...,...7 , ,:.• ''.N1 •t..fier ' ,D ',.6„,4! , ,,,,41Y- LA. . 7 ' - °•-. •11 , I •s r) a43, . -• l'\\•,-\\ Fol® , ! ,....: . A, • . , ,, , ,L)„, __ _,., ___ ir_,,,.,, ,,,, si ,..\A.../.:1*, _,. Eu 1 CONCRETE FE" Z 0! DRIVEWAY o.a..4 0 LOT 116 Z . . .21-1.) ;‘ % 1 D , .. 1-J -_ PARTITIO PLAT NO. 1995-135 1 /— \ i; F L.,-,'-, 4i riir p. '"'""' ..11.'!!11. 1-4:11‘1 .... r",.1 ■1 I \ III r 0 Aci-eAlY [A ....`t t--N '4440*° ,, (,,1 . 364 CULVER ,,:i' !:t.- 0 CK Z PARCEL 2 PARCEL 1 \ I , ...0 e. 1 t..." 1 1. , -4 '• •;.At! ., i.,. ' ‘ ,40.0..... ,,,,,,<, RIM 178.63 : , —— t:1 0. 30 AC ..(4.- 1 .- i . .., .i, - i 4„,,,,,o; , .. ._.. .---.. -,..,---,----:,?-, , , .17 W 0 0 I . io- _ , ,r- - --- ----; , . _4, , 0 7,3 1,57 S.F. , f i 1 Aief •-:::'-:,.,3.-r ' der, 7 (.7r-r- "'Now , / Z: 0 \ FD- ' 56 131 4.F .,:-. - Fl AG t '1 17. Af;fil 't.i'l.11,ri..i.:..-:• *.:I-1 . ' ''''''''.-<''f'-' ----:-.--' ' '""iIllillilli"Illr"IV-41111P:EMI 'CEN' 'TERME v) 14..4 fr 0 m tvalFt sov i SG fD WV a. ‘'° i . i I c,., f- El.limn a.198.48 i' -7 _.: ....-......- l'•-.- t„kumalro ,,,,.. — '''' 1 ' CO Zialtv ii,lir i'lre- - — — — --— --J 1 a : .3-, iiii* 2 '14 '4 ft'' '‘.°.et:. ''''..11°AAW Z . ,..... (pt .-. . - . isy S \ C"..")1 's'flitAVP • & "AC.' .- M lt.1 , _ 13w: k a 1 e'lli0- . 4, b I Ei r a. /7 „, "=, v',v,.., ii,,, , „ 4 .., i, 1- • , 4.4,14,. .11..,,, ,,iiiirli: ks,.4.ez ' ,. i \ ', tr' 14.fr C1.4 1"'" • AO' " (On _„.., ‘1 I if e. A . v . ' 25' 25' r.:13,./All-.)11 , ai,R,, fil 0 W , IVeltillywr40400 1% ‘ \ ,/ , 1 v 11110■, ,-. ' ''' Nib- 0.--J 1 git,tiviii 0.,......1 IAA' -EAM CENTERUNE LOT 119 1 _ ( ill:;• \s„, ., , 1 1 16" / id y 4 SAW.MANHOLE I 4" ; -4 /I I 0 „‘ '''''Illiktt, lio4,, N -”)E -7 i LAG i‘.1 riar178 9 32 \ \ ) , \':, ,,,,, 444,AA ti At o ' \ 1't urr) , i 4141• 1 ..N,N ‘)800% •* . 7 7;r ::„... / z STREAM CENTERLINE ''s.N...,,,N. . N 0 • $ ' 44 44 4„ ,,, lik L=,-. , V )040/ 4til \ -. . fr N • . , fi, i w Al 5/2 TREAM CEMERUNE Lt... mil Nit... . .144\141\1.SL4S44/00000000004,7 ,::- ;■•3, . \11:00,: jeliiiii0.000•:000 .,r,.,.:1‘,,,y-r,,,,,4. I' . , / REV. DATE BY . /oi.l.C.41-4000,.qpir.0" 400.01,0i ci i 'OffliefjO' licem' TRACT "J" 1 / 1 ... .. _ ""1 . ...0 ,: A.., ' COPPER CREEK STAGE 4 \ 4 ' .7 , --=00,- I I 0 / , ,. \ , \\\\\ I 14, ' .- ..- . ,, , COPPER CREEK STAGE 4 S stfie 4/0.8 I i 11 I I LOT 121 / e. ......d... / iiiiim1.2.7•5- 4 I I Am■-,.... -,. 7 / ....,, \ I •••••..„... / Ci. (0 7, l''''----------'- ' . .--,,._ ,„... ;•:! t. r / / "-..„.„....., PROJECT tii NUMBER MAI001 z I / / pz. LOT 122 / . .4. / / Date: 1/07/07 • ON _ / z / / / Dceraaslien:n Bd:B y: AS GD STID HT O WN - / / Checked By GID E...) i o - / 4- ;-. o / o 5 •- Z • ,'' ,..t.,..w .,wx,.:xu.,.w,.....w ..,.......v...rte.,.,,.,......, .......,..- ,,.v._. ).j XREF LIST L tscale: 1 L f� Psltscale: 1 Resolved " Ls P�et TV RISER ELECTRIC RISER WO �� MA/001X10 o � o QTY aTV RISER FIRE UTtt 8TY z'. VASIL T G,p ...... ._ _.. .... ._.._. .._._....... LIGHT ® ELECTRIE� va3 .T �� MA1001 X50 e R MAI001 X52 ,............ GAS RISER ° I INC. q�,�,1 .... � LI T Gy MA/001 x01 Q QQ ......................r......,::::.... _ . .. -.,. . RIM 20t 7.50 SAN. MANHOLE SAN.flM LE ; ELECTRICAL ................... .. 2oare3 RIM 205.1e PAINT RIM •��` . . sxae�>�aoc _ �`��` ELECTRIC Unresolved PAINT ELECTRIC VAULT 9045 SW arbor Blvd WATER VAULT It' '' ' TOR " LE6E/ D S 101 _ — — — Portland, 97219 , — — — _ _' — ,:,.r — k�, — Fjz„ � .:m — — NOTE PER PLAT: () REGULAVEL', ?'' E s `A s NO DIRECT ACCESS ONTO - (503) 225-1679 '� * `?` RIM M MA S.W.'DURNAPA ROAD '�; HAZARD TREE v� , STORM MAPtHW E � COPPER DRIVE = REMOVED 0 .: 1 dM WAT« PER ASBUILTS LO 1 Oa 419 a TREE TO BE R 1dM ' WAT, v: ® O , cuRt3 cur —®, _ . . . . . .. . . . : GAS VALVE STIIRN MANHOLE R To �k , R D �� PRO/ 4p,MANHOLE RIM 204.53 0wt RIM 20434 - • r -.'. � _,4 f NOTE SEE OlS7° REPORT FOR EE ASSESSMENT ���� �i i�:� �' L ELECT .,:I TV RISER m�� s GUARDRAIL. . • *' '`1` ..,,Ac � � �' 1,9_1. 9 �® ��Ail ......... - ^. ‘‘,41 -•.. ..' - • ' '‘ - ', ---..< #1-1-:" --- — - , --- ..._ � ASPHALT ~'' �—' . . __ ___ ��. �. ��� _.— a�--�. .....,-.....—_. _,_.. � '....'_" ,,,,r.---"'� ;, ---, �L I DRIVEWAY. FENCE ..m ,.'.�" OREGON I _ ���/.„,,..„, 2 .� _1 , RE I 4 �s Q�� C \ " r- , y., ND `� � >,� \ iA'. V, �,. .s,$ 4�': ': ,, , , k L I iATEO a �. N MAN►taLE K,t, a��n, s /►. :a' ° `' ""' IM 203.53 C) e'ON�RETE ? + I EXPIRES 12-31-07 t I �'` ".- down 1so52 G w < r �".� � � OUT 190.58 MEAT I ,�. '� „/, v ,,.,,, FOUND 7 `4 Canyon :6 Y I N me D 1•H Comm n/Van a te�E�H . ' M1 ELECTRIC RISER x ,.+t D ,•�='C/ �Y. 1 1 ! 1 Os ugl as Fir 1 ' 76 Big Leaf Maple 20 TVl ISER ,., oTH �. - ' STORM MANHOLE u �? y ;° I�"< o r 2 Douglas Fir 10 77 :ig Leaf Maple 10 V 'PP �, `£ �'` ° V t * IE OUT<35'Slt'190.421 I 'UND ! °� 3 Douglas Fir 13 771 Big Leaf Maple 16 r, h -/ \ , LATH L I Cedar 23 �, fi,u �� L�GrI w, fed /d s s t.., �:�'`' FOUND r,-° \ �.__.-..._�..._ 1 4 Western o 7 78 Red Alder t 4- ( Dougla Far 12 79 Douglas For 18 LATH •` lei`' �. \} ��`t i / N� 8 ' Z ,,, • 1111 `A '' ►:� �_, .f`�x ,; .. q �r,f° �a 4 �� �� Douglas Fir 11 0 Big Leaf Maple _'� .� ',�ff i} ; \� I y Pk .4D �,� =, � ` ®® � � 7 Douglas Fir 13 81 Douglas Fir 1 i, ' '' .r' PJ f ' ''n l ' .� _ L. r - e i �:.. FD S,�R ® Douglas Fir 82 Dougl s s Fir 45 x rv. R :' z , Douglas Fir 3 y Leaf Maple A•�' �.�� � CONCRETE ®Dug DRIVEWAY 10 Douglas Fir 14 �4 ®®ogles Fir PAR�Y Y I X V i......LA i G 1 � q ® .. `t !-y :--- . U`� 7' �E lb�EJL �� .. / S _. sy ..=...k., f_ .. .. 6J ro. �` .. 1`b y I o I ' 4�. • ' 3 1 ± I�o�$ ' t :0/1V, ,.- ..,j :fit , , -a R 11 l•�rway Maple 7 5 Douglas Fir 13 PARCEL 2 PARCEL 1 r 3 33_ �� 1� . / o ;',::: ,. .., � > ! f5 � ' f c° #'® I.- Western Cedar 6 Douglas Fir i/.r �� 12 Red 9 i ti I !Y 4 ® a UL ,, y�,., ,� �• 3 I Ate# AEG ®® ,, F., / 13 Scarlet O k 7 87 Douglas Fir 13 i ;•, •1 ?'.J, �- r 7 �g 384 CULVERT\ �- ` • '�'< y, '' ►4r = __ 1 ':°�,�t�o �.' RIM C 178.63 LVE I 14 BI•ck Walnut 19 88 Big Leaf Maple 8 ; EVER r i i R 15 Dig Leaf Maple 25 gg D/g Leaf Mape 11,: � � ,. ` ; �,, S r � ! 15.1 Di Le•lf M , e 22 r'i Leaf M® le 10 h z t U A 1 ' 4 l , ` 4 , I� : ,-; t i `t�J 16 Ponderosa Pine 21 91 Big Leaf Maple 10 �l a/*�► 4 1• , ,.4' ", a { - R -°° R 17 Apple 23 92 Big Leaf Maple 27 ,. C) FP�, ,p�N� 73 s9°�5 39 FD ,75.a E�I ,� / a ` , o ! / x u r iyt Red der 11 93 Big Leaf Maple 9 F iro 33 \I I � �— — ��. � � ` -� R 1 Red Alder 12 94 dig Leaf Maple 12 F3.111 �... q,. ° ` � , 34 I a-•16.E a� I I- ,i , �'' r�i' ; cE� u� 20 Red Alder 10 95 Wes tern Red Ce ar 11 d r t �'/ 70 4 5 o i, ' I 21 Wester. Rid Cedar 96 �i Leaf Ma le 37;, ..®, I �rt\ U / , Flo, _ . , r/ f L: O F, ' �' ' Red Alder 10 97 Western Red Ced®r LLI < ,'I, �.,,� v/ �� �.��,®, a +� !l �� �� 25' 5' ' 23 g:g;?:°;)r l E:EVER r-1- �\ q ,, , AVER. / r{ 99 Douglas Fir 8 LLI 0 0 i`�-7 ., 5.,_ \N ®� �r - , j f N'57 / Ott R' 25 Red Alder 15 99A Western Red Cedar '" �X,":"� \ ® ,, ®R ,- ,.n., / 4r` R 26 R'd Al Eer •] 100 Douglas Fir 39 t % I 2 , s ,,\ r 26.1 Red Alder 14 ;gA 0 Does not exist Z Xi LU �sr 7, �' _ ' I V,' E uldE I �' '� � EVER � 0a \ y. ,;, ,,,� c! , , T,$ - ��� I R 27 A �'i Leaf ale 1; 1 Di Leaf Maple 9 -1, '4:t Cr \ :,t «'C� E g P g P ,' ��..,....; / rt4' � 1 �.�� m�i•SM9eazCL �„ r, r.. 4 I-,\ �_ s / 1 u:'�189.47 R 28 Western Red Cedar 32 102 •�lg Leaf Ma.ile 15 y', \ , 7 .3 • : .,a`, , � v i. , V : iti O ;fri .(D". lE OUT<I S)189.32 .3 7 � . / };. ' 2 2'x.1 Di Le f Ma l 9 103 ► Leaf Ma le 9 1.. M .i \� S ;ig of Maple 41 104 Red Alder 22 I � ®� � 29 Le' - , , , , • N TN-vm ,,ai, , 94.�• .,� � `- � R 3 0 Douglas Fir 17 105 Western Red Cedar 16 LLI 0 } s u a. F-- \ s itc) \ ' i 31 .o ou Fir 13 106 Western Hemlock 32 $�r.. /1N" , .� _,a� 1 !�� �,�,... �� Las gal®c� f; � �: �. .�" R 32 Douglas Fir 22 107 Western Red fed®r 1? \ - 2 _ '1 OA I 0 \ `°� t Big f Maple 12 107 1 /g Leaf Maple 16 teEviR-1 �, -:, 3 rr,, � 33 ,�l Le� �, 30' 15' 30' £s ?t i ' e �' L" .\ I ) 5 1 14� �a� T�RU�E 34 Di Leaf M® 1 6 1®y' l Le f Ma le 10 y 30 15 IJ 30 �/ \� � R �� EVER. f Big Maple �' Maple s,, O t`� / 35 Big L �.f Maple 5 109 r Levi f Maple 16 fl �y 7 1` y "-EVER. t `' 7.7�., •(f• 1 6 ®® a 't is E . --� • �°�\ , - "t ® ��07 N S,�R; r`' 36 Douglas Fir 3t 110 :ig Leaf Maple 15 s , `?" �.i, `3� �'11; {tip. 4Y,1� a� f 1 �� /,t°�`�,r FA.93a.8a 1 / / �{ SCALE 1" = 30' ��' \\ Ji °°. 1 `.. �, . ,' � / 37 Wes tern R_d Cedar 2 111 Dig Leaf Mapie 7 \,/, � \ EWR. a l 701 Big Le•r° Maple d '•p ,, N. \ may. ,,►, 9 3 112 Big Le®f le 15 4 ., 38 Big Leif Maple 5 113 Big Le®f Maple 14 N\ 1 2 1 :,rf. TAT / 4,,-) 1 f Maple 5 114 Western Red Cedar 10r �, I _ v , P,,,w�� �� R 39 Leo P -�ti R 40 Douglas Fir 9 115 Big Leaf Maple 10 Cr ,- -— %io ' hy�� 4y` � ' �q.2s�VER. r s °I�RU�E f4t J 3 P \�l- 9 Gj R 41 Douglas Fir 7 116 Big Leaf Maple 7 � �, / ��,I \\ °�`�. j I I R 42 Big Leaf Maple 11 117 Big Leaf Maple 12 �� R 43 English Hawthorne 9 11 Big Leaf Maple 14 _ v� =40 Ems. \/ 5 �, EVER. _ .3E)" LSE . '� 44 Red Alder 17 119 Dougl•S Fir 9 /1 I� I � \ , � ` �� T �� , � 120 Douglas Fir 21 1 \ (/\ ` 45 R-d Alder 1 g , R 46 Big Leif Maple 121 Douglas Fir 32 R 47 Big Le•f Maple 11 122 Western Red Cedar 12 < < �., --- a ®W EVER:- P REV. DATE BY i` yy 7/ s / �_ R 48 gig Leaf Maple 15 123 Douglas Fir 2 /: °-_7 / R 49 Big Leif , g f Maple 14 124 Douglas Fir 25 / 7--- R 50 ;lie d Alder 10 125 Western Red Cedar 7 ~\ ? 51 ig Leaf Maple 14 126 Douglas Fir 25 / 52 Leaf Ma le 12 127 Ar ou Las Fir 8 53 eaf Ma le 10 128 Red Alder 17 / / � g L P / R 54 "rig Leaf Maple 16 129 Western Red Cedar 20 / / / R 55 D'suglas Fir 22 130 Douglas Fir 31 -� 56 Big Leif Maple 16 131 Red Alder 22 1 57 Western Red Cedar 22 132 Western Red Cedar 9 I'n / / 5i Big L of Maple 16 133 Red Alder 13 , / / / / / 59 Western Red Cedar 134 Big Leaf Maple 11 60 'ig Leaf Maple 11 135 Big Leaf Maple 9 R 61 is ig Lei-f Mt•ple 17 136 Western Red Cedar 12 z ./ / R 62 Big Leif Maple 7 137 l-ig Leaf Maple 8 PROJECT M R 63 Big Leif Maple 9 138 Red alder 20 UMBER MA104°� , R 64 Big Leaf Maple 25 139 ig Leaf Maple 13 Z R 65 Dig Let•f Maple 1 S 140 Dig Leaf Maple 22 Date; 11/15106 ~ R65.1 Ali Lei'fMa, le 14 2 g P Scale: AS SHOWN '. N f 1' 66 Dig Leaf Maple 10 ..� R 67 Western Red Cedar 7 Drawn By: DTT 2 6; Fir 41 s 1- ` 69 Douglas Fir 32 Designed By: GID 0 70 Apple 15 b 71 Apple lo Checked By: GID t 72 4 English Holly .2 73 Douglas Fir 29 z 74 Red Alder 25 t O "2 75 Dougl is Fir 15 ,x. ' )" r oe XREF LIST _ — ._-- -- ---- — — Ltscole: 1 — — Psltscole: 1 0 uRHAm RoA0 Resolved °, MAr001X 10 l�MAl001 X50 �' MAIOO1x0 DESIGN GROUP INC. MAroorXol 9a45 SvV Ba��►r Blvd. Unresolved Suite 101 N 89' 1 8' 15# .� �� -- -- -- �— — — Portland, OR 97219 a — ---- � � e�.. � em.. 311.38 _ S 6Q. 16' 22" W 5 FT PUBLIC R/W DEDI CW _ 'i �Jf6 /%d 177.94 \ ' i \ ..-- „.59• 4.1"CP AS:r \ 1 ../°::7-7--.".. \ ....c.,) G,I N. .4 . / ® rd�2° �° `� 66.42 ,.. , ..., LC ' k I V / I' '�," {/RICGO 2 .,.3 4..A. .., it, 4 II' el, , ,)7 C:)1N. 4,832 F. 1� 0 ®' EXPIR 12-31-07 1 1 11 9('' ' ' '''' ',,,C;Sk.i.:: ,, ,s..,, e 0) gg 3 \ 29.76 rn \ ® � ��°' ° 7 pppgg` g��pg© my n 'gyp NO 1 P 0 ,4' 0;40 s,,g,,'cj C,),V ..."4". '1'6':1 \it\ f II, " \N e; 10 \ a 6 19.45 ` .ei ::"'""(s‘ C) 856 519 06' E5 2 y .�.�z. °7, �`? S.F. 6e XI 0.... 0 w c'S, , ,,TITION LA T` NO0 1995' , ° � \ 69/6 L T I '', .e — ri, / .........1 PARCEL 2 PARCEL 9 '0 / 3;496 a . v. ,,,,,, iiii e2-'p0 f ! 1 1.a"' k . \slc...,- . 5 77'f.,,,, 7-"\\PS it , , . , F-14ir 1 P0� •0 c� � . 26 e#.F iti,.. . 4, 0 I-- Z /yea® ?1��' ��r �� 4/ Z (9 0.-1 , \ N., CL , D Li ..:m 39n W S 59' 15' 39n W oe 0 r‘ir LLI ;, 137.99 F J~ U...I k....) > STREAM CENTERLINE I Z 0- F-_,, ® 46.9 o , I . Z Cr__, 3 Nt.„,, 4 ,....A0 (175 I-- , N 6:3,...,.,c,3> 5,964 S.F. , bP/ io ., .44, ,3:>;-, Z N. 6`4,5,., ,,,,\ titk/4b cl : ' ra... ,...... ILI '4\s%. -1- 5® ‘7\4%925' 25' ... 0. I— . N. ‘..., ,,, 0 - *. 4, A., eb lea, • I I I ...,.::::::: ::;.:::-1::::::::::i:::::-..,.... N\ .0 NIP 93 S.F. I . ......i ® �V ----S11 EAM CENTERLINE 0 , , .„,_ ---,.:,-:,:,::::.:::-::::-.,:,::,..:.:.:-:-:-:-:,:::::::::::-:.:.::...:,y..,:,..-:.:,.-...-1......-..-..-... - O I LLI '1%,,,,,..':::::::-:;:3-.:;:::,:::;:::::::: ::;:K:::::: :-:::::::::.::.:-:::-.:::::::-:-:.:---:,........ '44, \Yip,' (V (Z) .. / \ Z I Cr S11 I1 CEINIM LIME"""e'."'....-� • R' �..� ^'} ” N 2„, xi- `�'°®`p >i Aso cors • '':.:-::::':-.':':-.::::•:::.:::::::::',':::::::::.:: CP 1 / / • -':.•:::.:.'..•::::.-.•::,':,'.•...*..'. ICAX\. * o /T RACT "J" ® �' �.-s, 16 •• ` STREAM CENTERLINE .SCALE:° �'ICJ' /°� 2,1• s ° ■�r REV. DATE BY 10 COPPER CREEK STAGE 4 ...„.. : ° . N .: 4 e i \ I I I I 1'1 ® I ® " if , I 1„,, , oo 1 - i , 0 4 '” �� I _ 1000 , © I lie ° � STREAM CENTERLINE • �� } � ��� CREEKSTAGE �� / � PROJECT a NU��ER fiA1001 a ' rill: --::L�� •`"�;� �..� �� `--�...�� Date: 1!07/47-,.. re tioi Scale: AS SHOWN N • / cs a / Drawn By: DTT 0 / / .--„________ Designed By GID c:1 \ . - ° , ® ... Checked By: GID tb o � � o - / / / ---.. o r Z I rIT I / C20 1 I Ili ,Z 4 XREF LIST Used& 1 .' I - \ail I,Li ,..,.., I - I -. -. __-- ..--.„ PsItscale: 1 ,. SIDEWALK . . LIII ,- •z.-:,1 u E.v`...,A L?', SIDEWALK - 309 0.C. ...- _:.i .1,,i.Y. Resolved ': _________............._______ _ ___.... _.....____ ,.,,,, , \,,__ ____,.,,,_,..__,,,____________ __ ____ _ . _ . / „..,...,,,. MAI001 X1 0 ,: . . , ./. MAI001 X50 , I , i # L:i i i!. 1 Lj..i.,, • \. 1,1,./' I 1, OWARDRAIL -4..1,‘ L.../ p -..e.,,,,,L-,-7- \\.„i/I' ,-_,Ir-,-. / ' 7' C5,, / MA/001x0 1 :: v,,,, t\..,,./I i' V„,11P- 44-1:,4',- .,..40-.4.t 111-P-7. _.r,,..-z. ...c."?1,, — 1, I /' /7-1,-:.- i‘/-',--.. 'Z't%:'" ,---v :71:--rz-- 1-,' - ,- ......, 1,-, 1 .- • IL;- awl, .. ,•_,, ..._,.. 141fril.:: .,/,/ 74-1//7- , ..,_ .,,,..-.;.-1,_,:,,fk:,, .,.,,,,,,_.,,,,,,„ .... ,,.,, ,,:....,;.,,,,,,..,,,,„„,-,,,„..._. — ,, //_ _/ / DESIGN GROUP INC. — _ .,..... Unresolved :•I — I ASPHALT I , FT PUBLIC R/W DEDICATION ....... • • • . • .. . • - .. •• •-... . . . ,•.,., ... , , ...... ,„..... .. ........_. „ . . . . . . ... _........ - , , ------.../. .,./ 1 DRIVEWAY _I ..................... .. •— ''.` , ....,_.... , :: .• .r._ ., . / .-.:::',.' ... , cl / //,,,,,,,. . _ \:,..i lip, , . .,..--,- - . ---- -- --,.., i L.-— — . ..,_. , ._._ .. _ ...,, .-, _.•,...:. .... , .. . . I ,,,,, ' ....: . ,, •., . 1 \ ,., ., / „:-/..-,:.-.•-•,',... ::.,: - Portland, OR 97219 ':.::: 1 s , > 0 < ,-- - -- ,..... / ..!.--?7_-,.,.:-.:,,,• .. „. .. .. \ _ 1 ..... ..,..„....,.„ . \'',\ ' ''''.' .• 09d .. .. . .. , . ' , , .., ..._ ,■\,/,,, .,.,„-,-; .. ■\.,/ik.,. •'- — / . 1 k- ' 0 C. \\\\ CONCRETE (503) 225-1679 ,.. . .. „ .. . . :.: \ DRIVEWAY '.3 , (Ni i / co \ i . • .,. \ ...7 , : 11,,,..p::::::-..,; . ..,,,,,- \ .,-- ks, . 2. \ ' 1 . . \OPRO,,e. •. .,--4-1•, :4- 0 1 N4 '-.1) 2 • , . ,,, „.„„,„ 0. . . ._.% -.-•, , i i ,„. ... ... . .. ...,--,,, . ... ... . ... l< : . ' ,... .,...... Od ., . Lit. '. -,."k. ': : .1.."'- ....: ,,,,,,,z :-,"-: •.. ' , 6 89' . 0 . . 7 I ,,.. 19160 .•— . 70 1 . . , OREGON ' \ dlc , c 4, .•': ,',, ‘\(\\,.\ 5° -:- . ';.5:5,41\'''2.147/4 Ii''‘19.ildi t ''''r-11' --i I-,',•: ' , „ , ,,,,,,., ., . '- EXPIRES 12-31-01 . ., \ ; 1 I ' \ \'', degITD. ... '..1,;'.1 ‘9. — , , ' ' . . .. . . ' 01 ' - ....., . .44 ' . . .,:.':,:. . ._s4'..c; ' ':.'' '''' 11'‘ '''''': .-S.' ''' ..2).- v.'.v"-A \ \ '' .. 4-, ,„ \ 0. . , . , 4)- . . . , „, 0 . n - 6 va -0 ,,,,.. 7.7\ , ' ' „,,S/ , . . s , . '''' A/A:::/f-. ,,,,,,Ik., ., /.... ,,,,./.,6; ,'''''''' .i. iiii /se':71: :5:-.'/09/110,/\\:\'\':,.\\ ‘,.. / \ N---... ,,--,--, --,.\. \ ' \ CAE c m op 1 1 CONCRETE H PARTITION :'LAT NO. 1995- 135 \ . , . . .. , , ....,„ ” , ,,,,, \ , DRIVEWAY Z . , r.:GETA TION c21 . ,,... . . c Lt..1 • , , ...,, .. , z . „.. PARCEL 2 PARCEL I I\ .....' ”: ' ' ': - '\ (1,\ °C / 9 04, • Z..„-_,- .„--,,,,-„. ..„ v z \ „ • CIMMUNIT i ! i < kJ r o., 40... , No ).,.. ..,x.i } 711\ . i ' .,..„ , :„. 1 1 , , .. ■ ,; # L;) Li 1 5 '.3 0 ) , , , . , ' /,... ' ' 4://' 1 1 —.1 0. , ,„," I / ,e / , I ct , 1 ,„ i 7 , „- „ i . 4.-..„. ! . ,,,z9 ...... .f, ,.. , 7 . . 7 , .„ , „14,.. > LLI ,. „ ...... . ..„ , , ILL, Lii III , „ ..,,,,' - €0 / „, /..-.. i ki 0 I „,... .,, _.,..,. . . , :. ,. .,,,, / ..., ,/ ';,..„,,-,' ,........, „-- , , .- - - ,,,, ...., , (....) ... , 130101"G .: I ., . / ,- ,,, I-- Z I— , ,.. . z de ,, ease olow yam ..ami --.' I 04/ .... emeas anew earimmarommes wast mew aimmmommoommo eams oe _ 4 ,...- z' ,... (1) Z ts w ....: sk ,N I' -'ff. . , , - - _ , \ , ., . 1 ,, , . .,.., .., ,.. .:., 7 .,,, STREAM CENTERLINE D W 1.1.1 VEGETATION/\\z' \Vc.::.. , i . , . -----,____ „*„....„.,. ' , • ,, i. f L! . ., 0411...'7.. ',,', '''' ;:' / ,),; ..,..,./ 0 \\444114 N 144: 3 .„ / . , . , / . 7".?.0, COMMUNITY # B -/ -:' uj 0 I— .., N. NN ...... .. . N N/ - -• <<\ .=. kX\N N \\\' , . . , . ,. , ', . .. , ,fr .. '' '\,.., , ‘ ' ,, /if RETAINING WALL I ,,,' .. , . ..- . Z ci 7 cr 0 4. 4444 \ 47: z N k. N . 0 .. ... . . . ,,. . ... / .• 'r//x • "4.::,. , /. . N N \ .0 , . ,, , .,, ..., --,... 0 4/ ' ,, '1 -,, . 1 I , N 4,./ (3 44\44,422,t,x\ . . _ 2 9. i . . C1-4 H 4 / ---I , . ::::::::::,-........... 1 1 1 Z ........„.„............................„.„.....: N N . ...-....,,...,-.....-..,,,......-„,,,,,,,...-.,„ .. / / 1 • LOT / 1 1 1 ., „.. . / „-----STREAM CENTERLINE 0 . ..,, ..„...„....„:„.............. ..._.....,................„....... N , . / . . ...............................„.„..„..............................„.„.................. N. . „. .. .........................,„......„....................... 1 I 1 ......„................................_..............._ 5.8..(..7' '' 14"1/' ............,...„,......................„..................._............ / I . 20' 10' 0 20' -: .:::::::::::::::::::::::::::: :::::::::::::::::::::::::,::-:::::::::-:::::::;::::::::::::::::::::::: s, N ::.,,..-.....,-......,.......,....2...-..:...,.......-2.....-...-...-...,.... % N , 0-1 W p" mmriiiiil l'" '". ' .:,::::::::::::::::::::::::::::::::::.:.:.:.::,::.:.y.y.y.:-:-:,:.:.y.y.y.:.:x-:::-.. N • '..7:-:-:::-::::::::::::::::::::•::::::::;:Y.:::::::::::::::::::::::::.:::::::.*:::::::.:::::::-:::':::::: N VEGETATION il — . • 1 1 1 0 I I SCALE: 1” = 20' SWAM CENIERUNE..--"'" . :.:.:,:-:,:.:,:::-:,:.:,::-:-:-:.:,::::-:::::-:.:::: ::.::,::.:-::.; N COMMUNITY ,, .,,,,,,y.,„:,:,:,.... 1 1 (1) , 1 . \ N D . ......................„...... • ,.........„...„...,.,........._ \ 1 , ..„.............,...„..,...,....„...............„....... NNN\ <'I .,'•::,, '. ' r, / I . : : f Il . .::... . / / / ctZ 77;?ACT 'V" liii.-, .,....::::::: ...„ , .. . ' . 1 1 \ N . STREAM CENTERLINE ------------ii / .:iY:-:"...-::::-:::.:::%; , ,..... , 1 1.1. COPPER CREEK STAGE 4 --.::: • :, \\ NN , ., . ,,,„ - , / 4 / ..,,, :// . : / / N N N ,,,' '' I :,'' . . . \ \ N ■ .,, /''. ; I* L(0T 120 , \/,• \N\\ , ,, ,: ,,,, . , . . II I I REV. DATE BY I . 30' - N, N - / [ I .4, N VEGETATION , :,. ,. :.• N 1 : 4, . \\N N\\ .T COMMUNITY , .'',/f I I I I I 1 . N \ C PL PL .,, \ N ic 1: .Z-------* STREAM CENTERLINE / 21.00' 4,, ,„\,,,,N\N , i - , I .1 1, N I 1 /.:' / I i ' \ laoos_j 10 00' 5.0' ,,,,,,, \N\ / . SIDEWALK EASEMENT . / a5' /,, /. COPPER CREEK STAGE di: N________,_____ I I , \t , , Ar.A 9 IfF)Z!‘•"grA7,02garel9210.7 W--A r.'4'".1-4-7 .,,:,.•:..:'.,,-..:.,,.,.,,, L 1PT 1 2 1 / __..,.._ PROJECT z — — !- _ ,____6-,.,_•. . ,,,. I f;`,.= I:..4","; • , \ ,,,, ca. 11?-1 - ir iTr.2:2-fitt.:..-Ti if-111=11:---.1 I 1,71 I F. - Zi-i , — ,_.. .-r--thi - ;T'a .,....49-r, -1.;:rry.„.5-1,71:-,..".:r1 HI:T".7:11 17 jr";::::i I/Fat:4 1 :111;7 1-,--;:l I IF,^7-1 . \''' / •Cr\i: 'Trial EF"I i.4711 _7 11— I I.— 1----r -ri ,,' TrIr:±4-1,:1-i5r . CONCRETE SIDEWALK ONE SIDE / NUMBER MAI001 ,.. ca .., , z _ / .: .. CURB BOTH SIDES Date: 1/07/07 (0 12" BASE ROCK — 1—i" MINUS / , X, (\lc° 2 CLASS "C" ON 2" CLASS "B" % , . ..,. -- ______ _..,... Scale: AS SHOWN RI SUBGRADE COMPACTED TO 95% • ..„ ,•• ' .,.. • 43 - .3" LEVELING COURSE — " MINUS ..,,„ / Drawn By: DTI z . • ' ■ 1■• 7 / ....-"" 1K c) Designed By: GID t _ .,;. N . (N Checked By: GID ca , ZS . _ . czx . • C 2 ..,' 2 La .7..-- ... . 5 " SECTION A—A . , 11.1 , NOT TO SCALE Z 4mommw .4,0,,,,:8.: ''..000,,,' ..',".. "........' 1(". • 4°...7 ''''''''°° ..--:...',.',..:::::::L..-..--.-..,:::.•„..- .,. XREF UST Liscole: 1 Psltscale: 1 EROSION CONTROL ToIES Resolved MAI001x01 Unresolved L Owner or designated person shall be responsible for proper installadon and maMtenance of all DESIGN GROUP INC. erosion and sediment control measures,in accordance with local.State:,and Federal regulation& 3. The implementaii-on of ftlese ESC plans and construction, inquitenance,replacement,and 9045 SW Barbur Blvd. Suite 101 upgading of these ESC facilities is the responsibility of the contractor-until all constniction is completed and approved by the local jurisdiction,and.vegetatioalandscaping is estabhshed. The Portland, OR 97219 FILTER FABRIC MIVIERIAL developer shall be reTonsible hr 1201HultellaliCt after the project is.approml imill the lots are sold_ (503) 225-1679 36.* V11)V Rot.LS r-USE, SETCHEiLl LO-DPS i 1 3' inhirourn / OVER 27,6 2 The boo:dories°tithe dear*,limits shown on this plan shall be clearly mark., ed in- the field pr.i"or (11 ., .....,,,;; from toe slope. N . Ito constructi.on_ Daring the consiniction period,no distufbance beyond we clearnag limns shall be in NJ ,*:::: . ,,, . ... ,, „-:::i:i*;t::!!.:o;::::.-; i:.;:e., 11/ pennitteri The mailings shall be main. tailed by the applicantirontractor for the ditrattaa of _ 1 eX *ii,:i; iiiiii:;,iiii:,:iii,::Si::„*I..-:**',.*: 1:::,:::.*i*i':.*I:1::::i+KSi: 0:iiii 1../e: 0....:.:Y'°•':''‘Yi%***:':':*:‘;'•:‘.%••`'N'.*:*44-,'.°:',.` v`+' ',...,.."'"Z.'\ . A rci.,„, ,r.... c:o.D P R ft, _ t. .t. ,,,,m, ,,-:, constuctica , L1/4 0-, 1 A1/4, tria :!-:„. ,. 0 4 0 ill 444,1 1 4, ; 4.. 444 4 19160 'II' Yive The ESC,facilities shown on this plan must be constructed.m conjun- ction with ail clearing and g::: , r" -7 1164, it,Mt,kai‘aiLIPP:-‘, ir .41,..4,„40, 4`. , ,_ ,. gradinE activities,a ,# m sudt a Malillei as to insure that sediment and sediment laden Inter does --I 1 0 I I I I 1 * 1 II .,,,M7 * A ji,,,,,r Mt enter the drama ge system,roadways,or 7.Tiolate amlicabIe watex standards. ..: Ns' - - # • -,-„----,,,---,..----1,, 6'MA>amtim spAciNG .,..,1 .." - °REGO■ 11 I , c. 6_ (itt „ '7 1 0 AI P-1 The ESC facilities shown on this plan are LIGirdiM11211,requizements for anticipated site.conditions. ' w FRONT VIEW PROFILE Thithig,-oxistruction period,these ESC facilities shall be upgraded as needed for unievected storm 44)}, I. D inns NTS eljtalitg and to aim that sediment and sediment laden water doe not leave the site. 0 Ph 1 EXPI- S 12-31-07 I I 6_ The ESC facilities shall be inspec-ted daily by the applicarticontractor and maintained as necessary I I to ensure their continued functioning. _ 1 1 7_ At no time shall SedinIPTit be allowed to accumulate Dime then 13 the lbanier height. All catch I ANGLE FILTER FABRIC basins,and.corravalice lines shall be cleaned pnor to paving. The cleaning operations sluff!not I FENCE TO ASSURE SOIL IS TRAPPED --,,,, F--4 flush.sediment-laden water into the downstream s3,,stein. I \ \ z 1:7 (Z; . I I \ 8_ Stabilized gravel telaqsallM 5-kill be ingalled at the begun,it: ot consfruction and maintained for ,- NOTES: ii. t T \ 9 Li...1 the cluradon of the project Additional.measures may be required.to insure that all paved areas are 0 c?: 9' , N,,,,../ 1, atm aortom or FILTER FABRIC 6' kept dean for the duration of the project L. N. \ / „*. ‘ \ --., \\ .,,, VERVICALLY BELOW FINISHED' GRADE. 1 rx 2- FIR, PM OR STEEL " as ,.. --------au it -TX ,i1 I FENCE POST; 9_ Stoll/Id:rain inlets.:basins,and arm,drains shall be protected until pavement surfaces are conlpied. O.. ......1 .„ jr - ... 3. NA-rs m Eki: ENSITALIIED ON ani'or vegetation is re-establisled... 0 0 1 IN TERLOCKED z' ,,,- ., - - siPHILL SIOE OF SLOPE. co 2"x 2" POSTS „,...,<(,-" 4, OINPACT raoni -sou or n1,,MR FAHRIc 10. Pavement surfaces and vegeation are to be placed as rapidly as possible. .....1 it AND ATTACH '— TRENc.A. PLAN VIEW 5. PANELS MUST BE PLACED 11. Seet1127 shall be perfonned mo later than September 1 for eadi phase of construction_ Nrs _ACCORDING TO SPACING ci TAKE 4-7- > Z — 12. If there are exposed soils or sails not filly established from October.1 through.April 30th,the wet W 0 (f) , _ — weather erosion prevention meare,s will be in effect. See the.Erosion Prevention and Sediment Control Plying and Design Manual(Chapter 4)for requirmerits. 0 ierH (Th SEDIMENT FENCE 13. The developer shall remove ESC measures when vegetation is fully established. z '44 (2,3-2 N.T.S. Z Z 0 Li ..., D iii W 0 . , Z far_,, c----- MAY BE tl.gED. SHORT IERM 34.17--*--------- %."----------------- rii 6, 0 (f) i . „ , , , W/ LITIUTY WORK AM W/ I, -N,,,. id."1, fr PHASING OF GENELOPMENT ,.„ :if,;,3F;4-:=,......-4--xfidil. " I I : .=,- ...,," 1.......7 it 1 't % ',.., ''!;1'.7.410.,;;;=1•*1".t.t'" , ."11T ;;;16:Z;-;; I ,..". CL 1."" < IreN i , li ) 1 ...------ I I I , g i -,, t i k..3 i ..,--'' 1,0i. Ili FLOW , _.,- , ,,--fy itgle;i1 s:::: -, .........:::: ,,..;::: ;T iiii HJJIII" ,, t Ill'van yrimutf( , 1 .,, ,,,,, ,. 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A . .,,....,.. _,_..., --,...."' *. - .. - . -- .,. -'"' •P ., f I ''''''‹i`[.#1,7,-.1, * *.*-,' ....'1,:'.. . ,4- --'),,, ' 1441114 = I. 5' MIN, 7',..0-. --71.-' 44*'-' - • •= +:_,„ePf4:-:r' "‘ , .1 ii7-.: '•"" 0'3' Z -..;•==':= ;F.,-. if if ok-#. li ' ;:tio lir Cr tiff 1,;'0YiViz IV ,,,,' .a It Ilk ii / 70'4" I'll aiiiiifi SLIRGIUDE REINFOJRCEMENT i ritV1 1 V 11 f GEXTTEKTILE, AS REGUIRED ..014 W. l: MIN. 1.2-4 li .,-,-,.,r,i L i-i i ;,...,:..-!,, DEPTH I( . - -. 'lliklil. ' ' FLOW ‘7, 141;IM i ......41—.----... 4'20' mitt FOR sINGLE FMAILY AND DuArx RESIDENBAL , , iii,34111111 I It j 1 ",11101.,i1 __.._ !114fr;15;..'! k#*rfap of btigs., ,A.Ii3tikili I i-- TAAVEL CONS1RUCTION 1;11 11111.%1 / ENTRANCE ---. CURB RAMP REV. DATE BY •tillltmat P L A N VI E W 11;ItiltriN . , .. 4 , . . .., It Mir --.....-41 I I Rik 7., 1, 1 II I ---- P4i0E:MENT f i , 4,-.: .....,, ',....v„:...,:.::,,,, ,,,:•,::::;-f-•:.\,,i--;:-.:,..'.` ',...A. .c.,,: , %„:*:, - :, - ,. ..-., • :-:,-,-,-':::-..,,,;,-,',:.....,:r..:-:,:L:..:,.,..;:,'..:1 I I ' --''.:•.->.:;-' :" . ..:1c.•,:.2:-J....--,--%,..--..,..-...,.:7...,,,,:4,:,,,,,,,:,--:, •-,--'-..,-,...,..,, v --„,_. _ ,,.,7,1. 4z ..."- 1 I ow ' i '.-....F,!-,7 -,90/11---- ( — — - EITC41 9,11734 t IYA, I{ lit e ,t1 j ,I. • 44 ; . :• I I NOTES: lomettiOtkis I I DITCH INLET faNGLE FAMILY 204 LOW' BY 20i VIDE NOTES: r DEEP OF W MINUS CLEAN ROCK, romidiERCIAL 1. ADDMONAL MEASURES MUST BE 50' tbtiffa ih, 20° 'WIDE Z CONSIDERED DEPENDING ON SCIIL TYPES. .3-0'' CLEAN RCK, Q., 2 IOFILTER 9AGS SHOULD BE STAKED GOVERNINO AUTHORITY MAY REQUIRE PROJECT 03 1411-1ERE APPUCABLE USING . D(2 13'x2" . GEOTEXTILE FAPIRIC TO PREVENT NUMBER MAI001 c\i WOODEN STAKES OR APPIROV ECUAL PER BAG,. suB-.9;3L PLNPING. A.,. r.- INLET PRO1EL710N Date: 1/07/07 to Detail Drawing 4-24 CONSTRUCTION ENTRANCE ipetaii Drawing 4-5 c.z. TYPE 4 (z) C‘l Scale: AS SHOWN (.4 0 Drawn By: OTT z imp, k. vK _10, __ .., Designed By: GID 29 _ TEMP ORA Y 0 ,, FILTER sA GS /,' 3 '• I RA VEL Ca , ST-, , IN ENTRANCE .t. t (\I (:',3.2 \‘. C3 2 ' ' T S Checked By: GID Jr , , ,41. G ,=, c) izt. Z 4 4 Ili= Z , i C3 . 21 z v-K Z te — X R E F LIST , I.tscale: 1 _ PsItscole: 1 _ ____ ____ ___ _--- ____ ____ ____ ____ _ ___. _ ____ ____ _ ___ ____ .____ ____ ____ ,. ____ . _ _ _ ____ ____ _ _ i....11:i-7.'' iii: , Resolved ,,, ROAD L. MA1001 X10 ''. . '1,. ii ik STORM MANHOLE M (001 X50 MAI001 X70 WT., V. ,, . ,,, ,,,,..,,,,,,,o,„44,,,} 1.1) 1E 12"E) 196.46 MA/00/X0/ --------4#;k:-CO----RM MAI*10LE rill— CURB CUT ----40-1 ,,4. 1E OUT (36"S) 194.710 '0 ........__ ________ _____________..._......___________________________.________ _______________________._-....__-- RIM 204.63 ____ _ _ —. ....._._ .___._ _......____.._______.______________.____. •:','; DESIGN GROUP INC. Unresolved 'DI D F WA L.i(-. SI D E krAl A I_< Si D E WA LK S D fr,'A/A i.; MA1001X20 ___________________________________.__ _________________ ____..______ __ „__________________,________ . _ _____ _____ ...,___ _ ___ ___. . _ ____..._____„_______.....___._____ _ __________ ___._____......... _ _ ....___________________ _____.. _ _ 1 / 9045 SW Barbur Blvd. s 7 . c I 1 PUBLIC SSMH . GU ARORARD R AI L .- ' / ., // / \>.',/ , ,.\,., / „," , - Suite 101 ) 1 , Portland, OR 97219 ...... ........ ...... ____ ____ ....._ ......_ _____. ._.... _ ........ _____. _ _ ....... _ • ........ ....... _ I ASPHALT I i , , ..•. .... /' ,..- , (503) 225-1679 , _ _ EXISTING I DRIVEWAY ___J 1 . 14,,,,,,,,,,,---- ,,,,, ,,,,,,,,- •—•,,,,,,,,,,,, —, . ---•.----- a Mt.,- ,.....7", .., ,,,,,,,,,,, „,,, e...,,,,,,,22,,,,,,,,,, '' '-''' ▪ ''..;- ".'"'"'"'"... - ' -'''''''''''.... . - • , , .., .. .• ...-. . - . . - - ., . / - '1\ ./(',. / ' RRE HYDRANT _. ,, L___ _--- i '''''4,.., PUBLIC SANITARY SSMH , ._......... • / -::..:.,--..:...' - ,...* \...,, ‘..------, '''''<--\ -. . •-trf)--%:- CB •■!/"''-'' . ... , .0 Mil CONNECT TO . , , ,,,,,:,,, , ‹c•Atkl PRO fej, ,..„ ,,,,. .,,,, .4, 1111. all IR ■ Y9...t.'".' I \ r, rS.L' EXISTTNG PUBLIC . 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APPLICANT: Mainsail Homes ,'- DRAWN: SGB I • ® 7160 SW Fir Loop,Suite 201 PLANNEI �PEVELOPMENT: SCALE: 1”=25' Y ; ; .. � 1� Portland,OR 97223 13325 SW Genesis Loop I ,7 j Tigard, OR 97223 p- 1-- :` Partnerships & Performance 503 684-1020 !!►1..,,... . ,..._„ ,DATE: 1-1 O-O7 503 684-1028 Fax ,,r 1 /1 . , . . „ .... ..06-HAN-138 DATE NO. REVISION