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SUB2004-00015
WITHDRAWN SUB2004 - 00015 ARLINGTON HEIGHTS III SUBDIVISION Case Activity Listing 4/29/2005 � 9:58:01 AM TIDEMARK Case #: SUB2004-00015 • COMPUTER SYSTEMS. INC. Assigned Done Updated Activity Description Date 1 Date 2 Date 3 Hold Disp To By By Notes SUB 1030 Case created 9/13/2004 None DONE KJP 9/15/2004 KJP SUB1020 Application received 9/9/2004 None DONE KJP 9/15/2004 KJP SUB 1040 Pre-app.conference 9/15/2004 None DONE KJP 9/15/2004 Meeting held 3/23/04 held KJP SUB1050 Planner assigned 9/15/2004 None DONE MET 9/15/2004 KJP SUB 1110 Application 4/5/2005 None WDRN MET PLL 4/29/2005 The applicant officially withdrew this withdrawn PLL application on 4/5/05. Page 1 of 1 CaseActivity..rpt Tidemark Advantage [Patty Lunsford - PLL] r 1 °F I �IM File Edit Options Window Help El J Q Exit New Open Task List QBE GIS O fp © q 4 45 ql W (14 dii • tih $ 1r, c la • Close Edit Project Group Add Clone Parcel Activity People Fees Valuation Conditions Casa Notes. Tags Comments GIS Case lil Subdivision -- SUB2004-0001 5 Status W (— lI uil. * NI Name:AMES, ROBERT&GARY Updated: 9/20/2004 PLL General Address:NO ADDRESS Jur. URB 0 ,admin Description: Master#IPRE2004-00022 Project: �►RLINGTON HEIGHTS III SUB t: 1Proposal request for a 60 lot Planned Development detached family residential I development and sensitive lands review. gi Plat Name: 1ARLINGTON HEIGHTS III sa Size of Property: 1 17. la ri Number of Lots: { 60 Dates Received: 19/14/2004 j Smallest Lot: 1 6,223 .491 Target: I Largest Lot: 1 III Issued: 1 Zoning: R-7 r"-- ft Expired: I Finaled: 1I 1 e m 4 Ready r start (! " W Microsoft Word Tidemark.Advantage•.. 41k. 91..- 4`� r j 9:58 AM , TERRA-WEBER, LLC Property Development April 5, 2005 RECEIVED PLANNING APR 1 2 2005 Morgan Tracy CITY OF TIGARD Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: Arlington Heights III Case File No. SUB2004-00015/PDR2004-00002/Z0N2004-00001/SLR2004- 00019& 00020 Dear Mr. Tracy; I hereby withdraw the Arlington Heights III application, City Case File No. SUB2004-00015/PDR2004-00002/Z0N2004-00001/SLR2004-00019& 00020, which was submitted last year. Sincerely, •m eser Terra-Weber, LLC Matrix Development Corp. 12755 SW 69th Ave.,Suite 100, Portland,OR 97223 •Office: 503.517.8284• Fax: 503.601.3524 APPLICANT MATERIALS , PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION A�+� 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 1 503.639.41711503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT IT APPLICATION File# SUB 0 '-00015 Other Case# pDB 2003 00006/ • : e I -II • I I - Date By Receipt# City Urb Date Complete, TYPE OF PERMIT YOU ARE APPLYING FOR ❑ Adjustment/Variance (I or II) ❑ Minor Land Partition (II) ❑Zone Change (III) ❑ Comprehensive Plan Amendment(IV) ® Planned Development (III) ❑ Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review (I, II or III) ❑ Zone Ordinance Amendment(IV) ❑ Historic Overlay (II or III) ❑ Site Development Review(II) ❑ Home Occupation (II) ❑ Subdivision (II or III) LOCATION WHERE PROPOSEU ACI IVI I Y WILL OCCUR(Address it available) North of Beef Bend Road, South of SW Summerview Drive TAX MAP& I AX LO I NOS. 2S109DA 2100 101 AL SI I E SIZE CONING CLASSIFICAI ION 17 . 08 Acres R-7 APPLICANT* mAISUENZWIjiiiiii7SFra nd Matrix Development Corp 12755 SW 69th Ave.Suite #100 Portland, Oregon 97223 PHONE NO. FAX NO. ( 503 ) 517-8284 (503 ) 601 -3524 PRIMARY CON TACT PERSON PHONE NU. Tom WeBer (503 ) 517-8284 PROPER1 Y OWNER/DEEU HOLDER(Attach list If more than one) See attached vesting deed MAILING ADDRESS/CIl Y/SI Al E/LIP 1231 NW Hoyt, Suite #201 , Portland, Oregon 97209 PHONE NO. FAX NO. (503 ) 222-2444 (503 ) 294-0301 *When the owner and the applicant are different people, the applicant must be thp purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. Theners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) See attached ExhiBit-1 A 64 Lot detached single family residential development APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. 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. ✓ /9*l/--'a , LAC' /"' S's .ture Date �N s_ / " 66--41/117!Owner's • nature Date Lct�. . /Cll� 3-/-OS ner Signat a Date Owner's Signature Date I ., LAV - ��d!...er _ 3--/-6,5 •wner's ` gnature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD 9/15/2004 13125 SW Hall Blvd. 11:08:55AM .. v o, . , i Tigard,Oregon 9 72 23 4� 1.1 (503) 63 9-4 17 1 Receipt #: 27200400000000004082 Date: 09/15/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PDR2004-00002 [ULANUS]Conceptual Plan Revw 255-0000-438000 5,722.00 SLR2004-00019 [ULANUS]Application-Type II 255-0000-438000 966.00 SLR2004-00020 [ULANUS]Application-Type II 255-0000-438000 966.00 ZON2004-00001 [ULANUS]Amend CDC(Map) 255-0000-438000 2,570.00 SUB2004-00015 [ULANUS]Prelim Plat with PD 255-0000-438000 9,087.00 SUB2004-00015 [UMISC]Misc Fee 255-0000-451000 493.00 Line Item Total: $19,804.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check MATRIX DEVELOPMENT KJP 2._7q Zo In Person 19,804.00 CORPORATION Payment Total: $19,804.00 . THIS DOCUMENT HAS A COLORED BACKGROUND AND MICROPRINTING IN THE SIGNATURE LINE.Ailit I 1 7 RIB c )1:[>c) I T s bank 27920 ,� t _� 7 __ :r_ _ — _r - 24-Hour Banking „IL .. ......... I%r_�` V - - law 1k boo 555 1_ Imo, Plop t)1) r L,.[ -- - _,.• 1:1) - I`�_- - _I Ate an ?II,f ry. ,7;!n, ;;F;,B,�rwuritdii� iah ll'oi�t' littif� iffiE $ "lily " ig DATE September 8 , 2004 Pay: ***************Nineteen thousand eight hundred fou,649Vars and no cents $*****19 , 804 .00 TO THE CITY OF TIGARD OFiDOF 13125 SW HALL BLVD (27 TIGARD , OR 97223 i THE REVERSE SIDE OF THIS DOCUMENT HAS AN ARTIFICIAL WATERMARK. cReceipt.rpt • 0• c 03. x 60• l 4,900.00 * 4,900.00 + b4` 4,107.00 + d a ' 5,722.00 + 14,009.00 * 14,009.00 + tok- 1,040.00 + LrL ' s61y15,049.00 * Sl 5215,049.00 + cl ,bxZ' 246.50 + 10,095.50 * 5'A3 6o lots. / zoo- a irty oveAC441. LRz5l V Ia - 54-0211-i^;P 4- I h rV I,s c_. - Chi Su.{,5 C44j . October 13, 2004 A CITY OF TIGARD Claremont Property Development, LLC OREGON Attn: Tom Weber 12755 SW 69th Avenue Tigard, OR 97223 RE: Letter of Incompleteness, Arlington Heights III, Case File No SUB2004-00015/PDR2004-00002/Z0N2004-00001/5LR2004-00019 & 00020 Dear Mr. Weber: The City has received your application for Planned Development and Subdivision Review (SUB2004-00015) to create 60 residential lots ranging in size between 5,223 and 22,203 square feet. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Deed. Copies of the vesting deed were submitted, however, it is not clear who the current owner is. It appears that the interests are still divided into 1/6. 2. CWS Provide Letter. A CWS Site Assessment was included, however, the file number is not provided (upper right hand corner). It is not clear whether this is a final determination by CWS. This number is also important for cross referencing in our conditions of approval. Also, if Phase II is to be included in the application, then the CWS letter for that phase is required at this time. 3. Preapplication Conference Notes. Notes from 5/22/03 were submitted. These notes are expired. The notes from 3/23/04 should have been included. Please supplement the application with the correct set. 4. Neighborhood Meeting Minutes. Other aspects of the neighborhood meeting were included: affidavits, list of attendees, just not the minutes. Please supplement the application. 5. Envelopes with postage. Please supply two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes. Addresses must have been obtained within the previous three months from the date of application completeness. 6. Number of Application Copies. As this is a planned development request, all members of the commission, in addition to agencies, special districts, and utilities will receive copies. Please submit 23 full sets of your application material (in essence, each set shall be an exact duplicate of all information pertaining to the application, narrative, forms, letters, studies, plans, etc.) In addition, 7 plan sets shall be included, these may be reduced to 11x17 or 8.5x11 if legible. Lastly, one set of 8.5x11 size plans is required for our filing purposes. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 7. Project consistency. Throughout the application, there are inconsistencies related to the 2nd phase. Numbers of lots, project size area, parcel boundaries, etc. are mixed- up. Lot lines are missing between lots 8 and 9, and square footage information is missing for Lot 2. Lot 44 appears to have incorrect square footage information. The CC&R's that were included are from another development, in another town. There is no indication as to what they represent to this application. If they are to satisfy a submittal requirement for the PD Section, they do not accomplish that. You also misspelled "Solstice Drive," unless it is intended to be "Soltice". The phase line is illogical in that it stops Summerview from connecting to Beef Bend Road at a corner. The City is not likely to accept that proposal. 8. Landscape Plan. The "landscape plan" is a street tree plan, that lacks a legend. Apart from the erosion control plan, chapter 18.745 requires disturbed areas to be replanted. There are also several common tracts that should be landscaped as this application for Planned Development should excel in areas of aesthetics. 9. Hydrology Report. To determine that the water flow capacity is not reduced in the drainageways, a hydrological assessment is required. 10. Site Plan. As this is a Planned Development, you should either concur with the setbacks in the underlying zone, or otherwise illustrate the setbacks you propose. On several lots, it would be wise to indicate at a minimum what is to be considered as the front yard to avoid house siting troubles later. None of the Tracts are labeled as to what they are or what their purpose is. What is Tract "G", it does not connect to the open space. Tract H is separated from Tract H by a property line. There is an area opposite Tract D that is unlabelled. A twelve foot wide access easement is shown on lot 26. You should note that 15 feet is the minimum width, and is only to serve 1-2 lots. Three or more lots served by the same access requires 20 feet of width. Street AF is too narrow (20') and should be 24' minimum. 11. Impact Study. There was no impact study included. 12. Narrative. a. It is unclear what is being applied for. The fees that have been paid include preliminary plat review (this would be the detailed component of your development plan). However, the narrative (p.1) indicates that the detailed development plan will be submitted AFTER the approval of the PD overlay and concept plan. Then on page two notes that the preliminary plat is concurrently being applied for. b. 18.350.030 (p.2) You have not addressed the criteria. c. 18.350.070 (p.3) As noted previously, you may defer to the underlying zone setbacks, but given the unusual shape of some of the lots, it might better to indicate specific setbacks for these lots, at a minimum. d. 18.350.090 (p.4) You note that one public street is extended to the west. This may be resolved in the future streets plan, but in the interim, your plan is showing TWO connections to the west. e. 18.350.090 (p.5) The Cedar Ridge site plan and photographs were not submitted as indicated. Again, there is mention of the two phases, but in this case its noted that they will be constructed simultaneously...why? f. 18.350.100 (p.9) Vision Clearance should be noted on the site plan for all intersections (public and private streets). These will affect building placement. As noted previously, the landscape concept is inadequate. The street trees are not identified. g. 18.705.030 (p.11) Access is not shown to lot 44. Moreover the access driveway from the abutting lots to Beef Bend Road is a problem. This access will need to be consolidated as it does not meet access spacing standards. I am also not inclined to approve the emergency only access as it is redundant and unnecessary. If there is a compelling reason as provided by TVFR, then a more persuasive argument may be made. No traffic impact study was included with the application. The application involves an arterial road (SW Beef Bend). You will need to address the criteria. Your street spacing is not met (public and private streets must maintain minimum 125 feet of spacing.) One street, AA, exceeds 150 feet and does not have a turnaround. h. 18.350.100 (p.15). It is stated that trees and vegetation in the draingage tracts will be preserved; however with the construction of street crossings, this is not likely. On page 16 it is noted that the streets have been designed to accommodate emergency vehicles. This is a conclusion without evidence. How do the streets accommodate emergency vehicles? With regard to parking, since the private streets in the development and possibly the public streets do not permit parking, even though the standard is satisfied, you may want to consider guest parking. This could be provided in bays along the private streets. Floodplain determination. An actual flood elevation survey is not required, nevertheless, the code requires that a base flood determination be made and demonstrate that the project is not within the flood zone (admittedly this is a bit overkill, but alas it is required: Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). i. 18.430.040. (p.18). You need to address also 18.430.020 and 18.430.030. That is unless you are not seeking preliminary plat approval at this time. A copy of the Washington County Plat name reservation was not included with the application (p.21). The streets and roads are or are not laid out to conform to the plats of other subdivisions. Summit Ridge to the west stubs two streets to your site. The plan shows both connections, but the narrative speaks of only one. The issue with topographic constraints preventing a connection between the two projects has been refuted. It is our understanding that the northern connection will be made. j. 18.715.020 (p.19). Staff notes that your calculations appear to be way off. You note in Section A, that areas for steep slopes have been deducted, and then in the calculations, open space tracts are deducted. Open space tracts are not eligible for density deductions, unless they are to be public parks. The area of 25% slopes differs from the open space areas. Also, some slope area is traversed by roadways, and should not be double counted. In a preliminary analysis, staff determined that there was approximately 233,128 s.f. net area in Phase I, with 379,322 s.f. eligible for transfer. This worked out to roughly 46+19 transferable lots within Phase I (Max 65). Staff did not work up the numbers for Phase II. k. 18.775. Have you begun the process to obtain DSL/USACE permits for the wetland impacts? This is not a completeness matter as the permits will only be required prior to site work. However, since their permitting process can affect layout of streets and lots, an initial consultation is recommended. In the responses to sensitive lands requirements, 18.775.070, you need to included evidence or rationale behind conclusory statements. The proposal certainly involves the construction of structures, besides the roads, you are creating lots that are intended to be built upon. Where is the landscape/erosion control plan to ensure that erosion is prevented? With regard to the drainage way impacts, you should include a hydrology report to document that the proposed culvert crossings will not decrease water flow capacity. I. 18.775.110 No density transfers are proposed in this application? Refer to the discussion of density previously in this letter. m. 18.790 Trees. Following the Land Use Board of Appeals (LUBA) appeal of Ash Creek Estates, a proposed planned development on Forest Tax Deferred lands, the City has been instructed to administer its tree ordinance differently than it had previously interpreted the ordinance. In the City's argument, the council included specific findings stating: Findings: CDC 18.790.050 provides exemptions from the requirement to obtain tree removal permits. One of those exemptions is stated in CDC 18.790.050(D)(4). The City Council has interpreted this exemption as being applicable to the requirement to develop a tree plan and to provide mitigation for trees removed at the time of development imposed by CDC 18.790.030. This interpretation is based on the Council's understanding of the intent of the exemption. The exemption was intended to recognize that when trees have been planted or maintained with the goal that they ultimately be used for timber or pulp, it is reasonable to allow the property owner to harvest them without requiring mitigation. Allowing the harvest of trees intended for timber or pulp without requiring a tree plan or mitigation is a good policy because it respects the reasonable expectations of property owners. Furthermore, if the exemption did not apply at the time of development, property owners with tax-deferred timber property would cut all the timber on the property so that they could develop in the future without being required to mitigate. This is not desirable because it would lead to widespread harvesting of trees that have environmental benefits and that contribute to the character of City of Tigard. The interpretation is also based on the language of CDC 18.790.050. That section requires tree removal permits only for trees on sensitive lands. CDC 18.790.050(A)The exemption only applies to trees that are not on sensitive lands. CDC 18.790.050(D)(4). If the exemption in CDC 18.790.050(D)(4)applied only to the requirement of CDC 18.790.050 and not to the tree plan and mitigation requirement of CDC 18.790.030, it would have been totally unnecessary because it would not exempt anything—it doesn't apply to sensitive lands and the permit requirement only applies to sensitive lands. Separate provisions in laws or ordinances should be interpreted as having separate effects. The only way to give separate effect to CDC 18.790.050(D)(4) is to apply it to the tree plan and mitigation requirement of CDC 18.790.030. As applied to this application, some of the property is considered to be a sensitive land, so a tree plan is required for that area. The applicant has provided a tree plan for the entire area,and so has complied with the requirement. The applicant does not propose removal of more than 25 percent of trees over 12 caliper inches from the sensitive land area,so no mitigation is required under 18.790.030. • As mentioned previously,this site is in tax-deferred timber property status,therefore the applicant may harvest all the trees outside of the sensitive land areas without having to comply with the mitigation requirements of this Chapter. The applicant's tree removal plan indicates that approximately 74 trees within the sensitive land areas will be removed. During the application appeal process,the applicant proposed retaining additional trees within the developable portion of the site. A 15' wide area in the rear of the perimeter lots is proposed to retain all healthy and viable trees, subject to a certified arborists review and determination. In LUBA's remand, they opined the following: "Simply stated the city council found that a tree protection plan is not required for the part of the subject property where the applicant proposes to develop houses, notwithstanding the express requirement in TCDC 18.390.030 that a tree plan must be provided "for any lot, parcel or combination of lots or parcels for which a development application for a subdivision * * * [or] planned development * * * is filed." The city council reached this conclusion based in large part on the TCDC 18.390.050(DX4) exemption for tree removal permits discussed above. The city council recognized that if TCDC 18.390.050 is read by itself, the TCDC 18.390.050(D)(4) exception serves no purpose, for the reasons we have already explained. To give TCDC 18.390.050(D)(4) some effect, the city council concluded it should be read to exempt proposals to develop lands that are not sensitive lands from the TCDC 18.390.030 requirements for a tree plan and for mitigation in certain circumstances. The fatal problem with that interpretation is that TCDC 18.390.050(D)(4)does not say anything about tree plans or mitigation; it is an unnecessary exception to the TCDC 18.390.050(A) requirement for a tree permit. We review a local governing body's interpretation of its land use regulations under the standard set out at ORS 197.829(1) and the Court of Appeals' decision in Church v. Grant County.'1461 Even if interpreting TCDC 18.390.050(DX4) in the way the city did here might have survived the more deferential standard of review that was required before Church, it cannot be affirmed under Church. Contrary to the city's argument, the city's interpretation does not merely clarify "the scope of the exemption" provided by TCDC 18.390.050(DX4), it applies it to a tree plan requirement that it clearly does not apply to. The city council's interpretation is inconsistent with the express language of TCDC 18.390.050(DX4). The city council's policy reason for the interpretation it applied here presents only a slightly closer question. The city council concluded that no permit is necessary from the city to harvest trees outside sensitive lands. If the city is right about that, the applicant in this case could remove all of the trees in the area proposed for development and then submit the application,thereby avoiding any requirement to produce a tree plan for that area of the property. If that is true, there may be a loophole in the city's tree removal ordinance that in some circumstances may effectively eviscerate the TCDC 18.390.030 requirement for a tree plan and mitigation. Even if the applicant could take advantage of that loophole, as far as we know it has not done so, and the trees remain on the area of the property to be developed. It is also important to note that the possibility that the applicant in this case could utilize the loophole to remove the trees before submitting an application does not render the requirement for a tree plan nonsensical. If the portions of a proposed development site that are not sensitive lands are not completely logged before development even though they could be logged, as will frequently be the case for a variety of reasons, there is nothing nonsensical about requiring a tree plan to protect those trees on lands to be developed, during and after the construction phase, and requiring mitigation for the trees that will be removed. It may be that the tree plan that the applicant has proposed comes far closer to a tree plan for the entire property that complies with TCDC 18.390.030 than petitioner argues. However, without some assistance from the city and intervenor, we cannot conclude that the approved tree plan is consistent with TCDC 18.390.030. We reject the city's attempt to interpret TCDC 18.390.030 with TCDC 18.390.050(D)(4) to conclude that no tree plan is required for the part of the site that does not qualify as sensitive lands. This subassignment of error is sustained." The problem that results from this determination is the fact that the tree plan requirements spelled out in 18.790.030 (C) state: "C. Subsequent tree removal. Trees removed within the period of one 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 18.790.060D." The end result of this is that the trees that were logged from the property in the year prior to the development application are subject to this mitigation requirement. Also, it should be noted that the section this provision refers to is not based on the relative percentage of trees retained to those removed, with varying levels of mitigation. Section 18.790.060.D.3. specifies that "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 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" In other words, inch for inch mitigation. Therefore, you have two options: provide an inventory of the trees that were removed from the property, and provide a mitigation plan that accounts for these trees, or wait for a period of one year from the day the trees were logged to resubmit the application. If you proceed with the inventory, be sure to include a tree plan that includes the inventory of trees >6" diameter, a removal plan including trees removed within a year prior to development, a protection plan for the trees to be retained, and a mitigation program. An arborist shall prepare the tree plan. n. 18.810. Refer to Kim McMillans Public Facility Checklist enclosed with this letter. As for the planning related issues, the assertion that a connection to the west is not feasible is not likely to be accepted. Neither is the emergency access road, which will create a turnaround requirement. Nor is the continued use of the driveway from the abutting parcel in the south over Tract "K". Beef Bend Road is an arterial, thus your project abuts it. Address the requirements of 18.810.030.Q. With regard to lots, Lot 50 is large enough to be redivided. o. 18.725 Environmental Performance standards. This chapter was not addressed. Once this additional information is submitted, staff will review the additional materials to determine if the application is complete. Once the application has been deemed complete, the formal comment and review process will begin, which typically takes 6 to 8 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 639-4171, extension 2428. Sinc ly, Morgan racy Associate Planner C: SUB 2004-00015 Land Use File is\curpin\morgan\workspace\sub and pd\sub2004-00015(arlington heights 3-pd)\sub2004-00015 incomplete.doc PUBLIC FACILITY PLAN Project: Arlington Heights III COMPLETENESS CHECKLIST Date: 10/04/04 GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? Show how runoff from Lots 41-44 will be collected ® Adjacent parcel grades shown. ® Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo Provide Future Street Plan on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report Appendix E needs to be submitted ❑ Street grades compliant? No -Adjustment application required (application did not address the specifics of the streets grades required/proposed) ❑ Street/ROW widths dimensioned and appropriate? Cannot determine without Traffic Impact report and supporting data for vehicle trips per day ® Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) Soltice/Summer View Intersection 1) Remove bump-out of ROW. 2) Beef Bend Road 3) Connection to Summit Ridge 2) Show required improvements to Beef 4) Street spacing standards 18.705.030.H.4 5) Bend Road(i.e. curb returns, ramps, etc.) 3) Sight distance 6) Driveways 18.705.030.H.2 7) Show street connection to Summit Ridge as Sidewalk location in public ROW layed out on approved plans 4) The proposed layout does not meet the street (private and public) spacing standard of 125 feet, apply for an adjustment 5) Provide preliminary sight distance certification of all intersections (Final certification will be a condition of approval) 6) No lots shall have direct access to Beef Bend Road. Lots 58-60 shall have their driveways located as far north from Beef Bend Road as possible 6) Apply for an adjustment to standard street design for curb-tight sidewalks (provide justification if proposing curb-tight for full length and both sides of street SANITARY SEWER ISSUES ® Existing/proposed lines shown. • Stubs to adjacent parcels required/shown? Show stub to property to east if appropriate WATER ISSUES REVISED. 10/04/04 • ❑ Existing/proposed lines w/ sizes noted? Show existing line in Beef Bend and proposed lines in Summit Ridge (with sizes) ® Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? Show meters and typical meter size ❑ Proposed fire protection system shown? NA STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention Provide WQ calcs provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? Show stubs to east if appropriate The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: t/ y_ Date: 10/04/04 REVISED: 10/04/04 44����lll � + April 8, 2005 CITY OF TIGARD OREGON Claremont Property Development, LLC Attn: Tom Weber 12755 SW 69th Avenue Tigard, OR 97223 RE: Letter of Incompleteness, Arlington Heights III Case File No SUB2004-00015 Dear: The City has received your application for Planned Development and Subdivision Review (SUB2004-00015) to create 69 64 residential lots. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1 . Deed. RESOLVED 2. CWS Provide Letter. NO CHANGE - A CWS Site Assessment was included, however, the file number is not provided (upper right hand corner). It is not clear whether this is a final determination by CWS. This number is also important for cross referencing in our conditions of approval. Also, if Phase II is to be included in the application, then the CWS letter for that phase is required at this time. 1 also suspect that this letter has expired (20 months old). 3. Preapplication Conference Notes. You have included the correct set of notes as requested; however, when you resubmit use the most recent set of preapp notes in your final submittal (March 11, 2005). 4. Neighborhood Meeting Minutes. NO CHANGE - Other aspects of the neighborhood meeting were included: affidavits, list of attendees, just not the minutes. Please supplement the application with the minutes. 5. Envelopes with postage. NO CHANGE - Please supply two sets of pre- addressed (no return address), stamped (not metered), #10 size envelopes. Addresses must have been obtained within the previous three months from the date of application completeness. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 6. Number of Application Copies. As this is a planned development request, all members of the commission, in addition to agencies, special districts, and utilities will receive copies. Please submit 23 full sets of your application material (in essence, each set shall be an exact duplicate of all information pertaining to the application, narrative, forms, letters, studies, plans, etc.) In addition, 7 plan sets shall be included, these may be reduced to 11x17 or 8.5x11 if legible. One set of 8.5x11 size plans is required for our filing purposes. Also, to address the possibility of appeals to City Council, please submit a digital copy of your entire application in either MS Word or Adobe Acrobat format. 7. Project consistency. RESOLVED. 8. Landscape Plan. RESOLVED. 9. Hydrology Report. RESOLVED. 10.Site Plan. As this is a Planned Development, you should either concur with the setbacks in the underlying zone, or otherwise illustrate the setbacks you propose. / note that in the narrative you are proposing 18 foot garage setbacks for several lots. I do not believe that the PD section grants this ability (refer to 18.350.070.A.4.c.). Nor do the adjustment standards cover this requirement (refer to 18.370.020.B.1.a.). I believe a full on variance is required for this. On several lots, it would be wise to indicate at a minimum what is to be considered as the front yard to avoid house siting troubles later. I strongly encourage you to submit a building envelope plan as there are areas where different setbacks would seem to make sense. None of the Tracts are labeled as to what they are or what their purpose is. What is Tract by a property line. There is an area opposite Tract D that is unlabelled. A 15 feet is the minimum width, and is only to serve 1 2 lots. Three or more lots served by the same access requires 20 feet of width. Street AF is too narrow (20') and should be 24' minimum. 11. Impact Study. RESOLVED. 12.Fees and Applications. It appears that you will be submitting for a Subdivision with PD overlay ($4,694+$5,312 for 64 lots+$6,540)/Zone Change ($2,949)/Variance to garage setback (1/2 x $566)/Adjustment to street spacing (1/2 x $566)/Adjustment to driveway in influence area (1/2 x $566)/Sensitive Lands Review for slopes (1/2 x $2,217)/and Sensitive Lands Review for drainageways (1/2 x $2,217). 13.Narrative. a. You have requested concurrent review of conceptual and detailed plan review. ' - - •. ' e-••e - :e -: _ . -- •_ e--• :_•: •• .es e - •• _ •, _ _ •• • :. e e- •- . -• -e e• e- :....• _, .- • _ •:' - •_ .. e- se : - . :: •••• a - • e- .e•- -e • ' •- .:: e . - : •- • • e - - • : :• . e _ ..• e• e-e- t. e •. - . •- preliminary plat is concurrently being applied for. b. 18.350.030 (p.2) RESOLVED. c. 18.350.070 (p.3) As noted previously, you may defer to the underlying zone setbacks, but given the unusual shape of some of the lots, it might better to indicate specific setbacks for these lots, at a minimum. d. 18.350.090 (p.4) RESOLVED. e. 18.350.090 (p process can affect layout of streets and lots, an initial consultation is recommended. In the responses to sensitive lands requirements, 18.775.070, you need to included evidence or rationale behind conclusory statements. The proposal certainly involves the construction of structures, Where is the landscape/erosion control plan to ensure that erosion is hydrology report to document that the proposed culvert crossings will not decrease water flow capacity. I. e •z. .• - . - . ::: -e •• • . e: ' _ :- . '- - e m. 18.790 Trees. You have two options: provide an inventory of the trees that were removed from the property, and provide a mitigation plan that accounts for these trees, or wait for a period of one year from the day the trees were logged to resubmit the application. If you wait a year, then the plan you have provided should be acceptable. However, a tree plan consists of the four following items: survey of trees >6" dbh, removal plan, protection plan and program (usually in narrative form), and mitigation plan. To facilitate your review, include a table indicating: the number of trees between 6" and 12" the number of trees between 6" and 12" that will be removed the number of trees >12" the number of trees>12" that are hazardous the number of viable trees>12" that are proposed for removal, the total caliper inches represented by the removed trees>12" An arborist shall prepare the tree plan. n. 18.810. Refer to Kim McMillans Public Facility Checklist enclosed with this letter. o. 18.725 Environmental Performance standards. RESOLVED Once this additional information is submitted, staff will review the additional materials to determine if the application is complete. Once the application has been deemed complete, a hearing before the Planning Commission will be scheduled. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 639-4171, extension 2428. Sin rely, 14.-- -C. Morgan racy Associate Planner C: SUB 2004-00015 Land Use File is\curpin\morgan\workspace\sub and pd\sub2004-00015(arlington heights 3-pd)\sub2004-00015 incomplete no.2.doc PUBLIC FACILITY PLAN Project: 3/24/05 COMPLETENESS CHECKLIST Date: Arlington Heights III GRADING RADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ® Adjacent parcel grades shown. ® Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. Cannot read grades - enlarge text on Sheet 7 ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report Traffic Impact report needs to include preliminary sight distance assessment for all proposed intersections (public and private streets) within the development. ❑ Street grades compliant? Adjustment requested. ® Street/ROW widths dimensioned and appropriate? ® Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Show existing line in Beef Bend Road ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Show existing line in Beef Bend Road. Must provide approval from Water Department for public lines in private streets or reconfigure water lines and services prior to completeness. ® Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? Show meters & note size ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Show system this development will discharge to ❑ Preliminary sizing calcs for water quality/detention provided? _ ❑ Water quality/detention facility shown on plans? Stormceptor nor allowed. If annexed, can use Storm water Management products. Narrative should propose intended water REVISED: 03/24/05 quality system with an alternative should annexation not occur prior to issuance of the Land Use decision. ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is h reby deemed I COMPLETE ® INCOMPLETE By: - Date: 3/24/05 REVISED: 03/24/05 Creative Solutions...Superior Service PACIFIC 8405 S.W. Nimbus Avenue (503)626-0455 •Planning •Surveying Beaverton,OR 97008-7141 Fax(503)526-0775 •Engineering •Landscape Architecture NaJ..ii 2/..04 t115 L4/4 iii Toet I( Li/46e-,R.,ttteir 4,11, F't rt H ri Te44,,, get,e.f elari iviej-til 4, J1 ++ +0 t4L5L44 J -rmlp2 Thal - 1Lv PI f fiyc...1-4,11 14 ✓,r �C a vi � a+f'„r/tyt c,S c,c19'5 p05 t�on oyy ill 2 l j� � I L.034- e.cA s-e, FY`e,.ita9 J.Tyc l - vJ 1-5 -o1' is. 4,4`it's tee, ,--s ,✓e.ve, Col.e.4.4 p'',.: `O/It`L/cti1 VZrev.C, d * pr for it'vI,,pA2- 1 iirt.t'b-c frock, - Cck.n frye., pm 10 J='S/-pnot lip ck ct tjzoz, Ly l vt oPn l r\,,...e,,1 cLs 1'1 W1Y L k p 1 p„.l 1- /4(I ye.47 M -d0wy,s..,. ..¢(�,.� - i c- o.r -5,k-, di rc.�,iar -s st` .etc$ 6,00 71v 4 Yypo5 cif- U.A44AAver u.e, clu , , /1-- cA,t11 y ) ¢p he- d 5A- Wt-iito-vc MA Perth - 1,4./1- vi-Li-.,,Li oil ti,10 txjar,4 W- ide- hcwt vcv ditk. et5 iv OVIw,"31—of melt 9e 0t M5` - - ,, i-s l N LICkkipe,) Klee,Pxi.neh - Ntrke ay oy cbT /e7 -- Cc "d "4 for i j T _ i„,,,.., ti..., ,t,„.yr,,,,,kt 61111' fategitr 9 14.00a c cK...,614,14., if7/?2.1 wit, c_,,,,tp „.„, re,,,„<„, w L1 Fi t c aM kile ,9 t 5 ad-e-1 rvl,l(led - DP moL,e6 gewti-rti if uP1 'S pilled Ft-tor 7r, 12 /'iin,,y cevpiptaleitc5 I ilv...-1 (A. 1e1j,./ ■nt 1/u. t.s L 00 5,lefti( a 1 , / l io It colt Ai IF- meit)190A c., r i lic'-cv- firb/11 ylA - G✓thrl &n Al 011 yet 4eY1 LA-Atilt k t 4 GkiNrreNt/ tYP-e- oil -1/1C.-- v1 - (4-01- /1iv'z- re-Yvt0va '/; `' y& p'-tcr) Project: Date: Sheet No. of Prepared by: Checked by: Job No: LAND USE APPLICATION Project:14-11±-111 4 Date: COMPLETENESS REVIEW Li COMPLETE ❑ INCOMPLETE Itts 01'k kkix STANDARD INFORMATION: 441 s cam" tiFat, Co,Act by$q9 3 Deed/Title/Proof Of Ownership' 0 Neighborhood Mtg.Affidaits,eV list Of tendees Impact Study(18.390) USA Service Provider lette Construction Cost Estimate 2T/7_# Sets Of Application Materials/Plans Pre-Application Conference No ® Envelopes With Postage (Verify Count) vt/ �e j I,o✓��� c,�,t ,r�r ��Z21o3 /�++ PROJECT STATISTICS: t..4ta.dej wlo r- . Al Building Footprint Size ❑ %Of landscaping On Site ❑ %01 Building Impervious Surface On Site ❑ lot Square footage PLANS DIMENSIONED: ❑ Building Footprint - ❑ Parking Space Dimensions(Include Accessible&Bike Parking) '-Truck loading Space Where Applicable Q Building Height Q Access Approach And Aisle ❑ Visual Clearance Triangle Shown ADDJTIONAL PLANS: [L/Yicinity'Map Architectural Plan 1.41.01/4 '4,114(.1,01 ce.i.4 () Tree Inventory W.Existing Conditions Plan Landscape Plan-ito la,,�(s ye,� �„�,„„s [Site Plan ❑ lighti#g Plan Ti-Rc. EE PLAN/MITIGATION PLAN: vrve,' etfre ?6"(Iwo,-fvtc11 VA,srv,SX(.r.4 pr,,,.,_,,,,,.., ,,,_,, II iii.vhodi RV,ick."4 I DITIONAL REPORTS: (list any special reports) 1 t 4rbu-IS+ - [r GGeR 5(6f wrCK) 11611 lci/ 64_ ,L__Extsovritetact4iw,IL_Ietia 0 RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330((mo t i o n a l le) ❑ 8.620(r t g a r d Triangle Design Standards) u s- 18.765(04-street Parking/Loading&cQuirtmenn) - ❑ 18.340(arernrs keerprehtion) ❑ 8.630(Washington Square Regional(enter) a I - x2 ❑ 18.350(Punned oerewpmeni .- (3' 8.105µ s/EgressASsn lion) - ❑ 18.780(signs) ❑ 18.360(Site Development&crier) ❑ 8110(Accessory Residential Units) ❑�/ 18-785(Temporary use?emits) ❑ 18.310(variarsars/Adiastment)C a 8.115(Density(amputations) - ,LJ 18.190 pre,kmoral) ❑ 18.380(Toning Map/Teat knendments)- 8.120(Design Compaabiket St odards) Er 18.795(Ynu r Oeuan(.e kegs) -- 18.385(Kneed/moos remit) 8.125(Environmental Pnfonrunce sene,rdc) - ❑ 18.191(w,�Msauc rs(wy or,day Dunne) 18.390(D,vsion Yoking Procedures/Impact Study) - 8.130(Exceptions to Oerelopment Standards) ❑ 18.798(wuekss(anmuniution Iuikties) 18.4 I0 flat tine lldiastmenu) ❑ 8.140(Historic a,nad ( 3"18.810(Soe,t a Wig Imprarement Standards) ❑ 18A20(fond?Motions) ❑ 8.142(H«ne occupation Permits) FLF18.430(Subdivisions) - B 8.145(tandsaping t Screening standards) -- 18.510(Residential Toning Districts)-- ❑ 8.150(Manufactured/Mobil Home Regulations) -❑ 18.520(Coma-6i Toning Districts) 1.4 8.155(Mixed said Waste/Peering Storage) - ❑ 18.530(ktdusoial Inning knits) ❑ 8.160(No,ca,wm,ing Situations) DD TIONAL ITEMS: I:lcurpin onastersrrevised\land use application completeness review.dot REVISED: 17-Jan-01 11/03/2004 11:03 5033060290 RAMIS CREW PAGE 01 RAMIS _ FACSIMILE TRANSMISSION COVER SHEET CREW CORRIGAN d BACHRACH, LIB ATTORNEYS AT LAW 1727 N.W. Hoyt Street THIS COMMUNICATION MAY CONSIST OF ATTORNEY PRIVILEGED AND CONFIDENTIAL Portland,Oregon 97209 INFORMATION INTENDED ONLY FOR THE USE OF THE INDIVIDUAL OR ENTITY NAMED BELOW. (503)222-4402 IF THE READER OF THIS MESSAGE IS NOT THE INTENDED RECIPIENT,OR THE EMPLOYEE OR Fax: (503)243-2944 AGENT RESPONSIBLE TO DELIVER IT TO THE INTENDED RECIPIENT, YOU ARE HEREBY NOTIFIED THAT ANY DISSEMINATION, DISTRIBUTION OR COPYING OF THIS COMMUNICATION IS STRICTLY PROHIBITED. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR,PLEASE IMMEDIATELY NOTIFY US BY TELEPHONE AND RETURN THE ORIGINAL MESSAGE TO US AT THE ABOVE ADDRESS VIA THE U.S. POSTAL SERVICE, THANK YOU. DATE: October 15, 2004 CLIENT NO.: 90024-7 TO: Jim Ilendryx FAX NO.: (503) 684-7297 TELEPHONE NUMBER.: (503) 639-4171 „ROM: Gary Firestone DESCRIPTION OF DOCUMENT TRANSMITTED: Letter from John Junkin. COMMENTS: Arlington Heights III Land Use Application 3 PAGE(S) TO FOLLOW, EXCLUDING COVER SHEET. IF YOU DO NOT RECEIVE ALL OF THE PAGES,PLEASE CALL THE UNDERSIGNED AT(503)222-4402 IMMEDIATELY. THANK YOU. SIGNED: Lori Stalker, Legal Assistant [ I AN ORIGINAL IS BEING MAILED [30(] AN ORIGINAL IS AVAILABLE UPON REQUEST 11/03/2004 11:03 5033060290 RAMIS CREW PAGE 02 EIB Bullivant Houuser'Bailey, . Altoriicys i'li Law JOHN M.Jt:NKJN Direct Dial: (503)499-0613 RECEIVED E-mail: john.junkinlp1bu11ivan.com NOV 0 2 2004 October 29, 2004 RAMIS CREW CORRIGAN&BACHRACH, LLP ATTORNEYS AT LAW Gary Firestone Ramis Crew Corrigan & Bachrach 1727 NW Hoyt St. Portland, OR 97209 Re: Arlington Heights III Land Use Application Dear Gary; As you know, I represented property owner Bob Ames in regard to the development of certain property owned by Mr. Ames, This property is located within the Bull Mountain Community Planning area and is subject to the City of Tigard's land use regulations. Some time ago, Mr. Ames, the property developer, Tom Weber, and I met with you and City planning officials to review the City's and County's Bull Mountain Community Plan's free regulations as they applied to the development of this property. Subsequent to that meeting, Mr. Weber proceeded, on behalf of Matrix Development, to acquire the Ames property. I represent Matrix with regard to this development. The development is identified as Arlington Heights III. During our meeting with you and City staff, we were informed that the City Code did not require a tree removal permit for trees on was forest land deferral except trees otherwise on sensitive land. We were further informed that, if a tree removal permit was not required, then a tree mitigation plan would likewise not be required as part of any proposed development of the property. In reliance upon this information, Messrs. Ames and Weber proceeded to consummate the sale of the property. The sale was in consideration of how the property could be developed pursuant to the City land development regulations as we were advised at the meeting. In reliance upon the City's express representations of the application of the City's tree removal permit and tree mitigation requirements, other than trees on any sensitive lands, the trees on the Ames property were logged, in accordance with the Oregon Forest Practices Act, and without obtaining a tree removal permit from the City. Further, my client prepared a land use application for the development of the property, without a tree mitigation plan. 300 Pioneer Tower, 888 SW Fifth Avenue, Portland, OR 97204-2089• 503.228,6351 Fax 503.295.0915 www.ttullivant.corn I Seattle Vancouver Pc:rtland Sacramento San Francisco Irvine Las Vegas 11/03/2004 11:03 5033060290 RAMIS CREW PAGE 03 Gary Firestone October 29, 2004 Page 2 • By letter dated October 13, 2004, the City responded to the application with a letter of incompleteness. That letter, among other things, concluded that a tree mitigation plan was required for this development and that the tree mitigation plan should provide for replacement of trees on an inch-for-inch basis. The City went on to say, however, that in lieu of providing such a tree mitigation plan, the applicant could wait a full year after logging of the subject trees, in which case a tree mitigation plan would not be required. Obviously,the City's position requiring a tree mitigation plan is a change from the express representations made by the City that such a plan would not be required. This change of position is apparently the result of the case of Frewing v. City of Tigard(LUBA No. 2003-194). In that case, LUBA opined that not requiring mitigation for trees that could be removed without a permit allowed an applicant to remove all trees exempt from a tree removal permit, prior to development, and thereafter not be obligated to provide a tree mitigation plan for the development. However LUBA concluded in Frewing that tees that otherwise could have been removed without a permit prior to the development, were subject to tree mitigation, if they remained on the property as of the time of development. In the Frewing case, since the applicant had not removed trees prior to the development LUBA interpreted the City Code tree mitigation requirement to apply. Contrary to the Frewing situation,however, my client, based upon the express position of City staff, did remove trees on the property to submitting the application. In Frewing, LUBA expressly acknowledged that no tree mitigation plan would be required in such situations. LUBA went on to say, however, that where— as in the Frewing case-- trees that might otherwise be removed without a permit, prior to development, are not removed, then those trees are subject to a tree mitigation plan at time of development. Unlike Frewing, our client is in the former position-- i.e., trees removed prior to development-- and therefore, as analyzed by LUBA, is not subject to a tree mitigation plan. This position is different from the Frewing case, where LUBA concluded it was not unreasonable to require "mitigation for trees that will be removed." (emphasis added) Although our client's position falls specifically within the exception to a tree mitigation plan, as pointed out by LUBA,the City's completeness letter concludes that our client is required to submit a mitigation plan or wait a year from the date of logging to resubmit the application. This position is purportedly based upon TDC 18390.030(C); however, this position fails to take into account that, at the time our client removed the trees, the law, as applied by the City, did not require that any such removed trees be considered for purposes of a mitigation plan. Our client relied upon the law, as applied and expressed to them by staff, and incurred significant costs and expenses in such reliance. The City's new position, now requiring a mitigation plan or requiring a delay in presenting the development $-13 www.bullivant.com I Seattle Vancouver Portland Sacramento San Francisco Irvine Las Vegas RAMIS CREW PAGE 04 11/03/2004 11:03 5033060290 • Gary Firestone October 29, 2004 Page 3 application, will cause further damage and costs to our client. Further, the City's proposed option to mitigate for trees that were logged would require our clients to provide an inventory of trees that are no longer there. Based upon the law as applied at the time, and the express representations by the City, we do not believe Arlington Heights III is subject to a tree mitigation plan. However, in order to avoid any dispute with the City, we would like to meet with you and the appropriate City representatives to see if we can reach a mutually acceptable resolution of this matter. Very; ly yours, • M. Junkin JMJ:tk cc: Tom Weber (via fax) 10102691.1 www,bullivant.com I Seattle Vancouver Portland Sacramento San Francisco Irvine Las Vegas FROM HARRIS-MCMONAGLE ASSOCIATES. INC (FRI)NOV 19 2004 11t3I/ 1. 1 o�i ••.. .. . --- - - FROM :WASHtNGTUL000NTY SURVEY FAX N0. :5038462909 Nov. 19 2004 11:26A19 P1 FROM HARR 13-MCMONAGLE tSSOC l RTES. i NC• (i:R I)Nov 19 C01 LAND USE AND TRANSPORTATION •• SURVEYOR'S OFFICE immaga supAszJ iT P"I T NAL VICXJTG- I request that the Washington County Surveyor's Office reserve the following subdivision.name: PROPOSED NAME OF SUBDIVISION: r ' 00.-3 MAP AND TAX LOT NUMBER: 25.-/.Q9 -,' 25/-/ocI3 Z& x 7'C� CITY JURISDICTION (Which City?) `�j OR / 7 5,41 f.tie 4904 SJ 5 EX u c..en COUNTY JURISDICTION: rr /I I e • SURVEYOR'S NAME: , • OWNER'AAME: �' •�•••••�• /9,rj4/)<I : c 16' I understand that if the name is not used within tv,o years, it will be automatically canceled. Name of person reserving name: ,54 /P°Jr2it/%¢,{ Address: 12S' `- SdJ -' —1 Telephone number: G3_2%-3 Fax number:‘ --.' �;? • Signatur. /',./ y �( Date: O W r A T C. o C ..o V‘$ca.:- r us t o ac (\ ,_ -p o T'° C S L.�$.Q • � '�"O v.'1 L]i.�l R�o u.,ti7�•a.Ll..v1/4_ Name approved 1,-ow-.0k i ] ,JLe�uae1,� L C Washington County Surveyor's Office • 156 North Fine Avenue. Saito 350-15 Hlasboro; OR 97123. FaX 681-2909 F:1SH ARED%SUR VEYNWPSHARcSUBNAME.DOC • PORTER COMPANY,LLC ` 5510 SW Dover Loop `1,�1 ECEI IMM Portland, Oregon 97225 Cellular Telephone (503) 314-9600 MAR Telephone(503)977-0497 a71' ' 1 005 Facsimile(503)246-3422 OR rD E-Mail: porterpdx @earthlink.net MEMORANDUM TO: Morgan Tracy Associate Planner, City of Tigard DATE: March 10,2005 FROM: Larry Porter SUBJECT: Arlington Heights III Attached are copies of the State of Oregon Department of Forestry application for permit; the Department of Forestry Notification of Operation;the Weyerhaeuser log purchase agreement; the final purchased log payment dated April 13, 2004; and the harvest summary dated April 17, 2004. Please do not hesitate to contact me if you should have any questions in this regard. c: Tom Weber I (":-:)ci;EC.-ic: NOTIFICATION OF OPERATION/APPLICATION FOR PERMIT m �\ y j I COREGoN Notification Number E - DEPARTMENT \per - / _OF REVENUE A_ o �� STATE OF OREGON \`�FNr vF OP I TO lc STEWAAfTSMT IN FORESTAY' DEPARTMENT OF FORESTRY DEPARTMENT OF REVENUE - II Geographic Area: FILING THIS NOTIFICATION DOES NOT GRANT PERMISSION TO REMOVE FOREST PRODUCTS! FIRST OBTAIN PERMISSION FROM THE LANDOWNER AND TIMBER OWNER. Date Received: Time: ON-SITE INSPECTIONS MAY BE CONDUCTED BY THE STATE FORESTER/FOREST PRACTICES FORESTER TO ENSURE COMPLIANCE WITH ALL THE LAWS AND RULES GOVERNING FIRE PROTECTION AND FOREST PRACTICES ON PRIVATE LAND. Initials 1. COUNTY Write in one county name Office: I 1 District: 7,/� �/6��,�f Correction: 2. NOTICE AND PERMIT TYPE 2A NOTICE TO THE STATE FORESTER THAT OPERATION WILL BE CONDUCTED ON LANDS DESCRIBED ON REVERSE(ORS 527.670) 1 Check Appropriate Boxes(2A,2B,and/or 2C). 2B- APPLICATION FOR PERMIT TO OPERATE POWER DRIVEN MACHINERY(ORS 477.625). • 2C NOTICE TO THE STATE FORESTER AND THE DEPARTMENT OF REVENUE OF THE INTENT TO HARVEST TIMBER(ORS 321.550). 3. REPRESENTAT YE: „�� PLEASE PRINT! Person to be contacted in case of Fire Emergency(Designated Representative). Area Code&Phone No 7��� 4. Timber ale Name and/or Number: Please describe the intent of the operation,and any CHECK ONE SHADED BOX BELOW TO INDICATE WHO FILLED OUT THEAPPUCATION, other information that may be relevant to the Forest Practices Forester 5. OPERATOR I Name _ ATTENTION: If you are conducting timber harvesting or -. i�,�� %j� /_J7,S __ APPLICANT REMARKS: road construction within 100 feet of overhead or Busi s Name underground utility lines,call the Oregon Utility NotificationQ I/� Center at 1 800 332-2344. Request that the owner of the Mailing Address-Street Ad.r- line line be notified, and record the number issued to you by —' _ _ the Oregon Utility Notification Center here: '"• �? ` ��/6 --} �� 'City,S-te and Ip Co.e Area Code&Phone No. I Name 6. LANDOWNER u� Timber harvesting may result in a tree planting �.Z'X- � �'` / /�J�� "s'`'' RC: 9 Y P g urines” s Name requirement on the landowner.The landowner '� has the responsibility to reforest if the harvest / 7 - ‹ f .< Off/ -- EG: results in an understocked condition.Call a MaiNrf dress-Street Address Department of Forestry office for more information. j ` / p ry /CZ . . �� �t t S: For activities or operations within an urban growth ty, State and Zip Code Area Code&Phone No. boundary,the applicant is advised to contact the appropriate local government regarding land use 7. WESTERN OREGON None I Part All I Is any timber being harvested certified under the Western WOSTOT Certificate H regulations which may apply to the future use or PRIVATE LAND Ore on Small Tract(WOSTOT)program?If you have checked"Part"or"All" lease development of this site. ONLY list the number in the'WOSTOT'PCertificate Number box to the right. p 8. TIMBER OWNER AND TAX PAYER Name Business Name You are required to provide a Social Security number OR Tax payer Identification number by the Oregon Mailing Address Street Address Department of Revenue's statute ORS 321.015. The Social Security number will be used ONLY for _ ----------------------the purpose of identifying you to the Department of City,State and Zip Co Area Code&Phone No. Revenue for the collection of Timber Tax. / —' i .- N^ _ ,Ti er E?npl er entifl u e Or 1 / /; ){ :2: • - FORM 629-2-1-002A 8K Interim Order(Rev.2/02) 9. TYPE OF ACTIVITY 10. ACTIVITY 11. SITE CODES 12. LOCATION OF OPERATION 13. I PERIOD Conditions Concerns SIGNIF.WET. BEN,BEP, LEGAL DESCRIPTION Western FIRE OTHER WET. BER,BIO, Q FPF Quantity Estim Est. Est. WNA ARG, CGG LAKES>B BPS,CC, NE NW SW SE Oregon j No(s)_"__ Unit Activity Methods (by unit) MBF Activity Activity W100,W300 CGS, SH OTHER LAKES CWD,GBH,GLD Ni S T R Severance STREAMS HRA,HRS,MUR, N S S N N S S N N S I S N N S S E W G Tax Unit m FPA No. Codes Used Starting Ending 51, 52, S3 SW, UGB EDS, NSO,OSP, Number Acres Feet Removed E I W W E E W W E E W WI E E W W E C P E Date Date T1, T2, T3 WG ES,DWS,SEEP RAP,SBS,T&E I I • . 7 5/"l°`` I lam • • , -I-1 1 . . , 1 . . • , , • . • . _ .._ • • . • • , , 14. The applicant may request a waiver of the fifteen-day waiting period by checking this 40. 15 a. Print name of applicant here: 15b. I plica certify that all information I have provided is true and correct. (Signature and date.) box. Requesting a waiver does not necessarily mean one will be granted. 16. ATTACH MAP AND/OR AERIAL PHOTOS! X 1J E /4' .M X L._ Date: WRITTEN PLANS NAMES OF PROTECTED RESOURCES WATERSHED STREAM CLASS FPF COMMENTS: PRIOR APPROVALS CODE CODE SUBSCRIBERS: Fifteen-day waiting period waived by WATER RIGHTS SUBSCRIBERS: X Date: / / FROM :FIRST RMERICFg'l TITLE TO :95036013524 2004.01-23 00:42 $$644 P.02/03 ill�itl6— as► ;�1.ae ,,�• As" f44 A� i!�......,_ ;fa-4k• ,�,,,, '., ••41•i" •/1,+'i' •• i4Y��•(�p�y ^� .rf///^, 1, 'X' Y'4,. awl +��t (.„,y-,i:4 0 44) IC /, l .,///.:;;i0 ''Z,• ,/,/xi. fl//-,'3 �'.r � =�i. d , `,;,;;v// , n!8, L,,/ ; 1 f .'1; ra . '9e .i'y ,F,.,11.,//4%,714://.;c$:!, 'l' - !n 4/;Y:, !4.,14%), 1 k'}1,{ .!,,,' ,i-.4..,' t dJ W/ r ..y,L /�•• I'•"••+! ; ,f !t .i '�'r,_4+ '''',,..''.4(f. u//' .'li Y�� /� `' /� '•�My{, r'e" 4`v.' !//y, fr„ ••/•'/ 5..< / lr�/; N-4 .°1 dw ,:. 'r- / 4'�,N(•', M$. 7lrk .l ® , ., ! Ww +l.(,�'�/'' '+. 'ti ,I f! '�'/�i�L;_'!T�'• / � ':r./�����I� I��/ T'.��T,.� b• r/.t!+/�•/�1 y�'�� ��:i� i�+���r• ®III. r1';Jl,G��il i -' °” 'fgjX,f/� -Iy�:///,.'X F ir_ '•.?:,.`f, r t4, '5 ."/ '^ � ` g141,-; I,f •Q9 1 NijsstIli ��{/�j�211,4' 1 4,yy1 t h. r //:', ' + ly 'l`. t. a fir. ./ r a/� . .. imr s9$ i 7eA �, Vii/:l/ ',✓ tell ,'F: ±• •�...y,,1 //! '1 1// / I. . �.. IID'� ®� i��,/p'� w t' t'G' //// /f/) 1•�� Sr •r�{-, �'� d/,yl 4, l::n�1i '�r//r ' s'.r2 M .1-7, �/C1c yI�/+� ie / -./Q 67.F�`'v`t// µ°i' `�,a. .,��' v,..,-I.M' , *1,4412 J;3�j l/". A4 s'�.ir �.�;, . .! �`�le,. //.} /T�t+®, //�Mil�j./gp®` t'C' P rkD`i�q�a�Y d���� �a:r .,oxn��c: .P%� `'S' /4.0)/ ' `•g,'. /liFr Pj�ri/ mj,,��//' • -Effle5iJ„ •'�'• ,3y�•��eF''',, �r ,e,'� ,! f' �t`;R, i,:� ' Jl `, . 1 li/ r6t” w-;'�.�!' ��'r r� ■: k +`� i¢',•+�✓{QA�vpo:$� T r ;1 4. �y!e�,:t4 , 4 �i•.�'y.0i ■r b Te (�'// IH+ „ J�'i�' .+�piorq�y �'�r€4 .. � .r,�•r,•s l 3� �� s.,././/iI'k.f I//!;,40 -,,�+J few, •, 'r;. t3 gj'ryl r�,,/d/ �dp���, S-eai■�f /C 43ti tl! �. 7, ,�/ ,+Thi ' .l!, ''!'I .,„ , .�x� � ��•";.}.. 5t ,,,1 r r' v�. AY°°���at•.1+,v �"=^'y l®�: FROM :FIRST g1ERICPN TITLE TO :95036013524 2004.01-23 00:44 p644 P.03/03 • 2S 1 09DA �:,. ••:!'•'/:••:t�tyY,,%,• t•� '•r,• '/.1•::, i;\:'.1,;. ,,,i'J:.''1:'''J:.';''...:1:.n.;'' . ':'.41• 'J"6!'i•l 14''.y' 11 f I. \'~� ' ':�:\�. ;• :1'.?,••I. •. ' 100 )t :, .. ..•. '''i -.771• ••∎ •y, nn 1 IQ: '•'', a • . .; 1i' ,•;' .e Tr ; cD -..: t1 % \ SUMMER, ,., 0 "• '0 i� ; ,, • .;, .X .. . _ t t • - eoa rhA/VI ti • r t100 1100 1 tODO ++ ' .U� Sr : .; '.' ;t:t 6.0 YIUCr•C• .r1:: : , v';.. ' ••(•.1 ;: .....".] .r mum ••,w• >. ' )too t�.:\ • '1, .,,,:,::::,;...1,..,:.,., L % `t .... II- :t''t ,r,: . t. :'r,':i: . ..• ....4 rY '''' Jtrus�L %: 7, 44, .- r,�i :4"‘;':::1.4'.. • . ::/..;:.[..; .<...".• .....:•r•:i; y`` r' •.�':( • \ .; z :•. •ti%�•,. $i' ' N'•1 S .Y ;\ !( • • \ .•. •,r, % '' ;i 'r / ‘../..-.-: ...,./,..--A,• • y'O' t' 1 t' � i i• `'r..?!...h.•,:..: •,''f,• ., , ,'r'''r: •r'. 4,,:v..../.;<•1,`•./:.v.• %,:;• ,J/�1 .: .1,:.••1•rJ+' ii r. J: •',�•r<'' .•". .'t',,...-:.'5.... s.N.:".;:":.:',':••'K. ' .%' f ice'\' 's• y"'s '•n ''J, ,•,.,s`•. ,:.:,,:.....-.;.•-•;,. �•>t�!'/' •'.:''"Y'• i. ••n; d ,i� :• i' 'r. •� •%t••• • State of Oregon Department of Forestry / Department of Revenue Notification number: 2004-531-20189 [53116066] Attached is the processed information from the Notification of Operation and/or Application for Permits. Please review this information and retain for future reference. [X] - Notice is given to the State Forester that an operation will be conducted on the lands described herein (ORS 527.670) . [X] - A permit to operate power driven machinery is issued for the lands described herein (ORS 477.625) [X] - A notice is given to the State Forester and the Department of Revenue of the intent to harvest timber (ORS 321.550). ODF has Forest Practices jurisdiction. Copy to City of Tigard, attn: Matt Stein I. WHERE TIMBER HARVESTING IS PART OF THE PROPOSED OPERATION: District: Forest Grove Office: Forest Grove A. NOTICE TO TIMBER OWNER: Party owning the harvested timber at the point it is first measured is shown in the section marked TIMBER County: Washington OWNER and is responsible fcr payment of Oregon timber taxes. WOSTOT: B. NOTICE TO LAND OWNER: Party shown in the section marked LAND OWNER Received by ODF on January 28, 2004 by mail is responsible for reforestation of the site if so required. *15 DAY WAITING PERIOD REQUIRED' II. WRITTEN PLANS: [ ] - A WRITTEN PLAN may be required before certain activities can commence on the Operation. ********* N O T I C E ******** A WRITTEN PLAN may be required for the situations indicated by an The State Forester has determined that the following [X) below. A WRITTEN PLAN must be submitted or a WRITTEN WAIVER must be items requiring your attention are located within or obtained from the State Forester before any portion of the operation adjacent to your operation area: may commence. [X] - Concerns [ ] - Resources [ ] - Water [ ] - Within 100 feet of a large lake or Type F or Type D stream. [OAR 629-605-170(1) (e)) See Unit Information on subsequent pages for details. [ ] - Within 300 feet of a wildlife resource site listed in the Operator: 1984 ODF/ODFW Cooperative Agreement. [OAR 629-605-170(1) (b)) Scott Land & Timber Company (Don [ ] - Within 300 feet of any resource identified in the Divisions PO Box 810 545 or 665 of the administrative rules. [OAR 629-60°_-17011) (c)) Forest Grove, OR 97116 Phone: ( 503 ) 359-5983 [ ] - Within 300 feet of a state or federally listed threatened or endangered wildlife resource site. [OAR 629-605-170(1) (d)) Land owner: Please contact the Oregon Department of Forestry forester named on the Matrix Development Corporation Unit Information sheet for further information on requirements that may 12755 SW 69Th Ave/ Suite 100 be necessary to meet before any activity/operation begins. Portland, OR 97223 Phone: ( 503 ) 517-8284 Signed by Michael Barnes - representing the Land owner. Timber owner: Matrix Development Corporation 12755 SW 69Th Ave/ Suite 100 Matrix Development Corporation Portland, OR 97223 12755 SW 69Th Ave/ Suite 100 Phone: ( 503 ) 517-8284 Portland, OR 97223 Marvin D. Brown (Land owner) State Forester District Forester Department of Forestry Notification: 04-20189 [53116066] Unit: 1 status: Active Forest Practices Forester: Mike Cafferata Phone number: (503) 359-7437 Start date: 2/10/2004 End date: 5/01/2004 Site conditions: No Protected Waters within 100 ft FP = N Slope of 0% to 35% No mass soil movement FPA = H Acres: 10 Feet: Estimated harvest: 1 0 0 MBF Activity: Clear cut Methods: Ground N E N W S W S E nn sls n n s s n n sls n n s s Hary Reg Sc T w p Rge Government lot e w w e e w w e e w w e e w w a tax use 09 02S 01W X WV1 Special Concerns Code Description Comment UGB Within Urban Growth Boundary Important Reforestation Information Based on information which was filed to obtain the Notification of Operation covering the lands described above, it appears that wildlife tree retention may be required and that reforestation of the cutover forest lands may be necessary. Because harvesting is indicated on the Notification, tree stocking on these lands may be reduced to the point that planting will be required within two years following harvest completion. If the residual stocking level is reduced below levels described in the rules the land owner will be required to adequately restock this land. For more information contact the Ore. Dept. of Forestry Forester at the number sho Important Utility Information If you are conducting timber harvesting or road construction within 100 feet of overhead or underground utility lines call the Oregon Utility Notification Center at ( 800 ) 332-2344 and request that the owner of the line be notified. For your protection record the call number they issue you here and save for your records. Call number Date Weyerhaeuser Company Agreement WPM01 • '1e erhaeuser (Buyer) Version 01 y LOG PURCHASE AGREEMENT Effective Jan 28, 2004 Expires Apr 30, 2004 SELLER Matrix Development Corporation [MATRIX] PAY: 1) Pay sub-contract WPM0101-DANIEJ (Attachment C) to 33655 NE Corral Creek Rd Jim Daniels Logging. Newberg, OR 97132 2)Pay remainder to Matrix Development Corporation. Attention : Mike Barnes Phone : 503-860-6723 HEREBY SELLS TO BUYER AND BUYER PURCHASES THE FOLLOWING DESCRIBED LOGS UPON THE FOLLOWING TERMS AND CONDITIONS QUANTITY: 1 50 Mbf SETTINGS: Logs delivered are to be produced from the following: Setting ID State Permit Nbr Brand SPECIFICATIONS: Douglas-fir cut sawmill lengths WPM0101 Oregon 04-20184 SCALING: Weyerhaeuser See Attachment A for PRICING SCALING TO BE PAID BY:Weyerhaeuser See Attachment B for PAYMENT INSTRUCTION DETAIL POINT OF DELIVERY: Dallas Bauman HARVEST TAX TO BE PAID BY: Seller Matrix Development Corporation (MATRIX) SFI PARTICIPANT: Jim Daniels Logging The logs specified in this contract will be delivered by SFI professionally trained loggers. YES ! NO (Please circle one) PAYMENT: Payment will be mailed bi-weekly on Fridays for logs delivered during the previous two weeks. No advance payment will be made. No payment without a signed Purchase Agreement &a valid notification number. In the event a payment split is shown ABOVE,Weyerhaeuser will make payments in accordance with that split. REPRESENTATION:Seller guarantees that he is legally entitled to sell the logs delivered under this Agreement. SPECIFICATIONS:Weyerhaeuser reserves the right to refuse any load not meeting specifications. All loads must be accompanied by a Load Slip showing Seller, Brand, Logger, Trucker, and Species. FEDERAL, STATE, COUNTY LANDS: Weyerhaeuser will not accept delivery of any grade logs from Federal,State,or County lands. If Weyerhaeuser discovers after delivery and prior to processing that logs came from Federal, State,or County lands,Weyerhaeuser will notify Seller and set such logs aside. Seller will promptly pick-up such logs, refund to Weyerhaeuser any amounts paid by Weyerhaeuser with respect to such logs,and reimburse Weyerhaeuser for its costs in setting aside and storing such logs. Further, Seller will reimburse Weyerhaeuser for any fines or penalties incurred by Weyerhaeuser with respect to logs delivered which came from Federal, State or County lands, whether or not such logs have been processed. SFI COMPLIANCE:The seller represents that logs purchased by Weyerhaeuser under this agreement have been harvested in accordance with applicable regulations, state forest practice rules,and the objectives of AF&PA's Sustainable Forest Initiative. TERMINATION AND SUSPENSION:This agreement may be terminated without further notice:A. Upon the insolvency,adjudication of bankruptcy or appointment of a receiver for property of either party, OR, B. Ten (101 days after written notice. C. Either party may,without liability to the other, suspend deliveries herunder, when its performance is delayed or prevented by act of God,labor trouble, or government acts. AGREED TO THIS /2— DAY OF 4/— 20 G r Weyerhaeuser Company BY �_ � /1w�� BY r ZL/�.._ 6' ` _ ,3 G :t..�,� )]�5 SELLER BUYER Lj _L; PLEASE SIGN AND RETURN ONE (11 COPY OF THIS AGREEMENT TO: James R. Barnes Weyerhaeuser Company 541-812-2245 (Business) Albany Marketing Group 541-979-6613 (Mobile) PO Box 907 Albany, OR 97321 CT3 Log Management Sy�m • Weyerhaeuser Company Agreement WPM01 Weyerhaeuser (Buyer) Version 01 Y LOG PURCHASE AGREEMENT Effective Jan 28, 2004 Expires Apr 30, 2004 PAYMENT 1) Pay sub-contract WPM0101-DANIEJ (Attachment C) to Jim Daniels Logging. INSTRUCTIONS Jim Daniels Logging [DANIEJ] 37553 SE Trubel Rd Telephone: 503-668-6023 Sandy, OR 97055 2) Pay remainder to Matrix Development Corporation. Matrix Development Corporation [MATRIX] Attention: Mike Barnes 33655 NE Corral Creek Rd Telephone: 503-860-6723 Newberg, OR 97132 -Attachment B - t3:34:19 04/0812004 CT3 Log Management Svrtam Weyerhaeuser Company Agreement WPM01 Weyerhaeuser (Buyer) Version 01 LOG PURCHASE AGREEMENT Effective Jan 28, 2004 Expires Apr 30, 2004 SUB Contract ID : WPM0101-DANIEJ CONTRACTS Reference : Payment Instruction 1 Payee : Jim Daniels Logging Bauman Sawmill Scaled Loads $215.00 /Net M Dallas Sawmill Scaled Loads $215.00 /Net M -Attachment C - 13:34:19 04/08/2004 CT3 Log Management System • AC-3 Log Management System 11:51:43 PAGE: 1 Weyerhaeuser Company parka 04/13/2004 *** Final *** Purchased Logs Payment Week 15 Matrix Development Corporation 33655 NE Corral Creek Rd Vendor ID : MATRIX Newberg, OR 97132 A/P Number : 001681630 Check Date : 04/13/2004 Net Payment Amount 1 $31,056.45 r Agreement: WPM01 01 Effective: 01/28/2004 thru 04/30/2004 Seller : Matrix Development Corporation Agreement Payment Total Value of Agreement 48,626.25 Less Sub-Contract Payment to Jim Daniels 17,569.80 Net Value 31,056.45 C73 Log Management System 11:51:43 PAGE: 2 -Weyerhaeuser Company parka 04/13/2004 *** Final *** Purchased Logs Payment Week 15 Matrix Development Corporation (cont) Payment Detail Agreement (WPM01 01) Pricing Calculation Setting : WPM0101 Matrix Development Corporation Prices Effective 03/29/2004 thru 04/30/2004 Dest : Dallas Sawmill Loads paid per Net M from Longlog (Westside) Ticket Logs Load ID Date Scale Tkt # Other ID Net BF Load ID Date Scale Tkt # Other ID Net BF WI 6860900 04/05/04 WA 6860900 1661-' 3,680' WI 6860902 04/05/04 WA 6860902 1662' 4,110 WI 6860924 04/05/04 WA 6860924 1663 3,620 WI 6860926 04/05/04 WA 6860926 1664 3,700 WI 6860958 04/06/04 WA 6860958 1665 3,820 WI 6860960 04/06/04 WA 6860960 1666 3,680 WI 6860975 04/06/04 WA 6860975 1667 4,240 WI 6860976 04/06/04 WA 6860976 1668 3,560 WI 6860994 04/06/04 WA 6860994 1669 4,030 WI 6860997 04/06/04 WA 6860997 1670 4,040 WI 6861022 04/07/04 WA 6861022 1671 4,250 WI 6861027 04/07/04 WA 6861027 1672 4,090 WI 6861048 04/07/04 WA 6861048 1673 3,820 WI 6861050 04/07/04 WA 6861050 1674 3,840 WI 6861088 04/08/04 WA 6861088 1675 4,010 WI 6861092 04/08/04 WA 6861092 1676 3,710 WI 6861110 04/08/04 WA 6861110 1677 3,710 WI 6861113 04/08/04 WA 6861113 1678 3,680 WI 6861133 04/08/04 WA 6861133 1679 4,400 WI 6861152 04/09/04 WA 6861152 1682 3,750 WI 6861160 04/09/04 WA 6861160 1683 3,980 Load Count 21 Total 81,720 Log Dia Len Product Sort Species Grade Min Max Min Max Net BF Rate Amount Scaled All DF 2MB 12+ 12 18 4,270 525.00 / NM 2,241.75 Scaled All DF 2MB 12+ 20 30 5,340 575.00 /NM 3,070.50 Scaled All DF 2MB 12+ 32 40 39_ 460 .625.00 / NM' 24,662.50 Scaled All DF 3SM 5 7 32 40 ` ,910` 500.00 / NM 1,455.00 Scaled All DF 3SM 8 11 12 18 450 525.00 / NM 236.25 Scaled All DF 3SM 8 11 20 30 1,530 575.00 /_NM 879.75 Scaled All DF 3SM 8 11 32 40 24--l30-. -625.00 / NM 15,081.25 Scaled All DF 3SM 12+ 12 18 550 100.'00;( NM 55.00 Scaled All DF 3SM 12+ 20 30 580 150.00 / NM 87.00 Scaled All DF 3SM 12+ 32 40 1,170 200.00 / NM 234.00 Scaled All DF 4SM 5 7 12 18 /190\ 400.00 / NM 76.00 Scaled All DF 4SM 5 7 20 31 / 680 450.00 / NM 306.00 Scaled All DF 4SM 5 7 32 40 `250 500.00 / NM 125.00 Scaled All DF 4SM 8 11 12 18 90 525.00 / NM 47.25 Scaled All DF 4SM 8 11 20 30 120 575.00 / NM 69.00 81,720 48,626.25 Sub-Total for deliveries to Dallas Sawmill 48,626.25 Total Value of Agreement 48,626.25 f ,f: 1` Z • C73 Log Management System 11:51:43 PAGE: 3 Weyerhaeuser Company parka 04/13/2004 *** Final *** Purchased Logs Payment Week 15 Matrix Development Corporation (cont) Payment Detail Sub-Contract (WPM0101-DANIEJ) Pricing Calculation Setting : WPM0101 Matrix Development Corporation Dest : Dallas Sawmill Loads paid per Net M from Longlog (Westside) Ticket Logs Load ID Date Scale Tkt # Other ID Net BF Load ID Date Scale Tkt # Other ID Net BF WI 6860900 04/05/04 WA 6860900 1661.) 3,680 WI 6860902 04/05/04 WA 6860902 1662 4,110 WI 6860924 04/05/04 WA 6860924 1663 3,620 WI 6860926 04/05/04 WA 6860926 1664 3,700 WI 6860958 04/06/04 WA 6860958 1665 3,820 WI 6860960 04/06/04 WA 6860960 1666 3,680 WI 6860975 04/06/04 WA 6860975 1667 4,240 WI 6860976 04/06/04 WA 6860976 1668 3,560 WI 6860994 04/06/04 WA 6860994 1669 4,030 WI 6860997 04/06/04 WA 6860997 1670 4,040 WI 6861022 04/07/04 WA 6861022 1671 4,250 WI 6861027 04/07/04 WA 6861027 1672 4,090 WI 6861048 04/07/04 WA 6861048 1673 3,820 WI 6861050 04/07/04 WA 6861050 1674 3,840 WI 6861088 04/08/04 WA 6861088 1675 4,010 WI 6861092 04/08/04 WA 6861092 1676 3,710 WI 6861110 04/08/04 WA 6861110 1677 3,710 WI 6861113 04/08/04 WA 6861113 1678 3,680 WI 6861133 04/08/04 WA 6861133 1679 4,400 WI 6861152 04/09/04 WA 6861152 1682 3,750 WI 6861160 04/09/04 WA 6861160 1683 3,980 Load Count 21 Total 81,720 Log Dia Len Product Sort Species Grade Min Max Min Max Net BF Rate Amount Scaled All ALL All ;,,,_.81,720 _k215.00 / NM` 17,569.80 : 81,720 17,569.80 Total for deliveries to Dallas Sawmill 17,569.80 Sub-Contract Summary Sub-Contract Summary Dallas Sawmill 17,569.80 Gross Value for Sub-Contract 17,569.80 Matrix Harvest Summary(as of 4-17-2004) Load# Date Destination Net Volume(Bd Ft) Paid 1661 4-5 Weyco/Dallas 3680 X 62 5 c, 4110 X 63 5 LC 3620 X 64 5 c, 3700 X 65 4-6 44 3820 X 66 6 3680 X 67 6 4240 X 68 6 c, 3560 X 69 6 LL 4030 X 70 6 4040 X 71 4-7 LL 4250 X 72 7 44 4090 X 73 7 LC 3820 X 74 7 LC 3840 X 75 4-8 4010 X 76 8 cc 3710 X 77 8 3710 X 78 8 3680 X 79 8 4400 X 80 8 RSG 81 4-9 RSG 82 9 Weyco/Dallas 3750 X 83 9 Weyco/DaIlas 3980 X 84 9 RSG 85 4-12 Weyco/Bauman 86 12 Weyco/Dallas 87 12 Weyco/Bauman 88 12 Pac Fibre 89 12 Wood Logs -, D, '6- 90 12 Weyco/Bauman 91 4-15 Weyco/Dallas 92 15 Pac Fibre 93 15 Pac Fibre Total Net Volume= 81,720 bd ft 2/28/2005 4 : 56 PM PAGE 1/021 Fax Server w c. first American Tide Insurance Canpany of Qs7m 1700 SW Fourth Ave,Ste 102 Fi� Portland,OR 97201 rst American Phn-(503)222-3651 Fax-(503)790-7858 FAX TRANSMITTAL DATE: 02/28/2005 04:58:02 PM FILE NO.: 7019-484275 TO: Tom Weber FAX: 15036013524 Attn: FROM: Michelle Johnson Special Instructions/Comments: Thank You For Your Business! We Know You HaveA Choice, IMPORTANT NOTICE: Should any of these papers require an ORIGINAL SIGNATURE and your fax machine produces the facsimile on thermal paper,please PHOTOCOPY then sign the photocopy. We will not accept an Original Signature on THERMAL fax paper. Thank you for your cooperation in this matter. IF TRANSMISSION OF ALL PAGES IS NOT COMPLETE OR IF AN ORIGINAL IS NEEDED, PLEASE CONTACT THE SENDER. 2/28/2005 4 : 56 PM PAGE 2/021 Fax Server Subdivision Guarantee Guarantee No.:7019-484275 Page 1 of 8 First American Title Insurance Company of Oregon Q`t w N , ,,C 1700 SW Fourth Ave,Ste 102 Y Irst American Portland, 22-36 P -(503)) 9720 51 ,� Fax-;503)790-7858 SUPPLEMENTAL SUBDIVISION GUARANTEE For the Proposed Plat of: ARLINGTON HEIGHTS III GUARANTEE NO.: 7019-484275 FEE $ YOUR REF.: First American Title Insurance Company of Oregon reports to The Oregon Real Estate Commission, and any County or City within which said subdivision or proposed subdivision is located. That, according to the public records which impart constructive notice or matters affecting title to the premises hereinafter referred to, we find: That the last deed of record runs to: Matrix Development Corporation, as to Parcel 1, Roger Walling and Jacqueline Walling, as tenants by the entirety, as to Parcels II and III,and Richard L.Simerson and Betty C. Simerson, as tenants by the entirety, as to Parcel IV We also find the following apparent encumbrances, which includes "Blanket Encumbrances"as defined by ORS 92.305 (1), and also easements, restrictive covenants and rights of way prior to the effective date hereof: 1. Statutory powers and assessments of Clean Water Services. 2. The assessment roll and the tax roll disclose that the premises herein described were specially assessed as Forest Land pursuant to O.R.S. 321.358 to 321.372. If the land becomes disqualified for the special assessment under the statute, an addition tax may be levied for the last five (5) or lesser number of years in which the land was subject to the special land assessment. 3. The rights of the public in and to that portion of the premises herein described lying within the limits of streets, roads and highways. First American Title 2/28/2005 4 : 56 PM PAGE 3/021 Fax Server l - - Subdivision Guarantee Guarantee No.:7019-484275 Page 2 of 8 4. Easement, including terms and provisions contained therein: From: Louise Zwingli Bradford and Gordon Bradford, her husband, and Helen Zwingli Miller and Glen Miller, her husband To: Walter Zwingli For: Water supply pipe line Recorded: November 28, 1958 in Book 412, pg 41 5. Easement, including terms and provisions contained therein: Recording Information: December 15, 1958 in Book 412 Page 527 In Favor of: Louise Zwingli Bradford and Helen Zwingli Miller For: Water supply pipe line 6. Easement, including terms and provisions contained therein: Recording Information: March 13, 1968 in Book 685, page 624 In Favor of: Adjacent property owner For: Road and utility Affects: Parcel II 7. Easement, including terms and provisions contained therein: Recording Information: May 19, 1972 in Book 868, page 168 Between: Harvey L. Burns and nancy Burns and David R, Millard and Barbara L. Millard For: Right of way Affects: Parcel IV 8. Easement, including terms and provisions contained therein: Recording Information: October 10, 1978 as Fee No. 78044753 In Favor of: Adjacent property owner For: Water Line Affects: Parcel IV 9. Easement, including terms and provisions contained therein: Recording Information: February 6, 1981 as Fee No. 81004155 In Favor of: Adjoining property For: Roadway and utilities Affects: The South portion 20 feet in width of Parcel I The conditions and restrictions contained in Exhibit "A" of the foregoing instrument do not apply to the subject parcel. 10. Easement, including terms and provisions contained therein: Recording Information: February 9, 1984 as Fee No. 84005227 In Favor of: Mitchell J. Jansen and Jennifer A. Jansen, husband and wife For: Roadway purposes Affects: The Southerly portion first Amencan Tide 2/28/2005 4 : 56 PM PAGE 4/021 Fax Server Subdivision Guarantee Guarantee No.:7019-484275 Page 3 of 8 U. Agreement including the terms and provisions thereof: Dated: October 17, 1992 Recorded: October 21, 1992 as Fee No. 92074254 Executed by: Richard Simerson and Roger Walling 12. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Richard L. Simerson and Betty C. Simerson Grantee/Beneficiary: Washington County Office of Community Development Trustee: Oregon Title Insurance Company Amount: $1,515.86 Recorded: April 26, 1994 Recording Information: 94040016 (Affects Parcel IV) 13. Line of Credit Trust Deed, including the terms and provisions thereof, given to secure an indebtedness of up to $8,910.0 Grantor: Richard L. Slmerson and Betty C. Simerson Beneficiary: Washington County Office of Community Development Trustee: Oregon Title Insurance Company Dated: September 19, 1995 Recorded: September 27, 1995 Recording Information: 95069151 (Affects Parcel IV) 14. Restrictive Covenant to Waive Remonstrance, pertaining to Annexation including the terms and provisions thereof Recorded: February 13, 1997 as Fee No. 97013251 15. Easement, including terms and provisions contained therein: Recording Information: January 30, 1998 as Fee No. 98008356 In Favor of: Unified Sewerage Agency of Washington County For: Storm drainage Affects: The Northwest corner of Parcel I 16. Easement, including terms and provisions contained therein: Recording Information: October 29, 1998 as Fee No, 98116685 In Favor of: Unified Sewerage Agency of Washington County For: Sewer Affects: The Northeast portion 15 feet in width of Parcel I 17. Easement, including terms and provisions contained therein: Recording Information: December 17, 1998 as Fee No. 98142884 In Favor of: Washington County For: Right of way, Public utility, Slope, Drainage, and Temporary Construction Affects: Parcel IV First American Tide 2/28/2005 4 : 56 PM PAGE 5/021 Fax Server Subdivision Guarantee Guarantee No.:7019-484275 Page4ofS 18. Easement, including terms and provisions contained therein: Recording Information: February 25, 1999 as Fee No. 99023478 In Favor of: Washington County, a political subdivision of the State of Oregon For: Public utilities, slope wall and drainage Affects: Parcel I 19. Easement, including terms and provisions contained therein: Recording Information: February 12, 1999 as Fee No. 99017977 In Favor of: Washington County For: Right of way, Public utility, Slope, Drainage, and Temporary Construction Affects: Parcel 2 20. Deed of Trust and the terms and conditions thereof. Loan No.: 0081070393 Grantor/Trustor: Roger Walling and Jacqueline Walling, as tenants by the entirety Grantee/Beneficiary: Washington Mutual Bank Trustee: Ticor Ttle, a Oregon corporation Amount: $199,400.00 Dated: July 21, 2003 Recorded: August 1, 2003 Recording Information: 2003 127904 (Affects Parcel II and 11I) 21, Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Matrix Development Corporation Grantee/Beneficiary: First American Exchange Company, LLC a Delaware Limited Liability Company as to 1/6, First American Exchange Company, LLC a Delaware Limited Liability Company as to 1/6, the estate of Virginia Johnson as to 1/6, Dale V. Johnson, Jeff D. Johnson and Kirk V. Johnson as Trustees of the Johnson Trust dated October 28, 1994, as to an undivided 1/2 interest Trustee: Robert W. Palmer Amount: $900,000.00 Recorded: March 30, 2004 Recording Information: 2004-032243 (Affects Parcel I) Modification and/or amendment by instrument: Recording Information: June 21, 2004 as Fee No. 2004-069855 The beneficial interest under said Deed of Trust has been assigned to West Coast Bank, by Assignment recorded September 10, 2004, as Instrument No. 2004-105138 . We have also searched our General Index for Judgments and State and Federal liens against the Grantee named above and find: -NONE- First American Tide 2/28/2005 4 : 56 PM PAGE 6/021 Fax Server Subdivision Guarantee Guarantee No.:7019-484275 Page 5 of S The premises are in County and are described as follows: The land referred to in this report is described in Exhibit A attached hereto. THIS IS NOT A TITLE GUARANTEE since no examination has been made of the title to the above described property. Our search for apparent encumbrances was limited to our Tract Indices and therefore above listings do not include additional matters which might have been disclosed by an examination of the record title. We assume no liability in connection with this Subdivision Report and will not be responsible for errors or omissions therein. Dated: February 21, 2005 NOTE: Taxes for the year 2004-2005 PAID IN FULL Tax Amount: $213.31 Map No.: 2519DA-02100 Property ID: R487477 Tax Code No.: 023.78 (Covers Parcel 1) NOTE: Taxes for the year 2004-2005 PAID IN FULL Tax Amount: $3,049.73 Map No.: 2S110CB-00600 Property ID: R493460 Tax Code No.: 023.78 (Covers Parcels II and III) NOTE: Taxes for the year 2004-2005 PAID IN FULL Tax Amount: $3,006.83 Map No.: 2S110CB-00700 Property ID: R493479 Tax Code No.: 023.78 (Covers Parcel IV) First American Title Insurance Company of Oregon, By r\-V11 Chat-t-- -t Michelle Johnson, ed Signatory EPS/MJ First American True 2/28/2005 4 : 56 PM PAGE 7/021 Fax Server Subdivision Guarantee Guarantee No.:7019-484275 Page 6 of 8 Exhibit"A" Real property in the County of, State of, described as follows: PARCEL I: A tract of land located in the East one-half of the East one-half of Section 9,Township 2 South, Range 1 West,of the Willamette Meridian, in the County of Washington and State of Oregon, more particularly described as follows: Beginning at a 3 1/4" aluminum disk monumenting the Northeast corner of the Southeast quarter of said Section 9; thence South 01°43'36" West 1480.00 feet along the section line common to Sections 9 and 10 to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc."on the Northerly right of way line of Beef Bend Road and the beginning of a 680.00 foot radius nontangent curve to the left; thence along said curve 55.83 feet through a central angle of 04°42'15"and a long chord bearing South 45°59'23" West 55.82 feet to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc; thence continuing along said right of way line South 43°38'17" West 31.50 feet to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc."; thence North 01°43'36" East 244.38 feet parallel with said section line to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc.", said point being 60.00 feet West of said section line and 19.00 feet North of the South line of the Northeast quarter of the Southeast quarter of said Section 9, per Deed No. 7821095; thence North 88°59'16" West 591.23 feet along a line parallel with and 19.00 feet North of said South line, to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc.";thence North 02°03'07" East 109.38 feet to a 5/8 inch iron rod with yellow plastic cap marked "W.R.G. Design Inc.; thence North 01°28'45" East 173.31 feet to a 5/8 inch iron rod with yellow plastic cap marked "W.R.G. Design Inc."thence North 01°52'55" East 134.59 feet to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc."; thence North 00°21'33" East 130.36 feet to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc."; thence North 01°54'14" East 389.24 feet to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc."; thence North 01°11'29" East 276.25 feet to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc." on the South boundary line of the plat of ARLINGTON HEIGHTS; thence South 88°14'30" East 109.29 feet along said South boundary line, to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc."; thence continuing along said South boundary line North 73°46'47' East 260.26 feet to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc."; thence continuing along said South boundary line North 47°39'52" East 191.52 feet to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc."and the beginning of a 229.00 foot radius nontangent curve to the left; thence along said curve 18.98 feet through a central angle of 04°44'51"and a long chord bearing North 25°40'56" West 18.97 feet, to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc."; thence continuing along said South boundary line North 61°56'39" East 42.00 feet to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc." and the beginning of a 271.00 foot radius nontangent curve to the left; thence along said curve 10.87 feet through a central angle of 02°17'51" and a long chord bearing North 29°12'17" West 10.87 feet, to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc."; thence continuing along said South boundary line South 88°24'45" East 139.39 feet to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc." said point coincident with the East boundary line of the Northeast quarter of said Section 9; thence along said East boundary line South 01°55'4T West 167.37 feet to the point of beginning. EXCEPTING THEREFROM that portion conveyed to Bull Mountain Land and Development Company by Warranty Deed recorded September 22, 1998 as Fee No. 98105092 and now known as Arlington Heights No. 2. Parcel II: First American Title 2/28/2005 4 : 56 PM PAGE 8/021 Fax Server Subdivision Guarantee Guarantee No.:7019-484275 Page 7 of 8 A parcel of land situated in the Southwest one-quarter of Section 10,Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, more particularly described as follows: Beginning at a point on the West line of Section 10, South 1152.8 feet along said line, from the West one-quarter of said section; thence East at right angles to the West line of said section 121.29 feet to a point; thence South parallel with the West line of said section 296.43 feet to the centerline of SW Bend Road; thence South 58°55'10"West along the centerline of said road 141.62 feet to a point on the West line of said Section 10; thence North on the West line of said section 369.54 feet to the point of beginning. Excepting therefrom that portion conveyed to County of Washington for Public Right of Way in Declaration Deed recorded February 12, 1999 Fee Number 99017977. Together with an easement for ingress and egress over, across and under the following described parcel: Beginning at the Northeast corner of the aforesaid described parcel; thence projecting the North line of said parcel East 50.0 feet to a point; thence South parallel with the West line of said section 266.29 feet, more or less, to the centerline of SW Bend Road; thence South 58°55'10" West along the centerline of said road 58.38 feet to a point; thence North parallel with the West line of said section 296.43 feet to the point of beginning. Parcel III: A parcel of land situated in the Southwest one-quarter of Section 10,Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, more particularly described as follows: Beginning at a point on the West line of said Section 10, South 1152.8 feet along said line from the West one-quarter corner of said section; thence East at right angles to the West line of said section 121.29 feet to a point; thence North parallel with the West line of said section 120.0 feet to a point; thence West parallel to said South line 121.29 feet to a point on the West line of said section; thence South on said West line of section 120.0 feet to the point of beginning. Together with an easement, for ingress, egress and the installation of utilities over, across and under the following described parcel: Beginning at the Northeast corner of the aforesaid described tract; thence projecting the North line of said parcel East 50.0 feet to a point; thence South parallel with the West line of said section 388.29 feet, more or less, to the centerline of SW Bend Road; thence South 58°55'10"West along the centerline of said road 58.38 feet to a point; thence North parallel with the West line of said section 416.43 feet to the point of beginning. Together with a non-exclusive, perpetual right of way and easement for road purposes, on, over, across, under, along, parallel to, Easterly of, and within 50 feet of the following described West line of said easement area; Beginning at the Southwest corner of the above first described tract; thence South along the West line of Section 10,Township 2 South, Range 1 West, Willamette Meridian, 370.13 feet to the North line of SW Bend Road. PARCEL IV: first American Title 2/28/2005 4 : 56 PM PAGE 9/021 Fax Server Subdivision Guarantee Guarantee No.:7019-484275 Page 8 of 8 A parcel of land in the Southwest quarter of Section 10,Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, described as follows: Beginning at a point on the West line of said Section 10, that is South 707.80 feet from the West quarter corner thereof; thence South 225 feet to the Northwest corner of the tract conveyed to Harvey L. Burns, et ux, by Deed recorded March 19, 1968 in Book 685, Page 624; thence East along the North line of said Burns Tract 171.29 feet to the Northeast corner thereof; thence North 325 feet to a point due East of the point of beginning; thence West 171.29 feet to the true point of beginning. Together with the following: Beginning at a point which is the Southeast corner of the above described tract; thence South on an extension of the East line of said above described tract to the Southeast corner of that tract described on Contract dated February 20, 1968, recorded in Book 685, Page 622, Washington County Deed Records; thence West along the South line of said property 50 feet; thence North to the South line of the tract described above; thence East 50 feet to the point of beginning. Tax Parcel Number: R487477 and R493460 and R493479 First American Title 2/28/2005 4 : 56 PM PAGE 10/021 Fax Server W.ehington County,Oregon 2004-032242 03l3Dl2004 03:25:$7 PM V D-0W Crd.1 Stn.11 O HOPVMAN 3 Jr / 335.00 03.00$11.00$20.00$1,300.00•Totals 11,072.00 IUOI II II11III1111111III11111 liii II // 00557035200400322420070014 ¢t r u is R THIS SPACE RESERVE! 1.4'my Hui'LA WncWor.f Aie,se more vtdTe►eaon . , l y�u aJ 7 t end h-0Inclo Coun5 Cleric for 4003224 Instrument qi Crepe n,do Wady earthy that the wtthln Instrument or r 41300 woo resolved end re-sordid In MPs hook of �sy''' t'''', recerde of 6041 county. M ,.., ^ Jerry R Henn,Dr.oter .eusn.nt and Tendon, .:�' . /(/�' Is-Ofilde C.vdy Pere After recording return to: Matrix Development Corporation 12755 SW 59th Avenue Suite 100 Portland, OR 97223 Until a change is requested all tax statements shall be sent to hue following address: Matrix Development Corporation same as above "e%�r�� WASHINGTON COU�fTY �..,,�t REAL PROPERTY TRANSFER TAX f File No.: 7019-155512(cb} -r � $ 1°I�D, 3-gyp-0 'It. 7* i% Date: February 12, 2004 +;.;;sa• fEE PAU DATE O STATUTORY WARRANTY DEED z Robert R.Ames,as to an undivided 1/6 interest,A.Gary Ames,as to an undivided 1/6 0 interest,Dale V.]ohnson, Personal Representative of The Heirs and Devisees of Virginia (.) Johnson,Deceased as to an undivided 1/6 interest and Dale V.Johnson,Jeff D.Johnson and Kirk V.Johnson,Trustees of The Johnson Trust, dated October 28, 1994,as to an undivided ca. 1/2 interest, as to the rest, Grantor, conveys and warrants to Matrix Development Corporation, Grantee,the following described real property free of liens and encumbrances, except as specifically set forth herein: See Legal Description attached hereto as Exhibit A and by this reference Incorporated herein. This property is free from liens and encumbrances,EXCEPT: 1. Covenants, conditions, restrictions and/or easements, if any, affecting title,which may appear in the public record, Including those shown on any recorded plat or survey. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. Page 1 of 4 2/28/2005 4 : 56 PM PAGE 11/021 Fax Server 111111111111411101II APN:R487477 Statutory warranty Deed File No.:7019-155512(cb) -continued Date-01/11/2004 The true consideration for this conveyance is$1,900,000.00. (Here comply with requirements of ORS 93.030) a portion of which is being paid to an accommodator pursuant to an IRC 1031 exchange First American Exchange Company, LLC First American Exchange Company, LLC Kathy pattison, Exchange Officer Kathy Pattison; Exchange Officer Robert R. Ames, Exchangor A. Gary Ames, Exchangor Estate of Virginia L. Johnson The Johnson Trust Dale V. Johnson, Personal Representative Dale V. Johnson,Trustee Jeff D. Johnson,Trustee Kirk V. Johnson, Trustee STATE OF )ss. County of This instrument was acknowledged before me on this day of , 20� by Robert R. Ames and A. Gary Ames and Dale V. Johnson Personal Representative for the Estate of Virginia L. Johnson and Dale V. 3ohnson, Jeff D. Johnson and Krik V. Johnson Trustees of The Johnson Trust. Notary Public for My commission expires: Page 2 of 4 2/28/2005 4 : 56 PM PAGE 12/021 Fax Server III1 �I111111111111(1111111 2DO4-32242 APN:R487477 Statutory Warranty Deed File No.:7019-155512(cb) -continued Date:02/12/2004 Day 4 Ro•ert R.Am-s A. Gary Ames Estate of Virginia L. Johnson The Johnson Trust Dale V. Johnson, Personal Representative Dale V. Johnson.Trustee Jeff D. Johnson, Trustee Kirk V. Johnson,Trustee STATE OF ( ) )ss. County of 1,1h4nsfo'J ) le instrument was acknowledged before me on this day of f'ILAQUP( , 20 0h-1 by Robert R. Ames and A. Gary Ames e Notary Public for My commission expires: OFFICIAL SEAL CATHY BEAMAN ` �,�� NOTARY PUBLIC-OREGON COMMISSION NO.A349809 MY COMMISSION EXPIRES OCT.26,2005 Page 2 of 3 2/28/2005 4 : 56 PM PAGE 13/021 Fax Server 11111111111111111111111111 2004-32242 AN R487477 J Statutory warranty Deed He No.:7019-155512(cb) -continued Date:02/12/2004 Robert R. Ames A. Gary Ames Estate of Virginia L. Johnson The Johnson Trust ddifir il I/ if614^-- Dale V.Johns ersonal Representative Dale V. Johns Trustee Je . J hnson, Tru Kirk V.Johnson,Trustee STATE OF k)alif'n ci ) l vvJ )ss. County of 6n6kirli:5/1 ) This instrument was acknowledged before me on this MAday of_ Pia rtA . 200 by and Dale V. Johnson Personal Representative for the Estate of Virginia L. Johnson and Dais V. Johnson, Jeff D. Johnson Trustees of The Johnson Trust. / d/,�" �L • /. , Notary Pub for 5/01t. 07 �4 nah My commission expires: & /0 NO 1 446.`s gce 1- 01z . /r, . s at. goo >z. .. .;..k ,��, . . � .• Page 2 of 3 2/28/2005 4 : 56 PM PAGE 14/021 Fax Server I 1111111111111111111111111111 • 2004-32242 StsbJtnry Wanan r Deed Pile No.:7a1!-1sG713(cb) MN R4e9497 -continued Daly:02112%2004 Robert R Ames A. Gory Ames Estate of Virginia L. Johnson The Johnson Trust Dale V. Johnson, Personal Representative Dale V.Johnson,Trustee Jeff p J• son,Trustee Kiri( ~•io nson,Tnustee STATE OF (/`-' n ) )w, County of 0:10 ) J 1111s Instrument was acknowledged before me on EMS _day or_n rC_14. ,20 by itellastriltdiabes asmiaillisallorrAme -Kirk V. Johnson. n Trustees or The 3uhrsson Trust, IL 0041 Lfga I rr _ ad:......• ,- N.••ry Public for ,- My commission expire,: ((id.c/0-tt Notary rt. M ,r,,,a .....,ngton -\R.SE3ZVIS 1 My ft-�-;lmeftt ExpITCS WOW 2Q 1 r Pape 2 01 3 • 2/28/2005 4 : 56 PM PAGE 15/021 Fax Server 111111111111111111141 Il l 111 Order No.:701Pa le 6 of 6 Prepminary Report 200 4 :, ._ Amended Exhibit"A" Real property in the County of Washington, State of Oregon, described as follows: A tract of land located in the East one-half of the East one-half of Section 9,Township 2 South, Range 1 West,of the Willamette Meridian, in the County of Washington and State of Oregon, more particularly described as follows: Beginning at a 3 1/4"aluminum disk monumenting the Northeast corner of the Southeast quarter of said Section 9; thence South 01°43'36"West 1480.00 feet along the section line common to Sections 9 and 10 to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc." on the Northerly right of way line of Beef Bend Road and the beginning of a 680.00 foot radius nontangent curve to the left;thence along said curve 55.83 feet through a central angle of 04°42'15"and a long chord bearing South 45°59'23"West 55,82 feet to a 5/8"iron rod with yellow plastic cap marked "W.R.G. Design Inc; thence continuing along said right of way line South 43°38'17"West 31.50 feet to a 5/8" iron rod with yellow plastic cap marked"W.R.G. Design Inc."; thence North 01°43'36"East 244.38 feet parallel with said section line to a 5/8"iron rod with yellow plastic cap marked"W.R.G. Design Inc.", said point being 60.00 feet West of said section line and 19.00 feet North of the South line of the Northeast quarter of the Southeast quarter of said Section 9,per Deed No. 7821095; thence North 88°59'16"West 591.23 feet along a line parallel with and 19.00 feet North of said South line, to a 5/8" iron rod with yellow plastic cap marked"W.R.G. Design Inc.";thence North 02°03'07" East 109.38 feet to a 5/8 inch Iron rod with yellow plastic cap marked"W.R.G. Design Inc.; thence North 01°28'45" East 173.31 feet to a 5/8 inch iron rod with yellow plastic cap marked"W.R.G. Design Inc."thence North 01°52'55" East 13439 feet to a 5/8" iron rod with yellow plastic cap marked"W.R.G. Design Inc.";thence North 00°21'33"East 130.36 feet to a S/B" iron rod with yellow plastic cap marked"W.R.G. Design Inc.";thence North 01°54'14' East 389.24 feet to a 5/8" iron rod with yellow plastic cap marked"W.R.G. Design Inc."; thence North 01°1129"East 276.25 feet to a 5/8" iron rod with yellow plastic cap marked"W.R.G. Design Inc."on the South boundary line of the plat of ARLINGTON HEIGHTS;thence South 88°14'30" East 109.29 feet along said South boundary line,to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc."; thence continuing along said South boundary line North 73°46'47'East 260.26 feet to a 5/8" iron rod with yellow plastic cap marked "W.R.G. Design Inc."; thence continuing along said South boundary line North 47°39'SZ"East 191.52 feet to a 5/8" iron rod with yellow plastic cap marked W.R.G. Design Inc.' and the beginning of a 229.00 foot radius nontangent curve to the left;thence along said curve 18.98 feet through a central angle of 04°44'51"and a long chord bearing North 25°40'56"West 18.97 feet,to a 5/8"iron rod with yellow plastic cap marked "W.R.G. Design Inc.";thence continuing along said South boundary line North 61°56'39"East 42.00 feet to a 5/8"iron rod with yellow plastic cap marked "W.R.G. Design Inc."and the beginning of a 271.00 foot radius nontangent curve to the left;thence along said curve 10.87 feet through a central angle of 02°17'51"and a long chord bearing North 29°12'17"West 10.87 feet,to a 5/8" iron rod with yellow plastic cap marked"W.R.G. Design Inc."; thence continuing along said South boundary line South 88°24'45"East 139.39 feet to a 5/8' iron rod with yellow plastic cap marked"W.R.G. Design Inc."said point coincident with the East boundary line of the Northeast quarter of said Section 9;thence along said East boundary line South 01°55'47"West 167.37 feet to the point of beginning. EXCEPTING THEREFROM that portion conveyed to Bull Mountain Land and Development Company by Warranty Deed recorded September 22, 1998 as Fee No. 98105092 and now known as Arlington Heights No,2. Tax Parcel Number: R487477 Fist American TT* 2/28/2005 4 : 56 PM PAGE 16/021 Fax Server 3606299365 P•02 JAN-3a-04 01 :47 PM TERRY W GREEK CPA y„e'.�1+lM[.-A7^•••� �s+S :,N 'fir t j. .`f`. .� �u ; N'G;r o �: 1111111111111111111111111 '' 1�, -}1A ('~ Y U;E P A M MIN N T• 'Off•/114 I T'H.ff`... .. 21,04.022.2 Jan" ' .. ..'•dlR '' •,17.%.1:...00 *s•f 1. f :. ,,•, "(ts,1Ati'.', ∎'�M'4 i k t.• ♦. j 4 ' '.�`, '•a r 5,J 4, .:4.7 11∎ "��.•A74.4..',. ' -4;1,i.4"7\44.• f r '/'w, ' (may+ 4�f 1• { I.` 2• it■%i . ! t gT�j/(j,•..y. i t,' .1 1T,';�'''r, y,.j�:•i yl,y i%ii • • •'••, X1. 7' ...., .. .,.. . „Irk L. .. go�• F. ■`.•t ..!.AZ::. .177:14. ,'�'^lT'. .0 fft ...,•704,. • � t T 1 ' sI:1111 �.!•4+/,t .41: I h •-+ '1 .3I a- r 3S3r�—p_.'YT7tTr<CT::'�Q''+ial .: M•. --ni •.,� .„ • 2/28/2005 4 : 56 PM PAGE 17/021 Fax Server -. - Ves � . " POIM Mc 911—•WAIMtNTY Oee6-1TAIUTOeY POW!Compost*Orantest. .ri.rcn.•�ea uw.a..se..rOnt•+.1.a•.+.w i1 6 . �1 8�032587 � > L1 WARRANTY DarmotS'TATOJT/1111' FORM f GprwOltAlt vgANh On Ii1 CITICORP PERSON :'O PERSON FINANCIAL Cr•,NTEP, INC. � a corporation duly organised and existing under the laws of the State of )e1.aWt XO Grtintor, li conveys and warrants to . h ...-....R G gR...L....tALI1G.and JACfIEIIjT,....,, .ZA .IING., f r E r . ......... ...... ....bus. an ...and. wife, il Grantee. the following described real property free of encumurnnces except as s I pecifically set forth herein situated in Wa.Sk1iI7gtA.lt..._..».... County, Oregon, to-wit: 't -- 7e: SFS ATTACH?A EXHIBIT "A" • ....h... 4. al . N i 'he said property is tree (corn alltPencumbratnc s except�'E regulations`or' the Unified Sewerage • "I •gency; easement recorded March 19, 1968 in Book 685, Page 624; Mortgage in favor of Washington Federal Savings & Loan Association recorded March 22, - 1977 in Book 1152, Page 460, which the Grantees herein assume and agree to p i The true consideration for this conveyance is $...9.0.,.0A.0-.0a(Here comply with the requirements of ORS 93.030) . f i . . .. ..�- . . _.,.,. - -_._...... .. _.. .-. . . . , Done by order of the grantor's board of directors with its corporate seal affixed on........Augu.^t-••1let•-•...19.8.4.. THIS INSTRUMENT DOES NOT GUARANTEE THAT ANY CITICORP PERSON TO PERSON FINANCIAL 1 k PARTICULAR I15L MAY BE MADE OF THE PROPERTY CENTER.,...INC DESCRIBED IN TH1S INSTRUMENT. A BUYER SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY B » . , President PLANKING DEPARTMENT TO VERIFY APPROVED USES. y . (CORPORATE SEAL) By ... if .e L: Hale.._...............ASStSecretery STATE OF OREGON.County of .. .. mph )u. August Pp ... , 19 84 • ., r appeared . .....Charles 1. Hale . . met. • 1 who.i.ii band.feet duly awonn did.ar that Oho concoct Is the •..' Asst. -..- . t CITICORP PERSON TO PLINt'INw- µe . : _..-.......' �• . . tern pry d . .. .... . . .. .. .. .. .. .. ... .. . . . . . .. CITI . � � �ENC. ,a corposatroa,tatd that Ma sear Witted to the for lolad fnsfrhwherrt • ..:Is the corporate seat at said corporation and that raid instrument was signed and seated in behafi of said corporation by authority of lu board et.dirsietors; AO each wi tapes acknowledged said tnst.uo,vnt to be Its voluntary act and dead. I (Or,icaL StiO Be/ore me: iiir. / , 1'• / !�/ Notary Public/• Or on; Sly commission a,.res._.'......i�1.. WARRANTY DEED Citicorp Person„to••,?er$or. STATE OF OREGON. Wa1 firm _ orANTOR ss. oaAMTer. County of i I certify that :ho within instru- ment Aooassr.sh.• meet was received for record on the Mlle votn Mom am Sr da of F.P. Ro er L & 3acqu0 ins J. Wa1z ng „met 1eee,,,eO at.. o'clock M.,and recorded 12475,.•S.t . Beef FON in book/reel/volume No on Tigard, OR 97223 page............ .....or as document/fee/file/ II asCOnathh's u.t instrument/microfilm No. ......................, 1i NUM AaOacss,ZIP Record of Deeds o!said county. —y Yuen a champ to rmgaen.d.a Na,,N,,ienis Witness my hand and seal DI �I y• uthan be MI N Ma following @ddrant County affixed. Il 38Q1e.°w.ilB....SbOV.@....... ...._ .......w.»_.....»........ . . 11 • HILL Mar.[ i . i _....__._......._..__ZIT II NAM,.AUerraa. By ..-...._......• II j• t • .. _ f . .. ._._.. .. .._...—. ... .. - -• 2/28/2005 4 : 56 PM PAGE 18/021 Fax Server EXHIBIT "A" FAHCEL I; A parcel of land situated in the Southwest one-quarter of Section 10, Township 2 South, Range 1 West, Willamette Meridian, Washington County, Oregon, more particularly described as follows: BEGINNING at a point on the West line of Section 10, South 1152.8 feet along said line, from the Went one-quarter corner of said section; thence East at right angles to the West line of said section 121.29 feet to a point; thence South parallel with the West line of said section 296.43 feet to the centerline of S.W. Bend Road; thence South 5B° 55' 10" West along the centerline of said road 141.62 feet to a point on the West line of said Section 10; thence North on the West line of said section 369.54 feet to the point of beginning. TOGETHER WITH an easement for ingress, egress and the installation of utilities over, across and under the following described parcel: CEGINNING at the Northeast corner of the aforesaid described parcel; thence projecting the North line of said parcel East 50.0 feet to a point; thence South parallel with the West line of said section 266.29 feet, more or less, to'the centerline of S.W. Bend Road; thence South 58° 55' 10" West along the centerline of said road 58.38 feet to a point; thence North parallel with the West line of said section 296.43 feet to the point of beginning. PARCEL II: A parcel of land situated in the Southwest one-quarter of Section 10, Township 2 South, Range I West, Willamette Meridian, Washington County, Oregon, more particularly described as follows: BEGINNING at a point on the West line of said Section 10, South 1152.8 feet along said line from the West one-quarter corner of said section; thence East at right angles to the West line of said section 121.29 feet to a point; thence North parallel with the West line of said section 120.0 feet to a point; thence West parallel to said South line 121.29 feet to a point on the West line of said section; thence South on said West line of section 120.0 feet to the point of beginning. TOGETHER WITH an easement, for ingress, egress and the installation of utilities over, across and under the following described parcel: BEGINNING at the Northeast corner of the aforesaid described tract; thence projecting the North line of said parcel East 50.0 feet to n point; thence South para)lcl with the West line of said section 386.29 feet, more or less, to the centerline of S.W. Bend Road; thence South 58° 55' 10" West along the cer.ierline of said road 58.3d feet to a point; thence North parallel with the West line of said section 416.43 feet to the point of beginning. TOGETHER WITH a non-eerlestve, peroetuAl right nr way and eseet_nt for road and utility purposes, on, over, across, under, along, parallel to, Easterly of, and within 50 feet of the following described West line of said easement area: BEGINNING at the Southwest corner of the above first described tract; thence South along the West line of Section 10, Township 2 South, Range 1 West, Willamette Meridian, 370.13 feet to the North line of S.W. Bend Road. 2/28/2005 4 : 56 PM PAGE 19/021 Fax Server . .._ _ --- s ...■mare.1111.=11...—..... —......—.. —...■.■— N. . • I • • I — I ..... i —. .. i —■— I I I ■— • r . I i . I i . ! ---1 —4 1 ". --- -. .... STATE of OREGON i $6 Punta el 11•Wmelem ..... ! 1,Douai W.Mama.Okada 01 aossaamard and Taxadoa and E.o0f0o10 Iherodar 01 Con- winced for sold oloot.do Wolof MIES that do whain WOMAN*01 With;Oaf rnsa!".1 1 and racordiol IA book 01r rota or soldeour4y. Maid W,*atm,Otroc1or Of .. Awoornerd aro Taxation.do. 0111clo Pone CM4Ally CNA 4 4 • .....; 19RIAUG 11 m T.06 :.6.. ..._=: i ,.... 2/28/2005 4 : 56 PM PAGE 20/021 Fax Server t WtRRANTY DEED 78044753\x, 4..41 • ►• • 1 2 hereinafter called grantor, ccovey(s) to i 2 RICHARD L. SILLESO: rid B r '_c. S cSON_ h,,"r,s ..,A ..:rs all that real property situated in ��35h t7n County, Sate of�Oregor, described as follows: ---A parcel of land d in the Southwest quarter of Section 10, Township 4, 2 South, Range 1 West, Willamette Meridian Washington descrjbeci as follows: 8 on County, Oregon, 8eginrnir,g at a point on the West lire of said Section, 10, that is South 707.80 feet from the ',Jest quarter corner thereof; thence C South 325 feet to the Northwest corner of the tract conveyed to r Harvey L. Burns, et ux, by deed recorded Meech 19 196E in book 585, (/ Page 624; thence East along the :forth line of said Burns tract 171.29 feet to the Northeast corn - thereof; thence North 325 feet to a point fl due East of the point of L,eginrdng; thence West 171.29 feet to the true c point of beginning. Together with the •llowi g: NIL CI Beginning at a point which is the Southeast corner of the above described tract; thence South cn of extension, of the Fast line of Laid above described tract to the Southeast corner or that tract described on contract dated February 20, 1968, recorded in Book 685_ Page 622, Washington County Deed Records; thence west along the South line of said property 50 feet; thence North to the South line of the tract described above; thence East 50 feet to the point of beginning. SUBJECT T0: easements (2) of record including water lire easement and roadway easement and ALSO SUBJECT TU rights of the public in that portion of the above described property lying below the mean high cater mark of stream crossing this tract, --- This deed is given in fulfillment of contract recorded August 14 1973 in Book 940 page 138. and covenaut(s) that it is free from encumbrances created or sufferer by grantor except as afOresajd and that grantor will warrant and defend same agai-tst all persona who may lawfully claim, by, through, or under grantor. THE TRUE AND ACTUAL CONSLMRATION for this transfer is � ;� Five ! cowed and no/100 ---___-_.._ ($u1,500.0 a. THE paLt:, ;ING RECITAL OF CONiSIDERATION IS true as __Lae__ verily believe. Dated this 6th day of Jul , 19 Li 1 STATE OF OREGON ■ el e4 ) so. w•a County of Washington ) r =:.. i w e I Persona-11y appeared the above-n3mec f 'a'Y. _t41,�.,� An"r 1:-,,.,L . ., n..-.._ 2/28/2005 4 : 56 PM PAGE 21/021 Fax Server r . .,... . __ , . . . !! r Lib, . . • sii...,. .. ... ., 1;.,... . . t...:. .t. I.: i. .... v ,.. i . ,,. I , 1 • r i ! diadA2 i MTh Of 01416°N 1 1 } SI courpi of VINI0111•0 i .......,...--;•....,... so disil wr MAI.,.. . oniest i OsWailell".1' fa ilk.ismi-41-0.4111- . :...,. I 0 oil . g . • . 1•■■•i•I1M=II•111■• ■IIIIIIMINIMM ARLINGTON HEIGHTS III IMPACT STUDY (In compliance with Code Sections 18.390.040.B.2.e and 18.390.050.B.2.e) INTRODUCTION: The subject development consists of three Tax-Lots(Tax-Lot 2100 map 2S 109DA, and Tax-Lots 600 & 700 map 2S110CB) containing approximately 17.08 acres located north of SW Beef Bend Road and south of SW Bull Mountain Road and SW Summerview Drive. The subject properties are zoned R-7 in the City of Tigard Comprehensive Plan, which permits the development proposed, with 5,000 square feet minimum lot size. The applicant proposes the creation of 64 lots in two phases, several common open space tracts, the extension of SW Summerview Drive through the property to SW Beef Bend Road and private streets, which are allowed in a planned development, to service some of the steeper portions of the property. The common open space tracts will be owned and maintained by a homeowners' association. The applicant is proposing a planned development overlay zone, a planned development concept plan, a detailed planned development plan, a subdivision and a sensitive lands review. The planned development review is a Type III-PC review and the sensitive lands review is a Type II procedure. The Impact Study will address the effect of the development on public facilities and services including the transportation system,bikeways, stormwater drainage,parks, water, sanitary sewer, and noise impacts of the development. DEVELOPMENT CODE REQUIREMENTS: 18.390 Decision-Making Procedures 18390.040.B.2.e and 18390.050.B.2.e Type H and Type III Procedure(respectively) 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. Transportation: The 17.08 acre site has southeast facing slopes,with two drainageways that traverse the site in a northwest/southeast direction,one in the northerly portion of the property and one in the south. Slopes range from 10%to over 34%. An existing public street, SW Summerview Drive, is located at the northwest corner of the property. The City's Transportation Plan shows the extension of SW Summerview through the site,to the southeast corner of the property and connecting with SW Beef Bend Road. The applicant proposes to minimize the impact of site grading to the extent practicable through the alignment of the Summerview extension and the incorporation of private streets that follow the existing contours. The use of private streets reduces the grading required for street construction, since the width of the private street tracts is 24 feet compared to 46-54 feet for local public streets. Further, by following the contours,the need for cut and fill to construct the streets is reduced. By using private streets that follow the site contours,the majority of the lots will be accessed either from the top of the lots or the side of the lots, which is desirable for most builders and homeowners because construction costs are generally reduced. In addition to the extension of SW Summerview Drive through the property, two existing public streets at Summit Ridge,which is west of the Arlington Heights III site, will be connected to the SW Summerview Drive extension. SW Summerview Drive will consist of a 50 foot right-of-way, with a pavement width of 28 feet,parking on both sides and 5 foot sidewalks on both sides. The two public streets that will be constructed to the west, to provide connections to the Summit Ridge subdivision, will have rights-of-way of 50 feet, paved widths of 28 feet, parking on both sides of the street and 5 foot sidewalks on both sides of the street. The construction of the public streets will meet the requirements of the City. The applicant proposes private streets to serve the eastern portions of the property, which requires an adjustment to the street standards. The easterly portions of the property are characterized by slopes ranging from 16%to 30%. The construction of standard public streets would have a substantial adverse impact on the property. In order to minimize the impact of the streets in this area of the project,the applicant proposes private streets, within 24 foot wide tracts,with 24 feet of pavement and 4 foot extensions for parallel parking in specific locations,thus maintaining a minimum of a 20 foot travel way for emergency vehicle access, and a 5 foot sidewalk on one side. The private streets have been aligned with the topography,thereby further reducing the impact to the slopes. The parking needs can be met with two off-street parking spaces for each lot. Utilities will be placed within the private street tracts and within public utility easements on the lots. Street lighting and street trees will be provided as required by the City standards. The private streets meet the access needs for emergency vehicles. The applicant's traffic consultant has analyzed the proposed development and has concluded that the project will generate approximately 593 net new vehicle trips throughout a typical weekday, including 47 vehicle trips during the AM peak hour and 63 vehicle trips during the PM peak hour. Tri-Met does not provide transit service in the immediate vicinity of the site. Currently, there are three bus routes operating along Hwy 99,which is approximately 0.5 miles east of the site. Bus route No. 12 (Barbur Blvd.)provides service to/from Sherwood and Portland. Bus route No. 94 (Sherwood/Pacific Highway Express)provides service to/from Sherwood and Portland. Finally,bus route No. 95 (Tigard/I-5 Express)provides service to/from Sherwood and the Lloyd District via Portland. Bikeways: No bicycle lanes are present along SW Beef Bend Road or SW 122nd Avenue in the immediate vicinity of the site. The public and private streets proposed and described above are of sufficient width to allow bicycle travel. Drainage: A hydrologic/hydraulic analysis has been completed and has been submitted concurrently with the planned development/subdivision application. This analysis shows the required water quality/quantity facilities, including sizes and types to be constructed so that no downstream impacts will occur. As shown in the drainage analysis,the proposed storm drainage system will discharge into an existing drainage course at one on-site location. The runoff from the site will be routed into an existing 36" storm pipe that runs under SW Beef Bend Road and outfalls into an existing storm drainage ditch. From there, the stormwater will flow south for approximately 240 feet, outfalling into a 42" storm drain pipe that runs south through King City and eventually outfalls into the Tualatin River. The on-site storm water runoff from the impervious surfaces will be routed through water quality vaults, such as StormCeptors or a City approved equal. The analysis demonstrates that the proposed storm sewer system will be adequate to convey the 25-year storm sewer flows from the site and with some minor grading and/or additional off-site storm sewer construction,the drainage course between the site and downstream approximately 1,400 feet is adequate to accommodate the 25-year storm flows from the project. Parks: Public parks are not proposed. However,the two drainageways that traverse the property will be protected in open space tracts, for the visual enjoyment of the residents of the Arlington Heights III community and for those that use the streets within the project. Water: A water supply line will be extended from an existing water line at SW Beef Bend Drive through the site to connect to existing systems at SW Summerview Drive,the Summit Ridge subdivision to the west and a possible connection to the proposed Mountain View Estates subdivision to the east. Sewer: The northern lots will be serviced by an extension of an existing sanitary sewer line in SW Summerview Drive. The balance of the lots will be serviced by the extension of an existing sanitary sewer line in SW Beef Bend Road at the southeast corner of the property. Noise: Sounds caused by construction activities will be limited to the hours of seven a.m. to nine p.m. Monday through Friday and eight a.m. to nine p.m. on Saturday and Sunday,as required by Sections 18.725.030 and 7.40.180 of the Code. l ARLINGTON HEIGHTS III PLANNED DEVELOPMENT, SUBDIVISION AND SENSITIVE LANDS REVIEW APPLICATION TO CITY OF TIGARD Submitted March, 2005 PP/700/5VB • 4, 54,0,94, 5/` - ii vu/u1 ` , O 0"15s Q.k` iv IA tiveilc,l. tot itt4 L c (5 ( C { a4nugc �,.�c�- 1 5 ( r (D r s lep L • l SUMMARY INFORMATION OWNER: ENGINEER: Terra—Weber, LLC CnF Consulting, Inc. 12755 SW 69th Ave. Suite#100 5630 SW Riverside Lane, Suite#4 Portland, Oregon 97223 Portland, Oregon 97201 Contact: Tom Weber Contact: Brad Crement (503) 517-8284 (503) 246-1200 (503) 601-3524 Fax (503) 246-2579 Fax SURVEYOR: WETLAND SPECIALIST: Harris-McMonagle Associates, Inc. Jones & Stokes 12555 SW Hall Blvd. 317 SW Alder Street, Suite 800 Tigard, Oregon 97223-6287 Portland, Oregon 97204 Contact: Bill McMonagle Contact: Matt Kuziensky, M.En. (503) 639-3453 (503) 248-9507 (503) 639-1232 Fax (503) 228-3820 Fax GEOTECHNICAL ENGINEER LAND USE PLANNER: /GEOLOGIST: Porter Company, LLC GeoPacific Engineering, Inc. 5510 SW Dover Loop 7312 SW Durham Road Portland, Oregon 97225 Portland, Oregon 97224 Contact: Larry Porter Contact: James Imbrie, P.E. (503) 977-0497 (503) 598-8445 (503) 246-3422 Fax (503) 598-8705 Fax TRAFFIC ENGINEER SILVICULTURIST/ARBORIST CTS Engineers Knapp Forestry 20085 NW Tanasbourne Dr. Ste. B 7615 SW Dunsmuir Lane Hillsboro, Oregon 97124 Beaverton, Oregon 97007 Contact: John I. Irwin, P.E. Contact: Walter H. Knapp (503) 690-8080 (503) 646-4349 (503) 645-5930 Fax (503) 265-8117 Fax Mazany& Associates P.O. Box 1305 Beaverton, Oregon 97075 Contact: Robert Mazany (503) 646-0897 Telephone & Fax Arlington Heights, III Subdivision Land Use Application March, 2005 Page 1 of 4 ■ PROJECT Project Name: Arlington Heights 111 Location: North of SW Beef Bend Road and south of SW Summerview Drive Property Description: Tax Lot 2100, map 2S 19DA and Tax Lots 600 and 700, map 2S 110CB Existing Plan &Zoning Designation: R-7 Site Size: 17.08 acres Land Use Reviews: 64 lot Planned Development, with Subdivision and Sensitive Lands Review Arlington Heights,III Subdivision Land Use Application March, 2005 Page 2 of 4 A 4. TABLE OF CONTENTS SECTION PAGE I. INTRODUCTION AND PROPOSAL 1 II. ANALYSIS ...4 18.350 PLANNED DEVELOPMENT ..5 18.350.090 A 2 DEVELOPMENT SCHEDULE (EARLY GRADING PERMIT) 11 18.795 VISUAL CLEARANCE AREAS 13 18.745 LANDSCAPING AND SCREENING 15 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 16 18.705 ACCESS, EGRESS AND CIRCULATION 16 18.780 SIGNS 19 18.410 LOT LINE ADJUSTMENTS 25 18.420 LAND PARTITIONS ..25 18.430 SUBDIVISIONS 25 18.510 RESIDENTIAL ZONING DISTRICTS 29 18.715 DENSITY 30 18.510 DEVELOPMENT STANDARDS ...32 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 33 18.775 SENSITIVE LANDS REVIEW 34 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE ....41 18.790 TREE REMOVAL 42 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS .42 18.370 VARIANCES AND ADJUSTMENTS 50 BULL MOUNTAIN COMMUNITY PLAN 56 III. CONCLUSION 59 APPENDICES A. PRE-APPLICATION NOTES B. NEIGHBORHOOD MEETING C. GEOTECHNICAL REPORT D. CLEAN WATER SERVICES (CWS)NATURAL RESOURCE ASSESSMENT E. TRAFFIC IMPACT STUDY F. SERVICE PROVIDER LETTERS G. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS EXHIBITS 1. LAND USE APPLICATION 2. TITLE REPORT 3. PROOF OF OWNERSHIP & OWNERS CONSENT 4. MAILING LABELS & ENVELOPES 5. IMPACT STUDY Arlington Heights,III Subdivision Land Use Application March,2005 Page 3 of 4 � S 6. APPLICATION FILING FEE 7. PRELIMINARY ENGINEERING DOCUMENTS, CNF Consulting, Inc. Cover Sheet (CNF Consulting) Sheet 1 of 14 Existing Conditions Plan (Harris-McMonagle) Sheet 2 of 14 Preliminary Site/Plat (CNF) Sheet 3 of 14 Preliminary Site Plan option A (CNF) Sheet 3a of 14 Preliminary Grading Plan (CNF) Sheet 4 of 14 Existing Slope Analysis (HM& CNF) Sheet 5 of 14 Preliminary Street Plan (HM& CNF) Sheet 6 of 14 Preliminary Street Profiles (HM& CNF) Sheets 7, 8, & 9 of 14 Preliminary Storm Plan (CNF) Sheet 10 of 14 Preliminary Sanitary Plan (CNF) Sheet 11 of 14 Preliminary Water Plan (CNF) Sheet 12 of 14 Tree Preservation/Mitigation Plan (HM& CNF) Sheet 13 of 14 Preliminary Landscape Plan CNF) Sheet 14 of 14 8. CEDAR RIDGE SUBDIVISION, PICTURES AND SUBDIVISION PLAT Arlington Heights,III Subdivision Land Use Application March,2005 Page 4 of 4 I. INTRODUCTION AND PROPOSAL The subject development consists of three Tax-Lots (Tax-Lot 2100 map 2S 109DA, and Tax-Lots 600& 700 map 2S110CB)containing approximately 17.08 acres located north of SW Beef Bend Road and south of SW Bull Mountain Road and SW Summerview Drive. The subject properties are zoned R-7 in the City of Tigard Comprehensive Plan, which permits the development proposed,with 5,000 square feet minimum lot size. The applicant proposes the creation of 64 lots in two phases, several common open space tracts,the extension of SW Summerview Drive through the property to SW Beef Bend Road and private streets,which are allowed in a planned development,to service some of the steeper portions of the property. The common open space tracts will be owned and maintained by a homeowners' association. The applicant requests approval of planned development overlay zone,approval of a planned development concept plan, approval of a detailed planned development plan, approval of a subdivision and sensitive lands review. The planned development review is a Type III-PC review and the sensitive lands review is a Type II procedure. This application will address the planned development review requirements, the subdivision requirements and the sensitive lands review requirements under the applicable City of Tigard standards. Site Description The Arlington Heights III property lies directly south of the Arlington Heights II site and has access from two existing streets, SW Summerview Drive, located at the northwest corner of the site,and from SW Beef Bend Road,located at the southeast corner of the site. It will also have access from two streets under construction from the Summit Ridge subdivision, which is adjacent and west of the site. The property is 17.08 acres in size and is bordered by an existing subdivision to the north(Arlington Heights II), a new subdivision to the west(Summit Ridge), SW Beef Bend Road to the south, and a proposed subdivision(Mountain View Estates)to the east. The property has southeast facing slopes,with two drainageways that traverse the site in a northwest/southeast direction, one in the northerly portion of the property and one in the south. Slopes range from 10%to over 34%. Currently there are two single-family homes on the site, one of which will remain after development of the project. Planned Development The applicant proposes a planned development to minimize the impact of site grading and create lots with downhill or sidehill access to the extent practicable through the alignment of the SW Summerview Drive extension and the incorporation of private streets that follow the existing contours. The use of private streets,which are not allowed in a subdivision but are allowed within a planned development,reduces the grading required for street construction, since the width of the private street tracts is 24 feet compared to 46 to 54 feet for local public streets. Further,by following the contours,the need for cut and fill to construct the streets is reduced. The proposed planned development plan is characterized by the extension of existing SW Summerview Drive from the northwest,through the property to SW Beef Bend Road at the southeast corner, with private streets extending from SW Summerview Drive to service the easterly portions of the property. In addition,two public streets extend from SW Summerview Drive to connect with the Summit Ridge subdivision to the west. The topographic constraints,together with the extension of SW Summerview Drive and the connection of two streets to Summit Ridge,result in the Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 1 of 59 construction of SW Summerview Drive with similar slopes as those found on the existing portion of SW Summerview Drive. On-site field observations found that the existing grade along SW Summerview Drive from SW Autumnview to SW Terraview had an average slope around 18% with an approximate maximum of just over 21%. The proposed street grade of the SW Summerview extension is consistent with the surrounding land and that of recently developed street improvements, including SW Summerview Drive. Additionally,the proposed street grade prevents excessive earthwork and significantly reduces the magnitude of the grading of the property, thus reducing the extent of the disturbance of the site, which will all have positive environmental impacts. Furthermore,the proposed grade is consistent with other roadways in the vicinity with similar topographic constraints. Because the applicant's proposal includes private streets and street grades that exceed 15%, which is the maximum street grade allowed without specific City approval, a planned development is required by the City. The two ravines that traverse the property will be protected in open space tracts. By using private streets that follow the site contours,the majority of the lots will be accessed either from the top of the lots or the side of the lots, which is desirable for most builders and homeowners because construction costs are generally reduced and the potential for views is increased. While the applicant is proposing a planned development that works with the site resources, topography and adjoining properties,as described above,the applicant's engineer/planner has prepared alternative site plans, including a subdivision plan, for the Arlington Heights III site. The alternate subdivision plan, submitted concurrently with this application, demonstrates that while the density increases from 64 lots to 75 lots, the disturbance to the site is substantially increased. Since private streets are not allowed in a subdivision, all of the streets would be public streets. The use of private streets reduces the grading required for street construction, since the width of the private streets is 24 feet compared to 46 to 54 feet for local public streets. Grading and retaining walls for the lots would increase in a subdivision,with greater cuts/fills and retaining walls to create building pads on each lot. The maintenance cost to the public also increases, since all of the streets will be public streets. In the proposed planned development, all of the private streets will be owned and maintained by the Arlington Heights III homeowners' association. Lots The site is zoned R-7 and is 17.08 acres in size. Based on the standards of the R-7 zone, the minimum density that can be developed on the site is 61 lots and the maximum density that can be developed on the site is 77 lots. The applicant is proposing to build 64 single-family lots, which falls within the minimum and maximum density requirements. The project has two phases. Phase 1 consists of 53 single-family lots on approximately 14.17 acres and Phase 2 consists of 11 single-family lots on approximately 2.91 acres. The proposed lots range in size from 5,032 square feet to 8,069 square feet and exceed the minimum lot area of the R-7 zone,which is 5,000 square feet. The proposed lots range in width from 25' to 83' and in depth from 64' to 121'. All of the lots have at least the minimum required frontage of 25'on the adjacent street. Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 2 of59 1. While the proposed lots are large enough to accommodate detached single-family homes and meet all of the setback requirements of the Code,the applicant is proposing a minimum18' separation between the property line and the front of the garage front yard setbacks for Lots 2 through 9, 14 through 24,40,42 through 48, 52, 54 and 59, in order to accommodate home construction on difficult uphill or downhill grades or with other difficult site constraints, as allowed under Section 18.370.020. These setback requirements will be evaluated during the review process of individual building permits for each lot. To help facilitate that review, a site plan will be submitted with each permit application that will show lot boundaries,the proposed building envelope and building setbacks. All homes built on the proposed lots will meet the height requirements of the Code. These height requirements will be evaluated during the review process of individual building permits for each lot. To help facilitate that review,building heights will be shown on the building elevations that will be part of the submittal package for individual building permits. Streets The applicant has developed a circulation plan that is direct,with streets that provide safe and convenient access for motor vehicles,pedestrians and bicyclists. The City's Transportation Plan includes the extension of SW Summerview Drive through the site,to the southeast corner of the property and connecting with SW Beef Bend Road. The traffic flow pattern entering and exiting the site is accomplished through four separate,yet interconnected,access locations. From the north,the site is accessed by an extension of SW Summerview Drive, which is shown on the City's Transportation Plan as an extension through the site,to the southeast corner of the property with a connection to SW Beef Bend Road. From the west the site is accessed by two extensions from the Summit Ridge subdivision. The public streets within the Arlington Heights III project will be constructed to meet the Skinny Street standards as allowed under Section 18.810 of the Code. The public streets will have a 50-foot right-of-way with a 28-foot wide paved section, 5.5- foot wide planter strips and 5-foot wide sidewalks on both sides of the street. The four proposed private streets will have a minimum 24-foot wide paved section,with 4-foot extensions for parallel parking in specific locations,thereby maintaining a minimum 20-foot wide travel way for emergency vehicle access. A 5-foot wide sidewalk is proposed for one side of the private streets. Parking Based on the requirements of Section 18.765.070, one off-street parking space is required for each detached dwelling unit. To meet this requirement, the applicant proposes two off-street parking spaces for each lot, either within a garage or in the driveway of each garage. Additionally, the applicant proposes to increase the width of the private streets in specific locations, as shown on the preliminary plat,to provide on-street parking within the private street areas of the project. Services The applicant has obtained a Stormwater Connection Permit from CWS for Phase 1 and will obtain a Stormwater Connection Permit for Phase 2, in compliance with the CWS "Design and Construction Standards". A meeting between the applicant and CWS has been held and the Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 3 of 59 comments received from CWS have been incorporated in the Stormwater Connection Permit application for Phase 2. A utility plan submitted concurrently with this application shows the location of all utilities. The utility plan shows that sanitary sewer laterals are provided to each lot and the individual lot laterals are connected to lines that connect to existing trunk lines. The northern lots will be serviced by an extension of an existing sanitary sewer line in SW Summerview Drive. The balance of the lots will be serviced by the extension of an existing sanitary sewer line in SW Beef Bend Road at the southeast corner of the property. The proposed storm drainage system will be separate and independent of the sanitary sewer system. Storm water will be directed and collected within catch basins in the public and private streets and then conveyed by closed pipe to water quality features located in Tracts E and M before discharging into existing drainageways. A water supply line will be extended from an existing water supply line at SW Beef Bend Road through the site to connect with existing water lines at SW Summerview Drive, the Summit Ridge subdivision to the west and a possible future connection to the proposed Mountain View Estates subdivision to the east. Site Development and Landscaping Development within this property will require modification of the site in order to accommodate the required grading and the installation of infrastructure including all utilities and streets. In order to build homes on the lots contained within this subdivision, additional site area will be disturbed to accommodate the building footprints, roof overhangs, driveways, sidewalks, and outdoor spaces such as patios. As discussed above, the applicant proposes to develop 64 single-family lots on the site. Once the lots have been developed and platted,they may be sold to homebuilders. Building plans have not been selected for each lot, which means that the exact location of the building footprints, driveways, sidewalks and patio locations cannot be established at this time. Therefore, it would be premature to develop a landscape plan for these lots when so many variables affecting the individual landscape plan for each lot have not been determined. A landscape plan will be submitted with each set of building plans as each home in the subdivision goes through the building permit review process. These individual lot landscape plans will accurately reflect the site plan and all proposed development on each lot and will meet all of the requirements of the Code. The site plan that has been submitted with this application indicates the tentative location and type of street trees that are proposed for this project. The final location of street trees will be determined at the time that individual building permits are submitted for each lot. The site plan that will be submitted with each building permit request will show the final street tree locations based on the house and driveway locations on each lot. II. ANALYSIS Planned Development with Subdivision Review and with Sensitive Lands Review Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 4 of 59 /1/a rr&IJv e. 18.350 PLANNED DEVELOPMENT The applicant proposes concurrent approval of a planned development overlay zone and approval of a planned development concept plan, and approval of a detailed development plan, with a subdivision (Type III-PC reviews). 18.350.020 The Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. B. Elements of approval process. There are three elements to the planned development approval process, as follows: 1. The approval of the planned development overlay zone; 2. The approval of the planned development concept plan; and 3. The approval of the detailed development plan. The applicant proposes concurrent approval of a planned development overlay zone, approval of a planned development concept plan and approval of a detailed development plan. C. Decision-making process. A new planned development overlay zone and/or concept plan shall be processed by means of a Type III-PC procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.350.100. The detailed development plan shall be reviewed by means of a Type II procedure, as governed by18.390.040, to ensure that it is substantially in compliance with the approved concept development plan. In the case of an existing planned development overlay zone for any other type of application, the application shall be reviewed under the provisions required in the chapters which apply to the particular land use application. D. Concurrent overlay zone and conceptual plan applications. The application for the overlay zone and for approval of the conceptual development plan may be heard concurrently if an application for each of the actions is submitted.. The applicant proposes concurrent approval of a planned development overlay zone and approval of a planned development concept plan. E. Concurrent overlay zone and subdivision applications. If the application involves subdivision of land, the applicant may apply for preliminary plat approval and the applications shall be heard concurrently. The application includes a subdivision, and the applicant proposes concurrent approval of a planned development overlay zone and approval of the preliminary plat. Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 5 of 59 18.350.030 Administrative Provisions A. Zoning map designation. Where a planned development overlay zone has been approved, the zoning map shall be amended to indicate the approved planned development designation for the subject development site. The approval of the planned development overlay zone shall not expire. The zoning map will be amended with the approval of the planned development application. B. Time limit on filing of detailed development Plan. Within 1-1/2 years after the date of Commission approval of the conceptual development plan, the owner shall prepare and file with the Director a detailed development plan. Action on the detailed development plan shall be ministerial and taken by the Director by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria below: 1. The Director shall approve the detailed development plan upon finding that the final plan conforms with the conceptual plan approved, or approved with conditions by the Commission. The detailed plan shall be approved unless the Director finds: a. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking;: b. The change reduces the amount of open space and landscaping; c. The change involves a change in use; d. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and e. The change involves a major shift in the location of buildings,proposed streets, parking lot configuration, utility easements, landscaping or other site improvements. Notwithstanding the two-step process above, Planning staff suggested that the applicant request concurrent approval of the detailed development plan and the conceptual development plan. As part of this application, the applicant herein proposes concurrent approval of the detailed development plan. 2. A decision by the Director may be appealed by the applicant or other affected/approved parties to the Commission and the Commission shall decide whether the detailed development plan substantially conforms to the approved conceptual plan based on the criteria set forth in Subsection 1 of this section. This appeal shall be governed by provisions of Section 18.390.040G. C. Extension. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year provided that: Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 6 of 59 1. No changes have been made on the original conceptual development plan as approved by the Commission; 2. The applicant can show intent of applying for detailed development plan review within the one year extension period; and 3. There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based If an extension is needed, the applicant will comply with these requirements. D. Phased development. 1. The Commission shall approve a time schedule for developing a site in phases, but in no case shall the total time period for all phases be greater than seven years without reapplying for conceptual development plan review. 2. The criteria for approving a phased detail development plan proposal are that: a. The public facilities shall be constructed in conjunction with or prior to each phase; and b. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities. A temporary public facility is any facility not constructed to the applicable City or district standard The applicant proposes a phased development of the Arlington Heights III planned development, in two phases, with concurrent construction scheduled for the phases. In the event the project is constructed in two phases,the public facilities will be constructed in conjunction with or prior to each phase and the development and occupancy of each phase will not be dependent on the use of temporary public facilities. E. Substantial modifications to conceptual plan. Substantial modifications made to the approved conceptual development plan shall require a new application. The applicant understands that if substantial modifications are made to the approved conceptual development plan, a new application is required. 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; Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 7 of 59 2. Single-family detached and attached residential units; 3. Duplex residential units; 4. Multi family residential units; The applicant proposes Single-family detached Residential Lots. This criterion is met. 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; Lots 30 through 35 and 41 through 48 are perimeter lots and the applicant proposes a minimum 18' separation between the property line and the front of the garage for Lots 42 through 48, in order to accommodate home construction on difficult uphill or downhill grades. Section 18.360.080.A.1 provides for exceptions to yard setbacks which are not greater than 20% of the required setback. The minimum distance between the property line and the front of the garage in the R-7 zone is 20'. The applicant proposes 18', which is only 10% of the required setback. All other front yard and rear yard setbacks for these lots will be the same as that required by the base zone. This standard is met. 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. Lots 2 through 9, 14 through 24, 40, 52, 54 and 59 are interior lots and the applicant proposes a minimum 18'separation between the property line and the front of the garage, in order to accommodate home construction on difficult uphill or downhill grades or with other difficult site Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 8 of 59 constraints. The applicant is proposing an adjustment to this standard, under Section 18.370.020, concurrently with this application. (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 Attached single-family dwelling units are not proposed in this application. B. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. This criterion will be followed. 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 Ill-PC 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. The Arlington Heights III property lies directly south of the Arlington Heights II site and has access from two existing streets, SW Summerview Drive, located at the northwest corner of the site, and from SW Beef Bend Road, located at the southeast corner of the site. It will also have access from two streets under construction from the Summit Ridge subdivision, which is adjacent and west of the site. The property is 17.08 acre in size and is bordered by an existing subdivision to the north(Arlington Heights II),a new subdivision to the west(Summit Ridge), SW Beef Bend Road to the south, a proposed subdivision(Mountain View Estates)to the east. The property has southeast facing slopes, with two drainageways that traverse the site in a northwest/southeast direction, one in the northerly portion of the property and one in the south. Slopes range from 10%to over 34%. An existing street, SW Summerview Drive, is located at the northwest corner of the property. The City's Transportation Plan shows the extension of SW Summerview Drive through the site, to the southeast corner of the property and connecting with SW Beef Bend Road. Currently there are two single-family homes on the site,one of which will remain after development of the project. The applicant proposes a planned development to minimize the impact of site grading and create lots with downhill or sidehill access to the extent practicable through the alignment of the SW Summerview Drive extension and the incorporation of private streets that follow the existing contours. The use of private streets reduces the grading required for street construction, since the width of the private street tracts is 24 feet compared to 46 to 54 feet for local public streets. Further, by following the contours,the need for cut and fill to construct the streets is reduced. The proposed planned development plan is characterized by the extension of existing SW Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 9 of 59 ■ Summerview Drive from the northwest,through the property to SW Beef Bend Road at the southeast corner, with private streets extending from SW Summerview Drive to service the easterly portions of the property.In addition,two public streets extend from SW Summerview Drive to connect with the Summit Ridge subdivision to the west. The topographic constraints, together with the extension of SW Summerview Drive and the connection of two streets to Summit Ridge,results in the construction of SW Summerview Drive with similar slopes as those found on the existing portion of SW Summerview Drive. On-site field observations found that the existing grade along SW Summerview Drive from SW Autumnview to SW Terraview had an average slope around 18%with an approximate maximum of just over 21%. The proposed street grade of the SW Summerview extension is consistent with the surrounding land and that of recently developed street improvements, including SW Summerview Drive. Additionally,the proposed street grade prevents excessive earthwork and significantly reduces the magnitude of the grading of the property,thus reducing the extent of the disturbance of the site,which will all have positive environmental impacts. Furthermore,the proposed grade is consistent with other roadways in the vicinity with similar topographic constraints. Because the applicant's proposal includes private streets and street grades that exceed 15%, which is the maximum street grade allowed without specific City approval,a planned development is required by the City. The applicant's engineer/planner had numerous meetings with city staff at city hall and at the site to discuss the various options to the existing steep slopes of the site and the need for modification of the City's Standards to include street grades that exceed 15%, but in no case exceed 20%,together with the use of private streets to minimize the impacts to the site. As discussed,the site has some steep slopes, especially where SW Summerview Drive connects with SW Beef Bend Road at the southeast corner of the site,where street grades of just under 20 %will be encountered. The private streets that are proposed are aligned to run parallel with the existing contours as much as possible to minimize both the impacts to the site and the street grades. The two ravines that traverse the property will be protected in open space tracts. By using private streets that follow the site contours,the majority of the lots will be accessed either from the top of the lots or the side of the lots, which is desirable for most builders and homeowners because construction costs are generally reduced and the potential for views is increased. The applicant's engineer/planner has researched other single family detached subdivisions in the Tri-County area with varying types of terrain, ranging from flat slopes in the Aloha TV-Highway area,to steep areas in the Portland West Hills, Mt. Scott, Powell Butte and Bull Mountain areas. Some subdivisions have optimized site resources and minimized the impact of development through careful planning with respect to topography and natural resources. Other subdivisions have created substantial impacts to site resources through improper planning that does not respect topography and natural resources. Grid subdivisions, with streets that form a grid pattern,may work in flat slopes,but in steep topography result in extensive grading and retaining walls. An example of this type of development can be seen on the property adjacent and west of the proposed Arlington Heights III property. An example of an existing subdivision that optimizes site resources and minimizes the impact of development is the Cedar Ridge subdivision in Portland's West Hills,which was platted as Ridgeview, in five phases. Cedar Ridge is characterized by slopes and ravines similar to the Arlington Heights III site. It has a single spline road,NW Hazeltine, with slopes ranging from 2%to 20%that connects the site to an existing Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 10 of 59 planned development(Forest Heights)and a major public street(NW Skyline Boulevard). Private streets that run parallel with the contours extend from the spine road to service the majority of the homesites. The Cedar Ridge site plan and photographs of this subdivision are submitted concurrently with this application. The applicant is proposing a planned development that works with the site resources, topography and adjoining properties, like the Cedar Ridge project and other subdivisions throughout the Tri- County region that have similar steep topography with natural resources and have been planned responsibly. Notwithstanding the planned development proposed herein,the applicant's engineer/planner has prepared alternative site plans, including a subdivision plan, for the Arlington Heights III site. The alternate subdivision plan, submitted concurrently with this application, demonstrates that while the density increases from 64 lots to 75 lots,the disturbance to the site is substantially increased. Since private streets are not allowed in a subdivision, all of the streets would be public streets. The use of private streets reduces the grading required for street construction, since the width of the private streets is 24 feet compared to the 46 to 54 feet for local public streets. Grading and retaining walls for the lots would increase in a subdivision plan, with greater cuts/fills and retaining walls to create building pads on each lot. The maintenance cost to the public also increases, since all of the streets will be public streets. In the proposed planned development, all of the private streets will be owned and maintained by the Arlington Heights III homeowners' association. The applicant's engineer/planner has discussed the concept of a planned development, as described above, with City staff,the adjacent homeowners' association(Arlington Heights II), adjoining property owners, and concerned local area neighbors. 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. The applicant is requesting approval of the planned development in two phases, with concurrent construction for the phases. The applicant proposes to commence grading work in the summer of 2005, after obtaining the Conditions of Approval with approval of the preliminary grading and erosion control plan(Early Grading Permit),prior to obtaining approval of the engineered plans and calculations and/or receipt of street and utility engineering permits. Completion of the project is scheduled for the fall of 2005. 3. 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 intends to sell all of the lots. 4. A narrative statement presenting information, a detailed description of which is available from the Director. Morgan Tracy, City of Tigard Planning Division, has advised the applicant that this standard is no longer applicable. B. Additional information. In addition to the general information described in Subsection Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 11 of 59 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; An existing site conditions plan has been prepared and submitted concurrently with this application. 2. A site concept; A site plan has been prepared and submitted concurrently with this application. 3. A grading concept; A grading concept plan has been prepared and submitted concurrently with this application. 4. A landscape concept; A landscape concept plan has been prepared and submitted concurrently with this application. 5. A sign concept; and A sign concept plan has been submitted concurrently with this application. 6. A copy of all existing or proposed restrictions or covenants. A copy of the proposed declaration of covenants, conditions and restrictions will be submitted prior to approval of this application. 18.350.100 Approval Criteria A. Relationship to site development review. The provisions of Chapter 18.360, Site Development Review, are not applicable to Planned Development Reviews. The detailed development plan review is intended to address the same type of issues as the Site Development Review. B. 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. 1.All the provisions of the land division provisions, Chapters 18.410, 18.420 and 18.430, shall be met; 2. 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 Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 12 of 59 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. a. 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: (1) A maximum of 3% is allowed for the provision of undeveloped common space, exclusive of areas contained in floodplain, slopes greater than 25 %, drainageways, or wetlands that would otherwise be precluded from development; (2) 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; (3) 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; (4) 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 topography of the site limits the number of lots to be created, so a density bonus is not feasible. b. Chapter 18.730 Exceptions to Development Standards; The applicant does not propose exceptions to the height and setback standards of the R-7 zone, except as proposed herein. c. Chapter 18.795 Visual Clearance Areas; 18.795.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. 18.795.030 Visual Clearance Requirements Arlington Heights, III Subdivision Land Use Application Narrative February,2005 Page 13 of 59 A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting,fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists,from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges,plantings,fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Future landscaping will comply with these requirements. Vision clearance triangles will be established and maintained at all street intersections. 18.795.040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. Summerview Drive is not a designated arterial street. SW Beef Bend Road is classified as a Minor Arterial and the visual clearance area will be not less than 35 feet on each side of the intersection. This standard will be met. B. Non-Arterial Streets. 1. Non-arterial streets 24feet or more in width. At all intersections of two non- arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of- way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right- of-way line and measured along such lines. The proposal includes seven intersections of two non-arterial streets 24 feet or more in width and this standard will be met. 2. Non-arterial streets less than 24 feet in width. At all intersections of two non- arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 14 of 59 width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. The proposal does not include two intersections of two non-arterial streets less than 24 feet in width and this standard does not apply. d. Chapter 18.745 Landscaping and Screening; 18.745.020 Applicability A.Applicability. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040.C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. B. Site plan requirements. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. A landscape concept plan has been submitted concurrently with this application. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street,private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. B. Street tree planting list. Street trees shown on the landscape concept plan have been selected from the list of approved trees. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; Street trees will be a minimum caliper of two inches at four feet in height and the spacing of the street trees will meet the requirements of the City for the species selected. 18.745.050 Buffering and Screening Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 15 of 59 A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of- way, buffering, but not screening, shall be required as specified in the matrix; The adjacent uses are all residential. This standard does not apply. e. Chapter 18.765 Off-Street Parking and Loading requirements; 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. 1. The Director may rule that a use, not specifically listed in Section 18.765.070.H, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the Director's decision be rendered in writing, it shall constitute a Director's Interpretation, as governed by Section 18.340; Section 18.765.070.H, Table 18.765.2, lists single family detached units and the minimum off- street parking requirement is one per dwelling unit. The applicant's proposal includes two off- street parking for each lot, within the garage or on the driveway. Additionally, the applicant proposes to increase the width of the private streets in specific locations, as shown on the preliminary site plan, to provide on-street parking within the private street areas of the project. Off-street loading requirements are not applicable to a residential proposal. f. Chapter 18.705 Access, Egress and Circulation; and 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all structures (see Section 18.360.050), and to a change of use which increases the on Arlington Heights, III Subdivision Land Use Application Narrative February, 2005 Page 16 of 59 site parking or loading requirements or which changes the access requirements. 18.705.030 General Provisions D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 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 proposed lots will have direct access to a public or private street, and the lot driveways will be maintained on a continuous basis at the required standards of the City. H. Access management 1. 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(depending on jurisdiction of facility.) A traffic impact study that includes an access report is submitted concurrently with this application. 2. 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. SW Summerview Drive intersects with SW Beef Bend Road, which is classified as a Minor Arterial. The traffic report submitted concurrently with this application analyzed potential queuing of southbound traffic along SW Summerview Drive at SW Beef Bend Road. Based on the total future traffic conditions the queue along SW Summerview Drive will be approximately 42 feet during the AM peak hour and approximately 48 feet during the PM peak hour. This equates to an estimated queue of 2 southbound vehicles at the intersection of SW Beef Bend Road. For the purpose of the traffic flow plan in the traffic report,one additional queued vehicle was assumed. Based on the potential queuing of up to 3 vehicles,the applicant's traffic consultant recommended that on-street parking be prohibited on both sides of SW Summerview Drive for a distance of 75-feet from the intersection with SW Beef Bend Road. With the proposed parking restriction, potential queuing at the intersection is not anticipated to impede the flow of vehicles, including emergency vehicles, or affect the safety characteristics along SW Summerview Drive at SW Beef Bend Road. An existing driveway that serves two existing off-site homes west of the Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 17 of 59 property intersects with SW Beef Bend Road approximately 55 feet west of the proposed intersection of SW Summerview Drive with SW Beef Bend Road. The applicant proposes to eliminate this intersection by realigning the driveway to intersect SW Summerview Drive approximately 120 feet north of the SW Beef Bend Road intersection. Given the topography of the site, and to minimize the impact to the natural resources,the intersection of the existing driveway with SW Summerview Drive cannot be aligned further north,to meet the minimum setback of 150 feet. An adjustment to the minimum setback of 150 feet is proposed under Section 18.370.020.0.5. 3. 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 proposal does not include a collector. However, SW Beef Bend Road is classified as a Minor Arterial and SW Summerview Drive will intersect with SW Beef Bend Road. The future off-site SW 127th Avenue and SW Beef Bend Road intersection is approximately 585 feet west of the SW Summerview Drive/SW Beef Bend Road intersection. The off-site SW 122nd Avenue and SW Beef Bend Road intersection is approximately 620 feet east of the SW Summerview Drive/SW Beef Bend Road intersection. An adjustment to the minimum 600 foot spacing of streets along an arterial is proposed under Section 18.370.020.C.5 SW Prince Edward Court and SW Turnagain Drive at SW Beef Bend Road are within 600 feet of the SW Summerview Drive/SW Beef Bend Road intersection but are for emergency vehicles only. Discussions by the applicant with Washington County staff indicate that these two streets do not need to be analyzed in detail because they are only serving as emergency vehicle access. 4. The minimum spacing of local streets along a local street shall be 125 feet. The proposed minimum spacing of local streets along a local street is at least 125 feet,with the exception of private streets D and E near the intersection of SW Solstice Drive and SW Summerview Drive. The spacing between SW Solstice Drive and private streets D and E is 80 feet. The applicant proposes private streets, including D and E, to serve the eastern portions of the property, which are characterized by slopes ranging from 16%to 30%. The construction of standard public streets would have a substantial adverse impact on the property. The use of private streets, which are not allowed in a subdivision but are allowed within a planned development under Section 18.810.030 T,reduces the grading required for street construction, since the width of the private street tracts is 24 feet compared to 46 to 54 feet for local public streets. In order to minimize the impact of the streets in this area of the project,the applicant proposes private streets,within 24-foot wide paved tracts, with 4-foot extensions for parallel parking in specific locations,as shown on the preliminary plat,thereby maintaining a minimum 20-foot wide travel way for emergency vehicle access. The private streets have been aligned with the topography,thereby further reducing the impact to the slopes, and the streets meet the access needs for emergency vehicles. The applicant is applying for a planned development in this application. Further, Section 18.810.030 T stipulates that the design standards for private streets shall be established by the City Engineer. In the event the City requires a finding from the applicant to establish the design standards for the proposed private streets,including the minimum Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 18 of 59 spacing between streets, the applicant has proposed an adjustment under Section 18.370.020.C.11 herein. I. Minimum access requirements for residential use. 1. 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 minimum access width for driveways will be 15 feet, with curb cuts that will meet the standards of 18.810.030 0. Table 18.705.2 is applicable to multi-family proposals. The standard for single-family dwelling units will be met. 2. Vehicular access to multi family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; The proposal includes single family lots. This standard is not applicable. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; Private residential access drives will be provided and the lot owners will maintain their driveways in accordance with the provisions of the Uniform Fire Code; 4. 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: Access drives will not be in excess of 150 feet in length. This standard does not apply. 5. 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; Driveways will not be in excess of 200 feet in length. This standard does not apply. 6. 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 proposal does not include a collector or arterial street. This standard does not apply. g. Chapter 18.780 Signs 18.780.130 Zoning District Regulations Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 19 of 59 A. In the R-7, R-4.5, R-3.5, R-2 and R-1 zones. No sign of any character shall be permitted in an R-7, R-4.5, R-3.5, R-2 or R-1 zone except the following: 1. Wall sign(s) may not exceed a combined total area offour square feet; Wall signs are not included in the proposal. This standard is not applicable. 2. Every housing complex shall be allowed one permanent freestanding sign at each entry point to the housing complex from the public right-of-way, with the site properly landscaped, and not exceeding 32 square feet per face in area. Illumination may be approved as long as it does not create a public or private nuisance, as determined by the Director considering the purpose of the zone; Housing complexes are not included in the proposal. This Standard is not applicable. 3. Every platted subdivision shall be allowed one permanent,freestanding sign at each entry point to the subdivision from the public right-of-way, with the site properly landscaped and not exceeding 32 square feet per face in area. Illumination may be approved as long as it does not create a public or private nuisance, as determined by the Director considering the purpose of the zone; Any future entry sign will comply with this standard. 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; The property has southeast facing slopes, with two drainageways that traverse the site in a northwest/southeast direction, one in the northerly portion of the property and one in the south. Slopes range from 10%to over 34%. An existing street, SW Summerview Drive, is located at the northwest corner of the property. This street will be extended by following a ridge between the two drainageways to the southeast corner of the site, connecting with SW Beef Bend Road. By following the ridge, rather than crossing the slopes, the cut and fill required to construct the extension of SW Summerview Drive will be reduced. The applicant proposes to further minimize the impact of site grading for streets by the use of private streets on the steeper easterly portion of the property. Private street tracts are 24 feet wide compared to public street rights-of-way that are 46-54 feet wide. The private streets also follow existing contours, rather than cut across slopes. By using private streets and by following the contours, the need for cut and fill to construct the streets is reduced. In order to extend SW Summerview Drive to service the property and to provide street access to adjacent properties, as required by the City, the two drainageways will be crossed in three places, which is the minimum number of crossings required to service the site. The drainageways will be protected in common open space tracts to be owned and maintained by Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 20 of 59 the homeowners' association that will be established for the property. The trees and vegetation within the drainageways will be preserved and protected through the incorporation of common open space tracts and maintenance by the homeowners' association. The site is classified as Forest Deferral and the areas outside of the drainageways have been logged. (2) Structures located on the site shall not be in areas subject to ground slumping and sliding; The planned development concept plan has been designed to locate the home building sites off the steeper areas of the site and away from areas which may be subject to ground slumping and sliding. The geotechnical report submitted concurrently with this application addresses the location of the lots and concludes that the locations are appropriate. (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; With the exception of front yard setbacks for Lots 2 through 9, 14 through 24, 40, 42 through 48, 52, 54 and 59 where the applicant has proposed a minimum18' separation between the property line and the front of the garage, in order to accommodate home construction on difficult uphill or downhill grades or with other difficult site constraints,the front yard, sideyard and rear setback standards of the R-7 zone will be met. The proposed setbacks will ensure that there is adequate distance between on-site buildings and adjacent off-site buildings to provide for adequate light and air circulation and for fire protection. (4) The structures shall be oriented with consideration for the sun and wind directions, where possible; and The site slopes to the east and southeast and the street system has been designed, where practicable, to follow existing contours. The exception is the alignment of SW Summerview Drive, which will extend from the northwest corner to the southeast corner of the property, connecting with SW Beef Bend Road, in compliance with the City's Transportation Plan. The homes will be oriented to the south and southeast, with the majority oriented to the southeast, which will provide morning and mid-day sun conditions. The existing trees and vegetation in the drainageways, which will be preserved in common open space tracts, will provide wind protection for the homes. (5) Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. The trees and vegetation in the drainageways will be preserved in common open space tracts, with the common open space tracts owned and maintained by a homeowners' association. The site is classified as Forest Deferral and the areas outside of the drainageways have been logged. b. Buffering, screening and compatibility between adjoining uses: (1) Buffering shall be provided between different types of land uses, e.g., between Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 21 of 59 single family and multi family residential, and residential and commercial uses; The adjacent properties are zoned single-family residential. This standard is not applicable. (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: The requirements of Table 18.745.1 are not applicable to single family detached units. (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. Common open space tracts are proposed in the drainageways which will provide wooded buffers between some of the adjacent residential neighborhoods. These buffers will provide visual and sound separation between the neighborhoods. (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: The adjoining properties are zoned residential so on-site screening is not necessary to obscure the view of facilities that are not compatible with residential buildings. 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; Non-residential structures are not proposed. This standard is not applicable. d. Private outdoor area—Multifamily use: Multifamily use is not proposed. This standard is not applicable. e. Shared outdoor recreation areas—Multifamily use: Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 22 of 59 Multifamily use is not proposed. This standard is not applicable. f. Access and circulation: (1) The number of allowed access points for a development shall be provided in Chapter 18.705; Chapter 18.705 has been addressed above and the proposal meets the standards of 18.705. (2) All circulation patterns within a development must be designed to accommodate emergency vehicles; and The proposed streets have been designed to accommodate emergency vehicles through compliance with the City street standards. (3) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. Pedestrian and bicycle ways are not shown on an adopted 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; The proposed common open space tracts are mostly wooded and represent 29.3 percent of the total site area. These areas will be maintained by a homeowners' association as common open space areas, with preservation of the existing trees and vegetation. In addition, each of the single family homesites will be landscaped as homes are constructed, which will increase the total landscaped area. h. Public transit: The site does not abut a public transit route. The closest bus route and bus stop is on SW Bull Mountain Road and Highway 99W, where bus route 95 has a stop. This location is about 1 '/z miles from the site. 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; The applicant may propose entry signs to the project, which signs will meet the requirement of Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 23 of 59 Chapter 18.780. j. Parking: Two off-street parking spaces will be provided at each of the lots. Additionally, the applicant proposes to increase the width of the private streets in specific locations, as shown on the preliminary site plan,to provide on-street parking within the private street areas of the project. 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; The integrity of the existing drainageways within the property will be maintained in the proposed application through the incorporation of the drainageways in the proposed common open space tracts, as required under Chapter 18.775. 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. According to the City's GIS maps, none of the property is within the 100-year floodplain. This criterion does not apply. 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 The common open space areas will be shown on the final plan as common open space tracts. 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: Arlington Heights, III Subdivision Land Use Application Narrative February,2005 Page 24 of 59 (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. The common open space areas will be shown as tracts on the final plan. The common open space tracts will be conveyed to the homeowners' association to be established for the property. Conveyance to the homeowners' association will assure the continued use and maintenance of these areas as common open space tracts. The homeowners' association will be responsible for maintaining the common open space tracts and providing adequate insurance protection. 18.410 Lot Line Adjustments Lot line adjustments are not proposed in this application. 18.420 Land Partitions Land Partitions are not proposed in this application. 18.430 Subdivisions A subdivision is proposed and subdivision approval criterion is applicable, as follows. 18.430.020 General Provisions A. Approval through two-step process. An application for a subdivision shall be processed through a two-step process: the preliminary plat and the final plat. 1. The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and 2. The final plat shall reflect all conditions of approval of the preliminary plat. The application will be processed through a two-step process and the preliminary plat submitted concurrently with this application is the first step in this process. Upon approval of the preliminary plat, the final plat will be submitted for review and approval. The final plat will reflect all conditions of approval of the preliminary plat. Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 25 of 59 B. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. The state regulations set forth in ORS Chapter 92, Subdivisions and Partitions, require approval of the county or city having jurisdiction for approval of the proposed subdivision. In this case, the City of Tigard has jurisdiction for approval of the proposed subdivision and the application for subdivision approval is submitted in conformity with all state regulations set forth in ORS Chapter 92. C. Future re-division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The subdivision application does not include subdividing tracts into large lots. The property is zoned R-7, with 5,000 square feet minimum lot size. The applicant is proposing a planned development, under the R-7 zone. D. Lot averaging. Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less that allowed by the underlying zoning district. No lot created under this provision shall be less than 80%of the minimum lot size allowed in the underlying zoning district. The property is zoned R-7, with 5,000 square feet minimum lot size. All lots exceed the minimum lot size of 5,000 square feet. E. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. Any request for a temporary sales office will be submitted to meet the requirements of Chapter 18.785, Temporary Uses. F. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. The subdivision proposal has been designed to direct stormwater run-off from the public and private streets to catch basins and then piped to outfalls within the existing drainageways. The stormwater run-off is then treated within stormwater quality features. Further, the private streets have been aligned with the contours of the land, where possible, rather than being aligned at right angles with the contours, to reduce the velocity of the stormwater run-off from the streets. Stormwater run-off from impervious surfaces from the homesites, including roofs and driveways, will be directed where possible to the public and private streets. The drainageways will be preserved as drainageways through the creation of open space tracts. Through the incorporation of these design features, flood damage will be minimized. G. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100 year floodplain outside the zero foot rise floodway, the City shall Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 26 of 59 require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The property subject to this application is not within the 100-year floodplain, according to the City's GIS maps. H. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Electrical, natural gas and telecommunication systems will be located in shared trenches within public utility easements parallel and adjacent to the public street rights-of-way and private street tracts. The consolidation of these utilities in shared trenches minimizes potential flood damage. Water and sanitary sewer facilities will be located within the public street rights-of-way and private street tracts, except for some sanitary sewer lines that must be located outside street rights- of-way or private street tracts in order to service the lots. By locating these public utilities and facilities in shared trenches or within public street rights-of-way and private street tracts,potential flood damage will be minimized. I. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and The subdivision proposal has been designed to direct stormwater run-off from the public and private streets to catch basins and then piped to outfalls within the existing drainageways. Stormwater run-off from impervious surfaces from the homesites, including roofs and driveways, will be directed where possible to the public and private streets. Through the incorporation of these design features, adequate drainage will be provided to reduce exposure to flood damage. J. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). Base flood elevation is available from the City. 18.430.030 Approval Process A. Review of preliminwy plat. Review of a preliminary plat for subdivision shall be processed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.040. An application for subdivision may also be reviewed concurrently with an application for a planned development, as governed by Chapter 18.350. The applicant is applying for approval of a preliminary subdivision plat,which will be processed by means of a Type II procedure,as governed by Chapter 18.390,using approval criteria Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 27 of 59 contained i ofa Planned Section 18.430.040 development, bel°�, Review° Belo . e applicant is also in ectrpe IprO�dur Review of pier 18.350 here applying colic as concept Pon approval 18¢����.} g°yof d�Y Cat`Irorsubdi • gently for approval approval Plana the prelim Chapter 18.390, u°s shall be processed 6y means of l r devn. pfiebd subdivision Plat el approval t e zone means C. "'oval 1 procedure, the applicant and the planned Q at'fo contained .for a period'piod Prelim' oz. fie' �governed wil ait development overlay 1. f 11_I/2.Year mom hat approval y Chapter Ig 39p n�subdivis2one� 2 e plat has not been the date°fappr va pp epee lin plat .' 1, th ho alpat does submitted within rperio 'o ry Shall bee e• with a 1-1/2 year platshallctlye edit% °t eohforin t°the ar a �, aPplictd perioQ,,o pse if• preliirtinary r °m the date f understands that prelim• Flat as D. rExtensi°n approval°f the plat appr°ya1 approyeQ,or approved . that.. one extension ft writ*ten request r a pew e t fthe N°changes are,n approval per period a 2, made tto exceed one �rnenr fthe ndp The applicant re on the original Year, o .Ye preli na 3 There extejasionpe 1 expressed written i ini ry plat plan� approval�e been no intent oJ`sufmittin approved' t 4 �n was based,'changes °the ap g anal plat within In the event extension of/bile w phcable ordinance the 0/7e- K'riting} a request w extension o tll n°t preclude the prOyisioy on which E. Ph Inch will include the cri al Pe coon.pnient°J`ab the aSedd_____ ,neat the criteria s required} offing prOpertie of 1, s Section the applicant "�The in p `e'r°yal,�,uth '11 submit, i es but ori�,/nay n The a beater than y years shall approve a ti scheduled is r s without the actual coils/ruction e schedule t"lined d for the requesting a reappyin for deyelo 4,1/Iw Heights,II Phases Phased de glor a time ping a s Zona Use imagee p l icant is t vel° ent i pre pl i any d 1? Z8ofS9 live pm two li�rtiyiary Brat dfor rruph Ph e phases, with c°ncun'ent construction 2. The criteria for approving a phased site development review proposal are: a. The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; The public facilities will be constructed in conjunction with both phases, which will ensure that public facilities are provided prior to home occupancy. b. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities; (1) For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City of district standard; and (2) The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The development and occupancy of the phases are not dependent on the use of any temporary public facilities. Neither the City nor other property owners are required to construct public facilities that will be required as part of the approval of the preliminary plat. 3. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant is requesting approval of a phased development concurrently with the preliminary plat application. 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; 18.510 Residential Zoning Districts The property is zoned R-7, Medium-Density Residential District, which is designed to accommodate detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet. The proposed detached single-family homesites are a permitted use, as shown in Table 18.510.1. 18.510.040 Minimum and Maximum Densities Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 29 of 59 B. Calculating minimum and maximum densities. The calculation of minimum and maximum densities is governed by the formulas in Chapter 18.715, Density Computations. 18.715 Density 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 the legal 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. Drainageways; and d. Wetlands. None of the property is within the 100-year floodplain. The property does contain slopes exceeding 25%, drainageways and wetlands, which have been subtracted from the gross acres of the site to determine net development area. 2. All land dedicated to the public for park purposes; None of the property will be 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. The area to be dedicated for public rights-of-way has been calculated and has been subtracted from the gross acres of the site to determine net development area. 4. All land proposed for private streets; and Private streets are included in the proposal and the area for private streets has been calculated and has been subtracted from the gross acres of the site to determine net development area. Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 30 of 59 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. Two dwellings exist on the easterly side of the site and one will remain on the property. The remaining site area is vacant. The remaining dwelling will be sited on a lot with 7,396 square feet, which exceeds the minimum lot size of the R-7 district. This standard is met. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The density of the site has been determined as follows: Phase 1 Gross Site Area: 617,184 SF Public Rights-of-way & Private Streets: Public Rights-of-Way: 90,926 SF Private Streets: 36,244 SF Sub-Total Public Rights-of-Way& Private Streets: (127,170 SF) Sensitive Land Areas: Wetlands & Wetland Buffer Areas: 145,314 SF Slopes Exceeding 25%: 32,858 SF Sub-Total Sensitive Land Areas: (178,172 SF) Net Development Area: 311,842 SF Maximum Density: (311,842 SF) /(5,000 SF per lot) = 62.36 Lots. Maximum 63 Lots Minimum Density: (0.80) * (63 lots) = 50.40 Lots. Minimum 50 Lots 53 lots are proposed in Phase 1. The minimum density standard for Phase 1 is met. I Phase 2 Gross Site Area: 126,972 SF Public Rights-of-Way & Private Streets: Public Rights-of-Way: 0 SF Private Streets: 15,275 SF Sub-Total Public Rights-of-Way& Private Streets: (15,275 SF) Sensitive Land Areas: Wetlands & Wetland Buffer Areas: 31,203 SF Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 31 of 59 Slopes Exceeding 25%: 8,659 SF Sub-Total Sensitive Land Areas: (39,862 SF) Net Development Area: 71,835 SF Maximum Density: (71,835 SF)/(5,000 SF per lot)= 14.36 Lots. Maximum 14 Lots Minimum Density: (0.80) * (14 lots) = 11.20 Lots. Minimum 11 Lots 11 lots are proposed in Phase 2. The minimum density standard for Phase 2 is met. The maximum density for the entire site is 77 lots and the minimum density for the entire site is 61 lots. A total of 64 lots are proposed. 18.510.050 Development Standards. The proposal will comply with the R-7 development standards as shown in Table 18.510.2 as follows, with the exception of front yard setbacks for Lots 2 through 9, 14 through 24,40, 42 through 48, 52, 54 and 59 where the applicant has proposed a minimum18' separation between the property line and the front of the garage, in order to accommodate home construction on difficult uphill or downhill grades or with other difficult site constraints: Minimum Lot Size: 5,000 SF Average Minimum Lot Width: 50 Ft Maximum Lot Coverage: 80% Minimum Setbacks: Front Yard 15 Ft Side facing street on corner&through lots 10 Ft Side yard 5 Ft Rear yard 15 Ft Side or rear yard abutting more restrictive Zoning district 30 Ft Distance between property line and front of garage 20 Ft Maximum Height 35 Ft Minimum Landscape Requirement 20% The minimum lot size proposed is Lot 23, with 5,020 SF and the average minimum lot width exceeds 50 Ft. With approval of front yard setbacks for Lots 2 through 9, 14 through 24, 40, 42 through 48, 52, 54 and 59 where the applicant has proposed a minimuml8' separation between the property line and the front of the garage, in order to accommodate home construction on difficult uphill or downhill grades or with other difficult site constraints, these standards are met or will be met with construction of the homes. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 32 of 59 The name of the plat has been reserved with the Washington County Surveyor. 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 The streets and roads have been planned to conform to the plats of the adjacent subdivisions and maps of major partitions already approved by the City. 4. An explanation has been provided for all common improvements. The application includes an explanation for all common improvements. 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.030 Performance Standards A. Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. 7.40.180 Exceptions. The following shall not be considered violations of this article, even if the sound limit specified in Section 7.40.160 is exceeded: F. Sounds caused by industrial, agricultural or construction activities during the hours of seven a.m. to nine p.m. Monday through Friday and eight a.m. to nine p.m. on Saturday and Sunday. This standard will be met. B. 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 form space heating, or the emission of pure uncombined water (stream) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. The application does not include any commercial zoning districts or industrial park (IP) zoning districts. C. 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. Railroad tracks are not included in the property. Vibration from highway vehicles is permitted under this Section of the code. Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 33 of 59 D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectible at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090)apply. Odor producing activities are not proposed in the application. 18.775 SENSITIVE LANDS REVIEW 18.775.020 Applicability of Uses: Permitted,Prohibited, and Nonconforming A. CWS Stormwater connection permit. All proposed "development", must obtain a Stormwater Connection Permit from CWS pursuant to its "Design and Construction Standards". As used in this chapter, the meaning of the word "development"shall be as defined in the CWS "Design and Construction Standards": The applicant has obtained a Stormwater Connection Permit for Phase 1 and will obtain a Stormwater Connection Permit from CWS for Phase 2 in compliance with its Design and Construction Standards. A meeting between the applicant and CWS has been held and the comments received from CWS were incorporated in the Stormwater Connection Permit application for Phase 2. B. Outright permitted uses with no permit required. Except as provided below and by Sections 18.775.020.D, 18.775.020.F, and 18.775.020.G, the following uses are outright permitted uses within the 100 year floodplain, drainage ways, slopes that are 25%or greater, and unstable ground when the use does not involve paving For the purposes of this chapter, the word "structure"shall exclude: children's play equipment,picnic tables, sand boxes, grills, basketball hoops and similar recreational equipment. 4. Public and private conservation areas for water, soil, open space,forest, and wildlife resources. The applicant proposes to provide common open space tracts in the drainageways. D. Jurisdictional wetlands. Landform alterations or developments which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Department of State Lands, CWS, and/or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map", do not require a sensitive lands permit. The City shall require that all necessary permits from other agencies are obtained All other applicable City requirements must be satisfied, including sensitive land permits for areas within the 100 year floodplain, slopes of 25%or greater or unstable ground, drainage ways, and wetlands which are not under state or federal jurisdiction. The applicant proposes to construct streets across drainageways that include wetlands,which are not designated as significant wetlands on the City of Tigard Wetland and Streams Corridors Map. The proposed street construction within the drainageways is within wetland areas that meet the jurisdiction requirements and permit criterion of the applicable agencies. Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 34 of 59 18.775.030 Administrative Provisions A. Interagency coordination. The appropriate approval authority shall review all sensitive lands permit applications to determine that all necessary permits shall be obtained from those federal, state, or local governmental agencies from which prior approval is also required. 1. As governed by CWS "Design and Construction Standards", the necessary permits for all "development", as defined in Section 18.775.020.A above, shall include a CWS Service Provider Letter, which specifies the conditions and requirements necessary, if any, for an applicant to comply with CWS water quality protection standards and for the Agency to issue a Stormwater Connection Permit. The applicant has obtained a CWS Service Provider Letter for Phase 1 which has been submitted concurrently with this application. A request for a Service Provider Letter for Phase 2 is under review by CWS and when the applicant receives the letter, it will be submitted as part of this application. 18.775.070 Sensitive Land Permits A. Permits required. An applicant who wishes to develop within a sensitive area, as defined in Chapter 18.775, must obtain a permit in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area, either a Type II or Type III permit is required, as delineated in Sections 18.775.020.F and 18.775.020.G. The approval criteria for various kinds of sensitive areas, e.g.,floodplain, are presented in Sections 18.775.070.B— 18.775.070.E below. C. 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; The applicant proposes to disturb only that area necessary to develop a single-family development,which is the intended land use. The applicant proposes a planned development to minimize the impact of site grading and create lots with downhill or sidehill access to the extent practicable through the alignment of the SW Summerview Drive extension and the incorporation of private streets that follow the existing contours. The use of private streets,which are not allowed in a subdivision but are allowed within a planned development,reduces the grading required for street construction, since the width of the private street tracts is 24 feet compared to 46 to 54 feet for local public streets. Further,by following the contours,the need for cut and fill to construct the streets is reduced. The proposed planned development plan is characterized by the extension of existing SW Summerview Drive from the northwest,through the property to SW Beef Bend Road at the southeast corner,with private streets extending from SW Summerview Drive to service the easterly portions of the property. In addition,two public streets extend from Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 35 of S9 • SW Summerview Drive to connect with the Summit Ridge subdivision to the west. The topographic constraints, together with the extension of SW Summerview Drive and the connection of two streets to Summit Ridge,result in the construction of SW Summerview Drive with similar slopes as those found on the existing portion of SW Summerview Drive. On-site field observations found that the existing grade along SW Summerview Drive from SW Autumnview to SW Terraview had an average slope around 18%with an approximate maximum of just over 21%. The proposed street grade of the SW Summerview extension is consistent with the surrounding land and that of recently developed street improvements, including SW Summerview Drive. Additionally,the proposed street grade prevents excessive earthwork and significantly reduces the magnitude of the grading of the property,thus reducing the extent of the disturbance of the site,which will all have positive environmental impacts. Furthermore,the proposed grade is consistent with other roadways in the vicinity with similar topographic constraints. The two ravines that traverse the property will be protected in open space tracts. By using private streets that follow the site contours,the majority of the lots will be accessed either from the top of the lots or the side of the lots, which is desirable for most builders and homeowners because construction costs are generally reduced and the potential for views is increased. The proposed development will not create site disturbances to an extent greater than would be anticipated for any other single-family residential hillside development. 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 residential development has been designed to minimize the impact to the site, with streets that have been designed to follow the existing contours of the site and with the incorporation of private streets in the steeper sections of the site,to further minimize the impact of street construction. The lots have been designed to avoid the steeper areas of the site and the existing drainageways will be preserved and protected in common open space tracts. The proposed development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and of site effects or hazards to life or property. 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 Through the City's building permit process, and as defined in the Community Development Code, home builders will be required to meet the City's requirements regarding foundation designs for the proposed lots. 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. Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 36 of 59 All disturbed areas will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. D. 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 finding 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; The applicant proposes to disturb only that area necessary to develop a single-family development, which is the intended land use. The applicant proposes a planned development to minimize the impact of site grading and create lots with downhill or sidehill access to the extent practicable through the alignment of the SW Summerview Drive extension and the incorporation of private streets that follow the existing contours. The use of private streets,which are not allowed in a subdivision but are allowed within a planned development, reduces the grading required for street construction, since the width of the private street tracts is 24 feet compared to 46 to 54 feet for local public streets. Further, by following the contours,the need for cut and fill to construct the streets is reduced. The proposed planned development plan is characterized by the extension of existing SW Summerview Drive from the northwest,through the property to SW Beef Bend Road at the southeast corner, with private streets extending from SW Summerview Drive to service the easterly portions of the property. In addition,two public streets extend from SW Summerview Drive to connect with the Summit Ridge subdivision to the west. The topographic constraints,together with the extension of SW Summerview Drive and the connection of two streets to Summit Ridge,result in the construction of SW Summerview Drive with similar slopes as those found on the existing portion of SW Summerview Drive. On-site field observations found that the existing grade along SW Summerview Drive from SW Autumnview to SW Terraview had an average slope around 18%with an approximate maximum of just over 21%. The proposed street grade of the SW Summerview extension is consistent with the surrounding land and that of recently developed street improvements, including SW Summerview Drive. Additionally, the proposed street grade prevents excessive earthwork and significantly reduces the magnitude of the grading of the property,thus reducing the extent of the disturbance of the site, which will all have positive environmental impacts. Furthermore,the proposed grade is consistent with other roadways in the vicinity with similar topographic constraints. The two ravines that traverse the property will be protected in open space tracts. By using private streets that follow the site contours,the majority of the lots will be accessed either from the top of the lots or the side of the lots,which is desirable for most builders and homeowners because construction costs are generally reduced and the potential for views is increased. The proposed development will not create site disturbances to an extent greater than would be anticipated for any other single-family residential hillside development. 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; Arlington Heights,111 Subdivision Land Use Application Narrative February,2005 Page 37 of 59 The proposed residential development has been designed to minimize the impact to the site, with streets that have been designed to follow the existing contours of the site and with the incorporation of private streets in the steeper sections of the site, to further minimize the impact of street construction. The lots have been designed to avoid the steeper areas of the site and the existing drainageways will be preserved and protected in common open space tracts. 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; The drainageway corridors have been inventoried by Jones & Stokes and a Natural Resource Assessment (NRA) delineating and describing potential sensitive areas and their associated vegetated corridors has been submitted concurrently with this application. In general, the vegetated corridors consist of a combination of degraded, marginal and good vegetated areas. The applicant proposes to enhance the degraded and marginal vegetated corridors. With these enhancements, the water flow capacity of the drainageways will not be decreased by the development of the property. 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; All disturbed areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. 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 two drainageways each will have one public road crossing constructed by current methods such to minimize the impacts to each drainageways, additionally stormwater flow will be re- directed into the drainageways after receiving water quality treatment. 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 will obtain the necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Department of State Lands, and CWS 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 property is not within the 100-year floodplain. This criterion is not applicable. Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 38 of 59 E. Within wetlands. The Director shall approve, approve with conditions or deny an application request for a sensitive lands permit within wetlands based upon findings that all of the following criteria have been satisfied: 1. The proposed land form alteration or development is neither on wetland in an area designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map nor is within the vegetative corridor established per "Table 3.1 Vegetative Corridor Widths" and Appendix C:Natural Resources Assessments"of the CWS "Design and Construction Standards",for such a wetland; The proposed development is neither on wetland in an area designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map nor is it within the vegetative corridor established per"Table 3.1 Vegetative Corridor Widths"and Appendix C:Natural Resources Assessments"of the CWS "Design and Construction Standards", for such a wetland; other than as designated as drainageways by Jones & Stokes through their Natural Resource Assessment. 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than the minimum required for the use; The applicant proposes to disturb only that area necessary to develop a single-family development,which is the intended land use. The proposed development will not create site disturbances to an extent greater than would be anticipated for any other single-family residential hillside development. 3. Any encroachment or change in on-site or off-site drainage which would adversely impact wetland characteristics have been mitigated; No encroachment or change in off-site drainage is proposed. The applicant does propose to encroach into on-site water quality sensitive areas and associated vegetated corridors for road crossings on-site, which are an allowed activity in vegetated corridors under CWS (2002) 3.02.4b standards, and for lot development per CWS approval. Pending approval from the U.S. Army Corps of Engineers and Oregon Department of State Lands,proposed on-site water quality sensitive area impacts include the filling of 0.02-acre of emergent wetlands, 0.01-acre of intermittent drainages, and 0.03-acre of a remnant stream channel, for a total water quality sensitive area impact of 0.06-acre. Proposed vegetated corridor encroachments include 0.09-acre of degraded upland scrub-shrub, 0.09-acre of good mixed deciduous/coniferous forest, 0.04-acre of marginal mixed deciduous/coniferous forest, and 0.12-acre of degraded grassland for a total vegetated corridor impact of 0.34-acre. CWS (2004)regulations require that impacts to sensitive areas and associated vegetated corridors be mitigated at a minimum ratio of 1:1, and that all existing degraded or marginal vegetated corridors be enhanced to a good condition. The unavoidable impact to the vegetated corridor will be compensated by vegetated corridor creation where appropriate habitat is available. To meet these mitigation requirements, 0.43-acre of existing mixed deciduous/coniferous forest will be added to the vegetated corridor along both sides of the drainageway shown on the Jones& Stokes reports as Drainage 1. The proposed mitigation area along Drainage 1 increases the width of the vegetated corridor and is in good condition,requiring no enhancement. CWS regulations also require that all existing degraded or Arlington Heights,111 Subdivision Land Use Application Narrative February,2005 Page 39 of 59 marginal vegetated corridors be enhanced to a good condition in accordance with CWS (2004) requirements. For this project, approximately 0.50-acre of degraded upland scrub-shrub, 0.67-acre of degraded mixed deciduous/coniferous forest, 0.81-acre of marginal mixed deciduous/coniferous forest, and 0.16-acre of degraded grassland will be enhanced to good condition. CWS regulations stipulate that these areas be enhanced to a good condition by the removal of invasive exotic species and the re-vegetation of the corridors with native species and shrubs. With these enhancements,the proposed encroachments will be mitigated. 4. Where natural vegetation has been removed due to land form alteration or development, erosion control provisions of the Surface Water Management program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted in like or similar species in accordance with Chapter 18.745, Landscaping and Screening; Natural vegetation will be removed with the development of the property and erosion control provisions of the Surface Water Management program of Washington County will be met. Areas not covered by structures or impervious surfaces will be replanted in like or similar species in accordance with Chapter 18.745,Landscaping and Screening. 5. All other sensitive lands requirements of this Chapter have been met; All other sensitive lands requirements of this Chapter have been met. 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Department of State Lands, and CWS approvals shall be obtained; The applicant will obtain the necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Department of State Lands, and CWS approvals. 7. The provisions of Chapter 18.790, Tree Removal, shall be met; The provisions of Chapter 18.790, Tree Removal, will be met. 8. Physical Limitations and Natural Hazards, Floodplains and Wetlands, Natural Areas, and Parks, Recreation and Open Space policies of the Comprehensive Plan have been satisfied. A Natural Resources Assessment has been performed for the proposed Planned Development and areas to be preserved as Natural Resources have been set aside. Additionally,there are two separate drainageways which will each have a single public road crossing designed to minimize any potential impacts to the drainageways. 18.775.080 Application Submission Requirements A. Application submission requirements. All applications for uses and activities identified in Sections 18.775.020.A— 18.775.020.G shall be made on forms provided by the Director and must include the following information in graphic, tabular and/or narrative form. The specific information on each of the following is available from the Director: Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 40 of 59 1. A CWS Stormwater Connection permit; 2. A site plan; 3. A grading plan; and 4. A landscaping plan. The applicant has obtained a Stormwater Connection Permit for Phase 1 and will obtain a Stormwater Connection Permit from CWS for Phase 2 in compliance with its Design and Construction Standards. A meeting between the applicant and CWS has been held and the comments received from CWS were incorporated in the Stormwater Connection Permit application for Phase 2. A site plan, grading plan and landscaping plan have been submitted concurrently with this application. 18.775.100 Adjustments to Underlying Zone Setback Standards Adjustments to the front yard setbacks for Lots 2-9, 14-24, 40, 42-48, 52, 54 and 59 are included in this application. 18.775.110 Density Transfer Density transfers are not included in this application. 18.775.120 Variances to Section 18.775.090 Standards Variances to Section 18.775.090 are not included in this application. 18.775.130 Plan Amendment Option Plan amendments are not included in this application. 18.755 MIXED SOLID WASTE AND RECYCLABLE STORAGE 18.755.010 Purpose and Applicability A. Purpose. The purpose of this chapter is to ensure that certain new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source-separated recyclable materials prior to pick-up and removal by haulers. B. Applicability. The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non residential construction that are subject to full site plan or design review; and are located within urban zones that allow, outright or by condition,for such uses. Waste/recyclables management will function in the same manner as any other single-family detached residential development with curbside service. Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 41 of 59 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. A tree preservation plan, surveyed and prepared by Harris-McMonagle Associates, Inc., CnF Consulting, Inc. and Mazany& Associates, a certified arborist, will be submitted prior to approval of this application. 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. The development has frontage on SW Summerview Drive and SW Beef Bend Road. This criterion is met. 2.No development shall occur unless streets within the development meet the standards of this chapter. The proposed streets meet the standards of this chapter. 3.No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. The adjacent streets meet the standards of this chapter. 4.Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; All new streets meet the standards of this chapter. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 42 of 59 substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030 E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. The 17.08 acre site has southeast facing slopes, with two drainageways that traverse the site in a northwest/southeast direction, one in the northerly portion of the property and one in the south. Slopes range from 10% to over 34%. An existing street, SW Summerview Drive, is located at the northwest corner of the property. The City's Transportation Plan shows the extension of SW Summerview through the site, to the southeast corner of the property and connecting with SW Beef Bend Road. The applicant proposes to minimize the impact of site grading to the extent practicable through the alignment of the Summerview extension and the incorporation of private streets that follow the existing contours. The use of private streets reduces the grading required for street construction, since the width of the private street tracts is 24 feet compared to 46-54 feet for local public streets. Further, by following the contours, the need for cut and fill to construct the streets is reduced. By using private streets that follow the site contours, the majority of the lots will be accessed either from the top of the lots or the side of the lots, which is desirable for most builders and homeowners because construction costs are generally reduced. The criterion of Section 18.810.030 E. 1 is addressed below. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the Council for the purpose of general traffic circulation: With preliminary approval and subsequent recording of the final plat, the necessary rights-of-way will be created. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: Public access easements will be recorded over the private street tracts upon recording of the final plat. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1.Street grades shall be approved by the City Engineer in accordance with Subsection M below; With acceptance of the proposed private streets and grades,the street locations, widths and grades comply with the requirements of this section. Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 43 of 59 E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter- Functional Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; e. Requirements for placement of utilities; f. Street lighting; g. Drainage and slope impacts; h. Street tree location; i. Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; k. Access needs for emergency vehicles. The major street connecting the property is SW Summerview Drive, which will be extended through the property in a 50 foot right-of-way, with a pavement width of 28 feet, parking on both sides and 5 foot sidewalks on both sides. Two public streets will be constructed to the west, to provide connections to the Summit Ridge subdivision. These streets will have a right-of-way of 50 feet, a paved width of 28 feet, parking on both sides of the street and a 5 foot sidewalk on both sides of the street. The construction of the public streets will meet the requirements of the City. The applicant proposes private streets to serve the eastern portions of the property, which requires an adjustment to the street standards. The easterly portions of the property are characterized by slopes ranging from 16%to 30%. The construction of standard public streets would have a Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 44 of 59 substantial adverse impact on the property. In order to minimize the impact of the streets in this area of the project, the applicant proposes private streets, within 24 foot wide tracts, with 24 feet of pavement and 4 foot extensions for parallel parking in specific locations, thus maintaining a minimum of a 20 foot travel way for emergency vehicle access, and a 5 foot sidewalk on one side. The private streets have been aligned with the topography, thereby further reducing the impact to the slopes. The parking needs can be met with two off-street parking spaces for each lot. Utilities will be placed within the private street tracts and within public utility easements on the lots. Street lighting and street trees will be provided as required by the City standards. The private streets meet the access needs for emergency vehicles. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City shall prepare a future streets proposal. A street proposal may be modified when subsequent subdivision proposals are submitted b. Identify existing or proposed bus routes,pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. The application shows the pattern of existing and proposed future streets from the boundaries of the proposed planned development. Two connections with the streets of the Summit Ridge subdivision adjacent to the west boundary of the Arlington Heights III property are proposed. One future street to the proposed Mountain View Estates subdivision to the east is shown in the application as a possible connection. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be culs-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. The application includes the extension of two streets to the Summit Ridge subdivision adjacent to the west boundary of the property. One future street to the proposed Mountain View Estates subdivision to the east is shown in the application as a possible connection. Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 45 of 59 G. Street spacing and access management. Refer to 18.705.030.H. Section 18.705.030.H has been addressed above. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads,freeways,pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also he exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15%for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. The application includes two street connections to the Summit Ridge subdivision to the west. One future street to the proposed Mountain View Estates subdivision to the east is shown in the application as a possible connection. SW Summerview Drive, which is an existing street at the northwest corner of the site, will be extended through the site to SW Beef Bend Road, as required by the City's Transportation Plan. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75 degrees unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 46 of 59 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. Streets have been designed to intersect at an angle as near to a right angle as practicable. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Existing adjacent rights-of-way meet the City street standards. K. Partial Street Improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Partial street improvements are not proposed in the application. L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: Cul-de-sacs are not proposed in the application. An existing all-weather road along the eastern boundary of the property, which has access to SW Beef Bend Road, will remain, with a gate at SW Beef Bend Road and at Lot 54, for access for emergency vehicles. An option has been presented to CWS for closure of this road. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area. Street names will be approved by the City. N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12%on collector streets, or 12%on any other street (except that local or residential access streets may have segments with grades up to 15%for distances of no greater than 250 feet) and 2. Centerline radii of curves shall be as determined by the City Engineer. The site has some steep slopes, especially where SW Summerview Drive exits the property at the southeast corner of the site at SW Beef Bend Road, where street grades of just under 20 % will be encountered. The City Transportation Plan provides for the extension of SW Summerview Drive from the northwest to the southeast corners of the property. In order to comply with the Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 47 of 59 Transportation Plan, the street grade will exceed the maximum grade of 15%, with 18% to just under 20% grades over a distance of approximately 695feet. These sections occur between Stations 12+05 and 19+00. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches will be constructed in accordance with standards specified in this chapter and Section 15.04.080. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subdivision; 5. If a lot has access to two streets with different classifications,primary access should be from the lower classification street. The property abuts an existing Minor Arterial, SW Beef Bend Road.None of the proposed lots has frontage on SW Beef Bend Road and only one lot has a sideyard adjacent to this arterial. This lot has sufficient width to allow screening of traffic on SW Beef Bend Road. The design of the planned development therefore provides for adequate protection of the residential properties within the project. T. Private streets. 1. Design standards for private streets shall be established by the City Engineer, and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi family residential developments. The design standards for the private streets will meet the requirements of the City Engineer and the continued maintenance of the private streets will be assured through a recorded maintenance Arlington Heights, III Subdivision Land Use Application Narrative February, 2005 Page 48 of 59 agreement. The private streets will serve more than six dwelling units. This proposal includes a request for a planned development overlay. V. Street signs. Street signs will be installed by the City with the cost of the signs the responsibility of the applicant. Y. Street light standards. The applicant will install street lights in accordance with the regulations of the City. AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. Traffic calming measures are not proposed. 18.810.40 Blocks. The length, width and shape of the proposed blocks are designed to provide adequate building sites for the proposed residential lots, with convenient access, circulation, control and safety of street traffic and recognition of the limitations and opportunities of the topography. The perimeter of the blocks formed by the streets does not exceed 2,000 feet measured along the centerline of the streets. 18.810.060 Lots. The proposed lot size, width, shape and orientation is appropriate for the location of the development. 18.810.070 Sidewalks. A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street. All other streets shall have sidewalks along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. The applicant proposes sidewalks on one side of the private streets and along both sides of the proposed public streets. 18.810.090 Sanitary Sewers. The northern lots will be serviced by an extension of an existing sanitary sewer line in SW Summerview Drive. The balance of the lots will be serviced by the extension of an existing sanitary sewer line in SW Beef Bend Road at the southeast corner of the property. Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 49 of 59 18.810.100 Storm Drainage. The proposed storm drainage system will be separate and independent of the sanitary sewerage system. Storm water will be directed and collected within catch basins in the public and private streets and then conveyed by closed pipe to water quality facilities located in Tracts E and M before discharging into existing drainageways. 18.810.110 Bikeways and Pedestrian Pathways. Bikeways and pedestrian pathways are not proposed in this application. 18.810.120 Utilities. All utilities will be placed underground, including electric, communication, lighting and cable television. Water. A water supply line will be extended from an existing water line at SW Beef Bend Drive through the site to connect to existing systems at SW Summerview Drive,the Summit Ridge subdivision to the west and a possible connection to the proposed Mountain View Estates subdivision to the east. 18.370 VARIANCES AND ADJUSTMENTS 18.370.010 Variances A. Purpose. The purpose of this section is to provide standards for the granting of variances from the applicable zoning requirements of this title where it can be shown that, owing to special and unusual circumstances related to a specific property, the literal interpretation of the provisions of the applicable zone would cause an undue or unnecessary hardship, except that no use variances shall be granted. B.Applicability ofprovisions. 1. The variance standards are intended to apply to individual platted and recorded lots only. 2.An applicant who is proposing to vary a specification standard for lots yet to be created through a subdivision process may not utilize the variance procedure unless otherwise specified in Section 18.730.030, Zero Lot Line Setback Standards, or Chapter 18.430, Subdivisions. C. Approval process and standards. 1. Variances shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using standards of approval contained in Subsection 2 below. Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 50 of 59 2. The Director shall approve, approve with conditions, or deny an application for a variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; and e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. 3. The Director shall approve, approve with modifications, or deny an application for a subdivision variance subject to the criteria set forth in Section 18.370.010.C. 18.370.020 Adjustments. A. Purpose. The purpose of this section is to establish two classes of special variances: 1. "Development adjustments"which allow modest variation from required development standards within proscribed limits. Because such adjustments are granted using "clear and objective standards,"these can be granted by means of a Type I procedure, as opposed to the more stringent standards of approval and procedure for variances. 2. "Special adjustments"which are variances from development standards which have their own approval criteria as opposed to the standard approval criteria for variances contained in Section 18.370.020.C. The applicant is proposing special adjustments for front yard setbacks for specific lots; access and egress standards; private streets; street grades that exceed the street standards; and centerline curvature reductions due to existing infrastructure and topographic constraints. C. Special adjustments. 1. Adjustments to development standards within subdivisions (Chapter 18.430). The Director shall consider the application for adjustment at the same time he/she considers the Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 51 of 59 preliminary plat. An adjustment may be approved, approved with conditions, or denied provided the Director finds: a. There are special circumstances or conditions affecting the property which are unusual and peculiar to the land as compared to other lands similarly situated; b. The adjustment is necessary for the proper design or function of the subdivision; c. The granting of the adjustment will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners ofproperty; and d. The adjustment is necessary for the preservation and enjoyment of a substantial property right because of an extraordinary hardship which would result from strict compliance with the regulations of this title. Setbacks are development standards within subdivisions so Special adjustments are applicable to the applicant's proposal for a minimum 18' separation between the property line and the front of the garage for Lots 2 through 9, 14 through 24,40, 52, 54 and 59,which are interior lots, in order to accommodate home construction on difficult uphill or downhill grades or with other difficult site constraints. The R-7 standard for distance between the property line and the front of the garage is 20'. The applicant proposes 18', which is only 10%of the required setback. The Arlington Heights III site has southeast facing slopes,with two drainageways that traverse the site in a northwest/southeast direction, one in the northerly portion of the property and one in the south. Slopes range from 10%to over 34%. An existing street, SW Summerview Drive, is located at the northwest corner of the property. The City's Transportation Plan shows the extension of SW Summerview through the site,to the southeast corner of the property and connecting with SW Beef Bend Road. The applicant proposes to minimize the impact of site grading to the extent practicable through the alignment of the Summerview extension and the incorporation of private streets that follow the existing contours. The use of private streets reduces the grading required for street construction, since the width of the private street tracts is 24 feet compared to 46-54 feet for local public streets. Further,by following the contours,the need for cut and fill to construct the streets is reduced. By using private streets that follow the site contours,the majority of the lots will be accessed either from the top of the lots or the side of the lots,which is desirable for most builders and homeowners because construction costs are generally reduced. To reduce the impact of homebuilding on the lots where the grades are steep(either uphill or downhill)or where the lot is extremely shallow given site constraints (street on one side of the lot and a vegetated corridor on the other side)the applicant proposes to allow the homebuilder the opportunity to build the garage 2 feet closer to the street. The proposed adjustment is necessary for the proper design of the subdivision and granting the adjustment will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners of property. The proposed adjustment is necessary for the preservation and enjoyment of the property given the steep topography of the site. 5. Adjustment to access and egress standards (Chapter 18.705). Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 52 of 59 a. In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. b. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: (1) It is not possible to share access; (2) There are no other alternative access points on the street in question or from another street; (3) The access separation requirements cannot be met; (4) The request is the minimum adjustment required to provide adequate access; (5) The approved access or access approved with conditions will result in a safe access; and (6) The visual clearance requirements of Chapter 18.795 will be met. The applicant proposes an adjustment to Section 18.705.030 H 2 that requires a minimum driveway setback from an arterial street intersection of 150 feet. SW Summerview Drive intersects with SW Beef Bend Road,which is classified as a Minor Arterial. The traffic report submitted concurrently with this application analyzed potential queuing of southbound traffic along SW Summerview Drive at SW Beef Bend Road. Based on the total future traffic conditions the queue along SW Summerview Drive will be approximately 42 feet during the AM peak hour and approximately 48 feet during the PM peak hour. This equates to an estimated queue of 2 southbound vehicles at the intersection of SW Beef Bend Road. For the purpose of the traffic flow plan in the traffic report, one additional queued vehicle was assumed. Based on the potential queuing of up to 3 vehicles,the applicant's traffic consultant recommended that on-street parking be prohibited on both sides of SW Summerview Drive for a distance of 75-feet from the intersection with SW Beef Bend Road. An existing driveway that serves two existing off-site homes west of the property intersects with SW Beef Bend Road approximately 55 feet west of the proposed intersection of SW Summerview Drive with SW Beef Bend Road. The applicant proposes to eliminate this intersection by realigning the driveway to intersect SW Summerview Drive approximately 120 feet north of the SW Beef Bend Road intersection. Given the topography of the site, and to minimize the impact to the natural resources,the intersection of the existing driveway with SW Summerview Drive cannot be aligned further north,to meet the minimum setback of 150 feet. An adjustment to the minimum setback of 150 feet is therefore proposed. The existing driveway cannot be shared with another access, since it serves two off-site homesites. With the realignment of the driveway away from SW Beef Bend Road,however, a portion of the existing driveway will be shared with SW Summerview Drive. Aligning the Arlington Heights,HI Subdivision Land Use Application Narrative February,2005 Page 53 of 59 driveway further north on SW Summerview Drive would have more impact on the natural resources, given the topography of the site and the configuration of the Arlington Heights property. The proposal is the minimum adjustment required to provide adequate access to the two off-site homes. The traffic consultant has determined that with the proposed parking,restriction of potential queuing at the intersection is not anticipated to impede the flow of vehicles, including emergency vehicles, or affect the safety characteristics along SW Summerview Drive at SW Beef Bend Road. Lastly,the visual clearance requirements of Chapter 18.794 will be met. The applicant also proposes an adjustment to Section 18.705.030 H 3 that requires a minimum spacing of 600 feet for a street that intersects an arterial. SW Beef Bend Road is classified as a Minor Arterial and SW Summerview Drive will intersect with SW Beef Bend Road. The future off-site SW 127th Avenue and SW Beef Bend Road intersection is approximately 585 feet west of the SW Summerview Drive/SW Beef Bend Road intersection. An adjustment of 15 feet to the minimum 600 foot spacing of streets along an arterial is therefore proposed. The City's Transportation Plan includes the extension of SW Summerview Drive from the northwest, through the Arlington Heights III site to the southeast corner of the property and connecting with SW Beef Bend Road. In addition, the City requires the extension of two public streets from SW Summerview Drive to connect with the Summit Ridge subdivision to the west. The topographic constraints and configuration of the Arlington Heights III property,together with the City requirement to extend SW Summerview Drive and connect two streets to Summit Ridge, dictate the horizontal alignment of SW Summerview Drive at SW Beef Bend Road. As shown in the Preliminary Site Plat submitted concurrently with this application,the configuration of the Arlington Heights III property at SW Beef Bend Road is a narrow throat, without flexibility in alignment of the SW Summerview Drive/SW Beef Bend intersection. With these constraints, it is not possible to share access to the site from SW Beef Bend Road; there are no other alternative access points; the access separation requirements cannot be met;the request is for a 15 foot reduction in the intersection spacing, which is the minimum adjustment required to provide adequate access; and the traffic consultant has determined that with the proposed parking, restriction of potential queuing at the intersection is not anticipated to impede the flow of vehicles, including emergency vehicles, or affect the safety characteristics along SW Summerview Drive at SW Beef Bend Road. Lastly,the visual clearance requirements of Chapter 18.794 will be met. 11. Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as governed by Section 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements, based on findings that the following criterion is satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, steep slopes or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. The applicant proposes private streets to serve the eastern portions of the property,which are allowed outright within planned developments, under Section 18.810.030 T. The applicant is applying for a planned development in this application. Further,this section of the Code stipulates that the design standards for private streets shall be established by the City Engineer. In the event Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 54 of 59 the City requires a finding from the applicant to establish the design standards for the proposed private streets,the applicant herein addresses the adjustment criteria for street improvements. The easterly portions of the property are characterized by slopes ranging from 16%to 30%. The construction of standard public streets would have a substantial adverse impact on the property. The use of private streets, which are not allowed in a subdivision but are allowed within a planned development, reduces the grading required for street construction, since the width of the private street tracts is 24 feet compared to 46 to 54 feet for local public streets. In order to minimize the impact of the streets in this area of the project,the applicant proposes private streets, within 24- foot wide paved tracts,with 4-foot extensions for parallel parking in specific locations, as shown on the preliminary plat,thereby maintaining a minimum 20-foot wide travel way for emergency vehicle access. The private streets have been aligned with the topography, thereby further reducing the impact to the slopes. A 5-foot wide sidewalk is proposed for one side of the private streets. Section 18.705.030 H 4 requires a minimum spacing of 125 feet between local streets along a local street. SW Summerview Drive is a local street. Private streets D and E intersect with SW Summerview Drive near the intersection of SW Summerview Drive and SW Solstice Drive and have a spacing of 80 feet with SW Solstice Drive. The private streets meet the access needs for emergency vehicles. Strict application of the standards would result in an unacceptably adverse impact on the proposed development and on the steeper slopes of the property. An adjustment to street grades is also proposed by the applicant. Section 18.810.030 N requires local or residential street grades to not exceed 12% (except such streets may have segments with grades up to 15%for distances of no greater than 250 feet). The City's Transportation Plan includes the extension of SW Summerview Drive from the northwest, through the site to the southeast corner of the property and connecting with SW Beef Bend Road. In addition,the City requires the extension of two public streets from SW Summerview Drive to connect with the Summit Ridge subdivision to the west. The topographic constraints of the Arlington Heights III property,together with the extension of SW Summerview Drive and the connection of two streets to Summit Ridge, result in the construction of SW Summerview Drive with similar slopes as those found on the existing portion of SW Summerview Drive. On-site field observations found that the existing grade along SW Summerview Drive from SW Autumnview to SW Terraview had an average slope around 18% with an approximate maximum of just over 21%. The proposed street grade of the SW Summerview extension is consistent with the surrounding land and that of recently developed street improvements, including SW Summerview Drive. Additionally,the proposed street grade prevents excessive earthwork and significantly reduces the magnitude of the grading of the property,thus reducing the extent of the disturbance of the site,which will all have positive environmental impacts. Furthermore,the proposed grade is consistent with other roadways in the vicinity with similar topographic constraints. Strict application of the standards would result in an unacceptably adverse impact on the proposed development and on the steeper slopes of the property. Lastly,the City Public Improvement Design Standards (PIDS)require a radius of 166 feet for intersections of local streets. The intersection of SW Summerview Drive and SW Summit Ridge Drive,at the northwest corner of the site, has a radius of 125 feet. A reduction in the radius is necessary because the extension of SW Summerview Drive must also meet and connect with the Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 55 of59 existing SW Summit Ridge Drive, which has a fixed alignment and profile. Given the topography and the alignment of SW Summeview Drive from the north and SW Summit Ridge Drive from the west, the PIDS radius of 166 feet cannot be met. The applicant has met with City Engineering staff and the proposed radius of 125 feet was determined to be an acceptable option. BULL MOUNTAIN COMMUNITY PLAN Design Elements: 1. The residential character of this subarea is to be protected. Improvement of roadways should be done in a manner which does not encourage excessive through traffic. The extension of Roshak Road to Scholls Ferry Road,for instance, should not encourage Bull Mountain Road to take the place of Beef Bend Road and Scholls Ferry Road for east-west through traffic. Also, a proposed Minor Collector between 132nd Avenue and Bull Mountain Road should not be aligned with 133rd Avenue south of Bull Mountain Road. A direct route might encourage north-south through traffic over Bull Mountain. For similar reasons, all the roads planned for improvement or connection to Bull Mountain Road within the Planning Area should be constructed as minor collectors or local streets following the topography generally and not directly aligned with other major roadways. The applicant is proposing a single-family residential development, which is consistent with the residential character of the surrounding properties. SW Summerview Drive will be extended through the property, in accordance with the City's Transportation Plan, and two proposed public streets will be extended to the Summit Ridge subdivision adjacent and west of the Arlington Heights III development. Where practicable, the streets have been aligned to follow the contours of the property. 2. Hillside building techniques and foundation designs such as stilts, stepped foundations, etc., shall be used to minimize the alteration of existing slopes over 20 percent. Detailed site plans, elevations and sections shall be required showing all structures,foundations, and techniques proposed for hillside construction. These, as well as other site plan requirements for building on steep slopes, as defined in the Community Development Code, are intended to ensure that development activities do not increase the potential for earth movements such as landslides or land failures in the steeply sloped subarea. Through the City's building permit process, and as defined in the Community Development Code, home builders will be required to use hillside building techniques and foundation designs for the proposed lots. 3. No grading,filling, clearing, or excavation of any kind shall be initiated on steep slopes until a grading plan, as defined in the Community Development Code, is approved. Borrowing to obtain fill material shall be prohibited unless the material is obtained from a cut permitted under an approved grading plan, or imported from outside the hillside area. The applicant will obtain a clearing and grading permit prior to commencement of any grading activity. Arlington Heights,III Subdivision Land Use Application Narrative February, 2005 Page 56 of 59 4. Removal of natural vegetation shall be minimized, existing vegetation protected and destroyed vegetation replaced This is required in order to conserve important natural areas, decrease the potential for erosion, decrease the amount of surface water runoff and help prevent earth movement in hazardous areas. A slope stabilization and revegetation plan, which includes a schedule for revegetation after areas have been cleared, shall be included with the required grading plan. Revegetation shall be completed before October 15 of the year of construction, or a temporary treatment shall be required sufficient to prevent erosion prior to the rainy season. Natural vegetation will be preserved on the site wherever practicable. The vegetation in the drainageways will be preserved and protected in common open space tracts, owned and maintained by a homeowners' association. A slope stabilization and revegetation plan, including a schedule for revegetation after areas have been cleared and graded, will be included in the grading plan. 5. Because trees are such an important natural and scenic resource on Bull Mountain, development in areas of standing trees shall be designed to minimize the number of trees to be cut. At the time of development, no more than fifty percent of the mature standing trees (six inch diameter or greater) shall be removed from any parcel. Development design and clearing for structures shall provide for maximum retention of old growth trees. Prior to development, the harvesting offorest tree species for their commercial value shall be in accord with the Oregon Forest Practices Act. The slope stabilization and revegetation plan shall indicate the mature trees planned for removal and describe the replacement programs. Replacement trees must be of at least 1-1/2 inch diameter. Prior to development, commercial harvesting of forest tree species has been in accord with the Oregon Forest Practices Act. The trees in the drainageways will be preserved and protected in common open space tracts, owned and maintained by a homeowners' association 6. Streams, seasonal waterways and immediately adjacent riparian zones, as defined in the Community Development Code, shall be preserved in their natural condition including topography and vegetation. Where roads are required, bridges shall be the preferred means of crossing streams and waterways rather than infill and piping or channelization of waterflow. The seasonal waterways on the site will be preserved in their natural condition, including topography and vegetation, in common open space tracts,to be owned and maintained by a homeowners' association. In order to access the property and meet the requirements of the City Transportation Plan with the extension of SW Summerview Drive through the property, roads will be constructed over the drainageways. The street crossings are designed with box culverts, which will minimize the disturbance to the drainageways. 7. Use of powerline easement for farm operations, open space, and wildlife habitat shall be encouraged as appropriate in this subarea. This criteria is not applicable. Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 57 of 59 8. Part of the subarea along Beef Bend Road, which is designated for medium density residential uses at a maximum of 15 units per acre, is Area of Special Concern 1. Development within this area shall take into account the need for limited access onto Major Collector roads by planning a traffic circulation system which reaches all the parcels within this area and includes a maximum of two points of access onto Beef Bend. Development within Area of Special Concern 1 shall include landscaped or natural buffers at borders held in common with lower density residential uses. Development shall also present a visually appealing view from Beef Bend Road. This presentation includes a minimum of signage, building height variation which generally follows the topography,preservation of natural vegetation and landscaping along the road In addition, direct pedestrian access to beef bend Road shall be required as part of development in this Area, as well as a pedestrianway along Beef Bend Road for access to the Neighborhood commercial site at S.W. 131st Avenue. Drainage management in the watersheds affected by development in this Area of Special Concern shall be improved as a result of development in the Area. The subject property is not within Area of Special Concern 1. This criterion does not apply. 9. An area including about 36 existing land parcels south of Scholls Ferry Road between Sunrise Land and the BPA powerline easement is Area of Special Concern 2. Future land partitions shall be designed and reviewed for location and orientation as they affect circulation in the Area according to the Master Planning-Planned Development provisions of the Community Development Code. A general circulation plan for the Area shall be provided which minimizes 1) crossing of the canyons, and 2) access onto Sunrise Lane, Legal access to property in the area shall be consolidated whenever possible in order to encourage a development pattern which better conforms to the rugged topography. For this part of the Plan,participation in the study by responsible and interested agencies such as Oregon Department of Fish and Wildlife, the Tualatin Hills Park and Recreation District, individual citizens and citizen groups shall be sought. Critical natural sites shall be identified and surveyed If the findings warrant, a plan for public and private use and protection shall be prepared and include agency role identification and financing strategies. Should the adopted study include provision for public use of lands,public acquisition of such land will either a)purchase at fail market value, or b) acquired through voluntary property owner donation/dedication to an appropriate public entity. The County-wide Park and Recreation Master Plan shall be prepared prior to the adoption of the first major update of the Bull Mountain Community Plan. In the interim,prior to the preparation and adoption of the County-wide Park and Recreation Master Plan, development is permitted consistent with all other provisions and requirements of the Comprehensive Plan. The subject property is not within Area of Special Concern 2. This criterion does not apply. Arlington Heights,III Subdivision Land Use Application Narrative February,2005 Page 58 of 59 .r• III. CONCLUSION As demonstrated,the requested 64 lot Planned Development,with Subdivision Review and with Sensitive Lands Review, satisfies all of the applicable approval criteria. Consequently,the applicant respectfully requests approval. Arlington Heights,111 Subdivision Land Use Application Narrative February,2005 Page 59 of 59 Pre - 4p,2 / c &74or) Con 4rehce At/e5 . • APPENDIX A -PRE APPLICATION NOTES v a CITY OFTIi�R}Dt l { ` ' 2 _ 4 ,59 �( { '2g� e ��_ -�� �`��:'�C � 5..�al.i..A��.. °yY��. � RE-APPLICATION CONFERENCE OT A� � ow 'ram�. pr..1Ap Ilcatlo' ee l ,,t a" alt'Tt.or S� = RESIDENTIAL REAP.AC DIE fi M7 lam APPLICANT: Terra - (..JE3EA? LLC AGENT: for,, LsER Phone:(503) 511- Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: NIQRT N 0C C N(2) on B S o AN OP St3 TAX NAP(S)/LOT #(S): DS tog DA - 'Dino NECESSARY APPLICATIONS: P(n,'yer- Lo-pr1 47- S� '.,,- c n 1 ant/ Auk rC �L�tnerr-s Cv%A-ec;c,n -\\—na nnet c# - Gr0Ves" SeAsrtit JJJ REA):Cw PROPOSAL DESCRIPTION: T> onsG 1r Lo< su .,1,son ? Pianr- De.oci_oto-ke Car, ly• ly acr's COMPREHENSIVE PLAN MAP DESIGNATION: N.O>ur ben-N,S RE ,( al,a) ZONING MAP DESIGNATION: CITIZEN INVOLVEMENT TEAM(C.I.T.)AREA: L EST IONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. s c I MINIMUM LOT SIZE:51000 sq. ft. Average Min. lot width: 5'3 ft. Max. building height: '30 ft. Sethackt Front 15 ft. Side S ft. Rear IS ft. Corner IS- ft. from street. MAXIMUM SITE COVERAGE: SO % Minimum landscaped or natural vegetation area: DO %. GARAGES: Do ft. NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION 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 submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residenial nppicafoNPlanrung Division Sector, [NARRATIVE (Refer to Code Chapter 18.3901 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. WIMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) 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 condusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. / dACCESS [Refer to Chapters 18.705 and 18.7651 , Minimum number of accesses: 1 Fe, e^;-t Minimum access width: I5 . Minimum pavement width: ICS ❑ WALI(WAY REQUIREMENTS (Refer to Code Chapter :.705) Within all ATTACHED HOUSING (except o-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONN'CTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AN P 'ECREATION FACILITIES. RESIDENTIAL DENSITY CALCULATION (Refer to Code 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: • Land within the 100-year floodplain; D. Slopes exceeding 25%; D Drainageways; and D Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: D Single-family allocate 20% of gross acres for public facilities; or D Multi-family allocate 15% of gross acres for public facilities; or D If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: I EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq_ft.of gross site area 43,560 sq.ft. of gross site area 8,712 sq.ft. (20%)for public right-of-way 6,534 sq.ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050(minimum lot area) - 3,050(minimum lot area) = 11,4 Units Per Acre = 12.1 Units Per Acre . *The Development Cede requires that the net site area exist ler the next whole dwelling unit NO BOUNDING DP IS PERMITTED. *Modem=project Density Is BOX et the ma>omwn Mewed density.TO DETERMINE THIS STANDARD.MULTIPLY THE MAXIMUM NUMBER Of UNITS BY N. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Reside,ral Atticaion/Plannig Civisi3n Sefton , • ❑ SPECIAL SETBACKS (Refer to Code Section 183301 D STREETS: fee rom the centerline of . )> FLAG LOT: A TEN (10)-FOOT SIDE ARD SETBACK applies to all primary structures. D ZERO LOT LINE LOTS: A mini m of a ten (10)-foot separation shall be maintained between each dwelling unit or gara,e. ➢ MULTI-FAMILY RESIDENTIAL ►uilding separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP • 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foo inimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP 0 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. ISee applicable zoning district f, the primary structures'setback requirements] ❑ FLAG LOT BUILDING HEIGHT PROVISIONS (Ref to Code Chapter 18.7301 MAXIMUM HEIGHT OF 11/2 STORIE or 25 feet, whichever is less in most zones; 212 stories, or 35 feet in R-7, R-12, R-25 or R-40 z es provided that the standards of Section 18.730.010.C.2 are satisfied. ❑ BUFFERING AND SCREENING (Refer to Code Chapter 18.7 In order TO INCREASE PRIVACY AND TO EIT• ER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent deve •pments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER ' "EAS along certain site perimeters. Required buffer areas are described by the Code in terms o"width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrub. and must also achieve a balance between vertical and horizontal plantings. Site obscuring sc'eens or fences may also be required; these are often advisable even if not required by the •de. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkw:ys. Additional information on required buffer area materials and sizes may be found in the Devel••ment Code. The ESTIMATED REQUIRED BUF ERS a•slicable to our •ro.osal area is: Buffer Level alo • north boundary. Buffer Level along east boundary. Buffer Level al• g north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSC RING SCREENING IS REQUIRED ALONG: . LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.7051 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. Fir RECYCLING (Refer to Code Chapter 18.7551 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-Application Conference Notes Page 3 of 9 Residential AppiicafonlRanning Division Section b/I PARKING [Refer to Code Chapters 18365 a 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. D Single-family Requires: One (1) off-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 1 3651 BICYCLE RACKS are requir FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle ra s shall be located in areas protected from automobile traffic and in convenient locations. dSENSITIVE LANDS [Refer to Code Chapter 18.715) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON 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, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. FA/STEEP SLOPES (Refer to Code Section 18.715.010.C1 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. CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R a 0 96-44/USA Regulations-Chapter 3) 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 Residential AppFca6onlPlxrwg Division section TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE CWS DESIGN AND CONSTRUCTION STANDARDS MANUAUBESOLUTION 8 ORDER 96-44 - seeL. ,Ag; ` ♦ Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet • >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% # 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. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement 2Vegetated corridor averaging or reduction is allowed only Mien 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 geolechnical 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. 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 Chapter 18.780) 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. K7( TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.CJ 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 where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Ressdential Aookabonillanning Division secion THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ 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.D. 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.D.; • 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; ➢ Identification of all trees which are proposed to be removed; and ➢ 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. (X MITIGATION (Refer to Cede Section 18.790.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ 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 ac cordance 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. [CLEAR VISION AREA Meter to Code Chapter 18.7951 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 dear vision area. The applicant shall show the dear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Resiaenbal Ong Division section / (i FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.) A FUTURE STREET PLAN shall: • Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. • Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. [ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.06W 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 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. BLOCKS [Refer to Code Section 18.810.0901 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. CODE CHAPTERS _._ 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 7/18.765(Off-Street ParkinglLoading Requirements) 18.340(Director's Interpretation) / 18.630(Washington Square Regional Center) ✓/18.775(Sensitive Lands Review) 18.350(Planned Development) / 18.705(Arnoss/EgresslCirarlalion) V 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) / / 18.370(Variances/Adjustments) / 18.715(Density Computations) /18.790 from Removal) . 1 8.380(Zoning Map/Text Amendments) /18.720(Design Compatibility Standards) / 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) ✓ 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) r/1 8.390(Decision Making Procedures/Impact Study) 1 8.730(Exceptions To Development Standards) r/ 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adiustrnents) 18.740(Historic Overlay) 18.420(Land Partitions) 18.742(Home Occupation Permits) t/- 18.430(Subdivisions) ✓18.745(Landscaping&Screening Standards) / 18.510(Residential Zoning Districts) 18.750(ManufacturedMtobil Home Regulations) - 18.520(Commercial Zoning Districts) / 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 REci&antiai An nFrafi nl lanninn Division Section ADDITIONAL CONCERNS OR COMMENTS: �IQnne(� t1+Ie10n,eit -4c; c (o -a y)e e fcc t e i°.t�2f pl;mi.mery-./ dec;%; M o ce �'A!)l•CrAl6n :t5 �CCm2(J CO 's r . 1 1 N RPC�rz e5 t,e:trpbor\,eGO �lee.l,n� - SFJC) Ff1C\!5 -C.a V'—r- -.., VrckeA- - 116T) M G�.1 nS �.Jt �anc�s MJSF k� LJtso_-evA • Atn,t SeesA,ye. \ctr, ts'A1 r-ertL 't ln,As sonrr-k - (. ,Nts t'ezy Tw= 1 'jk- TI:.� nl, `cV.e- is t;\<-6 -\a Le a sers(L- A as -1A..6: is c Verb c zAeAE.00,s a-ec ki[71,i:^ f1Qrf,ttl-7�•,1P Mel i C-Z���CGSS ra lJ C�-n:fit Cr�Vgc� �v� LIn�ers On �G 1 L,C Jct.-est, 1'c'iez. 4" Off cit x 6C {MannP� aPJeto r,-.-a-,r-}s 191s-e I\ecIrcc L{ -4k.e. C;-r. Cotii')c'i1 PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. t/ Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Ma•s submitted with an a• •lication shall be folded IN ADVANCE to 8.5 b 11 inches. One 1 8 2 x map o a propose• project s ou • •e su•matte• or attac ment to t e sta' report or administrative decision. Application with unfolded maps shall 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 30 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 Residential nvl:arson/Planning Division Seaton The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard C•; ( b,-sc. . A basic flow chart which illustrates the review process is available from 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 (County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor s Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). • • e con erence ans no es canno cover a os e requiremen s an. aspec s re a es o site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. 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: N2DR-f\b t_a CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7197 E-MAIL (staffs first name)@u.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:lpattylmasters\Pre-App Notes Residential.doc Updated: 26-Jun-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 o..:n�..a,l e..,4,r.,nlPlnmm�rli, inn S hnn r; PRE-APPLICATION CONFERENCE NOTES u}x ➢ ENGINEERING SECTION CC�onnty�Or�nc Shaping A Better Community PUBLIC FACILITIES Tax Map(sl: 251090A Tax lot(s): 02100 Use Type: Subdivision The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ❑ SW Beef Bend Road to ??? feet (Contact Washington County for design & approval requirements) ❑ SW Summerview Drive to 54 feet (A traffic report will be required if a reduced ROW is proposed) ❑ SW Interior public streets to 54 feet (A traffic report will be required if a reduced ROW is proposed) SW to feet Street improvements: ® Partial street improvements will be necessary along SW Beef Bend Road, to include: ❑ feet of pavement concrete curb I I storm sewers and other underground utilities ❑ -foot concrete sidewalk ® street trees spaced per Washington County standards ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY Of TIGARD Pre-Application Conference Notes Page 1 of 6 EEglsserlag Ispartasgi Section • Other: Partial improvements (including intersection) as required by Washington County. El Full street improvements will be necessary along SW Summerview Drive and other interior public streets, to include: ® 32 feet of pavement curb to curb. VI concrete curb M storm sewers and other underground utilities NI 5-foot concrete sidewalk with planter strip ® street trees per TDC standards ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Crossing at drainage way to be full width I I street improvements will be necessary along SW , to include: ❑ feet of pavement [ I concrete curb storm sewers and other underground utilities ❑ -foot concrete sidewalk [ street trees [ j street signs, traffic control devices, streetlights and a two-year streetlight fee. [ Other: f-1 street improvements will be necessary along SW , to include: [ feet of pavement n concrete curb n s• torm sewers and other underground utilities [ 1 -foot concrete sidewalk n s• treet trees n street signs, traffic control devices, streetlights and a two-year streetlight fee. n Other: [ [ street improvements will be necessary along SW , to include: ❑ feet of pavement n concrete curb I I storm sewers and other underground utilities ❑ J -foot concrete sidewalk CITY OFTIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Settle' fl street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. I I 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 Beef Bend Road. Prior to final inspection, 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) inch line which is located . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to Sanitary sewer service must be designed according to CWS standards. Provide City staff with a CWS approved copy of the design. Water Supply: The City of Tigard (Phone:(503) 639-4171) 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. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Fagleeerly!Pegartmegt Section 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. Contact CWS with regard to storm drainage requirements for this site. A downstream analysis may be required by CWS. 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 newly created 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 new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: (Z1 Construction of an on-site water quality facility. I I 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) A traffic impact report is required to address, at a minimum, left turn lane needs and sight distance at each new intersection in the project. The applicant must also contact WACO to inquire whether additional elements should be included in the report for their review. 2) The future street plan will need to be coordinated with future street plans submitted as part of surrounding projects. 3) The applicant intends to apply for an adjustment to the street grade standard. The applicant must make sound findings that address the adjustment criteria found in 18.370.020.C.11 before this adjustment can be supported. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon CITY OF TIGARD Pre-Application Conference Metes Page 4 of 6 Eigleeert s letertmert Settles 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 TIE shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIE may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIE is greater than $5,000.00. Pay the TIF. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PEI permit from the Engineering Department. A PEI 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 PFI 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 Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. 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. CITY OF TIGARD Pre-Application Conference Notes Page 5116 Engineer's!Department Section 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. For a land partition, the applicant must obtain an Engineering 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: r7i- --t4K---/n ynA LL______ 3. 2 3 •o ENGINEER! G DEPARTMENT STAFF DATE Phone: [503)639-4171 Fax: (503)624-0152 document4 Revised. September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Fulae.rlii Wormiest Sectle■ t tit 4± 1::��,t fry 'r. l�.f 5 t 'yet L*: Ir:st .47 if I -LIZ' L ri 11 ++y_;...-7 1 0144,1- �' i41 , tq iN•� ':1';f"t.C,S :0i 1JML i ,r" ,4, '®� 'a' " r:'+�t�t• r t�;bLt,<•'r ,.: �, . r, t jr t r. • i a t �rvK +t`"If y „�rt-,J��}'+L h y.F. s rt� � "s.e'b.r ' %. -y'F 1 r'} t 'I n s 1. 1t ra .?.- rl i 44JJ » al '.. �. Ir t� �::qr*.;,,••. , ry.. Lei .t"y-e... .. +<ft�i rS.1t{ `FL4 ttq a:�r l- r, ✓ t 4 LF..!• l . lf.A.5! 'Sf 17 ..,,,lit+tl`k.'t:e1f pti t f f r u y,. r ;1 f. n �c ti :�.._s� -f t 7 �r L X tri -•.4 . i rzK. L -1.Sr-t 3 ''. ' ttr sf>< c .: I:;a i - 't�t'� t' r'� L,r fir o.?.�a,.ia-- } "' r.2tis+! R.,. F • i.L1'1 � f^t]L1�1�' lEOV 0 t t!+i° ,n t L.ti y ` ik_ :IL tlr+' V .�i�'4.+i. r llir 'T Fl � t t tilt C�t ID:•r�.,ct i�. ,, �!.%c,,,. . a i r 6 t. 3 a tttjt,�_Y=p.r�r•`yt,: ..,..t�s at t,�, a �pr. y:. k .,¢,..1���i rr N J ,�,1 , G.: .. 1 1 t t fit+, y I1 1 1 .--'y20 7 ` . `-5..•.. ,.t`t { Sn. !"N?....A • 1 .r`-- 1 f .": .,�. 4.,- hrrLi:f�A P:; ite RESIDENTIAL MG CAE .5fZ2/03 sal I j APPLICANT: To r► Web-' AGENT: Phone: (9 )5t7 9Z91( Phone: ( ) PROPERTY LOCATION: , ADDRESS/GENERAL LOCATION: 1.lor AO %... ►, ✓ .•r •1 , t I TAX MAPS)/LOT #(S): IS/0/ pA Z i oo NECESSARY APPLICATIONS: 5vB (5.-bJrm.to..0 iSLR CS...7 s elt St L0,191s g'evi 4) ( PROPOSAL DESCRIPTION: 419.5'0 671 5v17drvrs1ov1 of 1lf.f'1 ac-le,5 I COMPREHENSIVE PLAN I MAP DESIGNATION: 1I,+,,lca,4 Poisi e Rp7c,1416.1 ZONING MAP DESIGNATION: K 7' CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: V4 s4' ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. 5 1 o I MINIMUM LOT SIZE: 5 000 sq. ft. Average Min. lot width: 5 o ft. Max. building height: 30 ft. Sethacks Front 15 ft. Side 5 ft. Rear l5 ft. Corner 15 ft. from street. MAXIMUM SITE COVERAGE: 80 % Minimum landscaped or natural vegetation area:20 %. GARAGES: Z o ft. NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout) ' THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION 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 submitting your application or the application will not be accepted. • NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residenbai Appf•catorvc ring()vision Section ( NARRATIVE [Refer to Code Chapter 18.390) 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 [Refer to Code Sections 18290.040 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 18.105 and 18.1651 Minimum number of accesses: 6 Minimum access width: 247 Minimum pavement width: '20' f h - IF (May k rn easc yuil0 f l WALKWAY REQUIREMENTS [Refer to Code Chapter 18.705) 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. t( RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)-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: ?cto �%kj cults �+u sccl Del ➢ Land within the 100-year floodplain; rccll,.%c5 on plan. ➢. Slopes exceeding 25%; A Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq.ft. of gross site area 43,560 sq.ft. of gross site area 8,712 sq.ft. (20%)for public right-of-way 6,534 sq.ft. (15%)for public right-of-way NET: 34,848 square feet WET: 37,026 square feet 3.050 (minimum lot area) - 3.050(minimum lot arrea) = 11A Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimum Project Oensfp/is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLYTHE MAXIMUM NUMBER OF UNITS BY.B. CITY OF TIGARD Pre-Appilcation Conference Notes Page 2 of 9 • I ✓( SPECIAL SETBACKS [Refer to Code Section 18.7301 D STREETS: 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 lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements) Ei FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 11/2 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 ttie standards of Section 18.730.010.C.2 are satisfied. c'.r LQ}5 Wimp( ( , tofirz) ❑ BUFFERING AND SCREENING (Refer to Code Chapter 18.745) 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 IS REQUIRED ALONG: (1 LANDSCAPING [Refer to Code Chapters 18.745,18.765 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. RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 • r 1-- 7 PARKING (Refer to Code Chapters 18.165 a 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST ICE PAVED. ➢ Single-family Requires: One Li.) ff-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. ➢ Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ 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 18.7751 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON 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, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I vl STEEP SLOPES [Refer to Code Section 18.775.070.C1 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. ([CLIAHWATER SERVICES[CWSI BUFFER STANDARDS (Refer to R s 0 96-44/1ISA Regulations-Chapter 3) 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 TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION&ORDER 96-44 .� icy, t "f -r r-,r.t• J4>r3 c! Fe$ t f'r`i. ''i ? +"� 2°?�'''`'�3'gu�' ifC-'' '{�('�"X" i'v^t'* —.,..z'„Y1'-�"' -.,_- .. ; ,r�T-^-y ..t t!� t ^ti Q p s��L�'�, C A .i 3 cr` !N13. ,, 'F'Q .f' ® f �. '' �,w> J t f.Lti iii• ` U'4Sl:l� 1� G tf��Srt7� {� �.` c ` n: s t yfSe r r.14y= 'L` a±F]' 4°+ •""',s -i) 'r-{mss`•'.,. t ,52?-� / r F s.r s r�w.1t���.i".SJr f f'�'+t� t!"fi. '[_ J _���•S. � �'"I t.ra ,.....�� SsA f..i 1� l� sr� ��n�..-.t_..,,......l..........�,. %•:i:+... f,- »�.:..�s.._°. ..r..,-., ....,..ar..>....,t:_ rte. +_:.� ._• Streams with intermittent flow draining: <25% t1 10 to <50 acres 1 5 feet 6 >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% t0 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. Intermittent 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. 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. [6 SIGNS Meter to Code Chapter 18380) 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. / NI- TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.CJ (°`'r't` `'`�` `"�rr Ar``'�/ (t.4'1•1411/1 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 where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ 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 18.150.0701). 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.D.; • 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; A Identification of all trees which are proposed to be removed; and ➢ 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. ( MITIGATION [Refute Code Section 18.790.060.EJ Not n+4.,-4 o REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. A 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. A 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. A 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. [I CLEAR VISION AREA [Refer to Code Chapter 18.1951 5 he., a, s r pl4 3s ( o lu- hni ) 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-Appicabon Conference Notes Page 6 of 9 [FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.FJ A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicyde 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. [ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) 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'/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. [BLOCKS (Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 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. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) [ 18.765(Off-Street Parking/Loading Requirements) _ 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) ✓ 18.775(Sensitive Lands Review) - 18.350(Planned Devetoprnent) ✓ 18.705(Access/Egress'Cira,tation) ✓ 18.780(signs) - 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(temporary Use Permits) 18.370(Variances/Adjustments) ✓ 18.715(Density computations) V/18.790(Tree Removal) - 18.380(zoning Map✓text Amendments) 18.720(Design Compatibility Standards) V 18.795(visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.798(Wireless Communication Faalities) !✓ 18.390(Decision Making Procedures/mpact Study) 18.730(Exceptions To Development Standards) 18.810(Street&Utility improvement Standards) - 18.410 pc Line Adjustments) 18.740(Historic Overlay) 18.420(Land Partitions) 18.742(Home ocarpabon Perrnits) 18.430(Subdivisions) V 18.745(Landscaping&Screening Standards) __V_ 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755(Mixed Solid WastelRecyding Storage) _ 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 ADDITIONAL CONCERNS OR COMMENTS: jam„ _fI-A4,.s a) 54.4 ( -✓(&J (7 „ie.& r def 1 J$" .1 • ZD PROCEDURE I/ Administrative Staff Review. V Public hearing before the Land Use Hearings Officer.(rs s1 L 7,,�ec„cd,nyoh Public hearing before the Planning Commission. I Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Ma Is submitted with an a. .Iication shall be folded IN ADVANCE to 8.5 b 11 inches. One 1 8 2 x map o a j ropose. protects ou . .e su.mitte. or attac ment tot e sta' report or administrative decision. Application with unfolded maps shall 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 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. rir_epn Prc_AnnliraFinn fnnfefenCe Notes Page 8 of 9 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 fol ws al land use de isions. An appeal on this matter would be heard by the Tigard Hear' s D £ s 4 la,n c t I� . A basic flow chart which illustrates the review process is a'aii bie from 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 [County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. 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 buildinq permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). • : e con erence an. no es cannot cover a o•e requiremen s an. aspects re ate• to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City statt rrelative 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: _ J4o rcluvi l r4Ci CITY OF TIRO PLANNING DiVXION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX (503) 684-1291 E-MAIL (staffs first name)@a.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigartf.or.us H:lpatty\masters\Pre-App Notes Residential.doc Updated: 26-Jun-02 (Engineering section:preapp.eng) Page 9 of 9 PRE-APPLIOATIONCONFERENCE NOTES , 4tk^,l�y ➢ ENGINEERING SECTION o a ° C Community ant S(tapij Better Community IBLIC FACILITIES Tax Map's): 2S109DA Tax Lolls): 2100 Use Type: 50-lot Sub(Ames Site) The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Beef Bend Road to ??? feet (WACO will direct this) ® SW Summerview Drive to 50 feet minimum (A traffic report would have to show that this roadway will not see an ADT over 500 vehicles per day) X SW Summerview Lane to 46 to 54 feet total (Staff will need to review a traffic study that projects anticipated ADT) SW to feet Street improvements: ® Partial street improvements will be necessary along SW Beef Bend Road, to include: I I feet of pavement j concrete curb storm sewers and other underground utilities -foot concrete sidewalk Z street trees spaced per WACO standards CITY OF TIGARO Pre-Application Conference Notes Page 1 of 6 ngineerIng Department Section • ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. M Other: Partial improvements as WACO may otherwise direct. Full street improvements will be necessary along SW Summerview Drive, to include: M 28 feet of pavement curb to curb minimum (however,_ if traffic study shows the ADT will potentially exceed 500 vpd, then the width will increase to 32 feet) M concrete curb M storm sewers and other underground utilities • 5-foot concrete sidewalk with planter strips M street trees spaced per TDC standards M street signs, traffic control devices, streetlights and a two-year streetlight fee. ( I Other: Fl Full street improvements will be necessary along SW Summerview Lane, to include: • 28 to 32 feet of pavement curb to curb (depends upon anticipated ADT) • concrete curb [51 storm sewers and other underground utilities M 5-foot concrete sidewalk with planter strips. • street trees spaced per TDC standards. M street signs, traffic control devices, streetlights and a two-year streetlight fee. ( I Other: street improvements will be necessary along SW , to include: ( feet of pavement fl 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: 1 1 street improvements will be necessary along SW , to include: ( feet of pavement concrete curb ITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 glneerlag Department Section storm sewers and other underground utilities fl -foot concrete sidewalk street trees I street signs, traffic control devices, streetlights and a two-year streetlight fee. I 1 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 $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to Sanitary sewer service must be coordinated with CWS. Water Supply: The City of Tigard (Phone:(503) 639-4171) 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 :ITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 eglnearing Department Section information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Contact CWS with regard to potential storm drainage requirements for this site. A downstream analysis will likely be 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 newly created 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 meta The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: Construction of an on-site water quality facility. 1 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) A traffic impact report is required to address, at a minimum, left turn lane needs and sight distance at each new intersection in the project. The applicant must also contact WACO to inquire whether or not additional elements should be reviewed for their interests. 2) The future street plan will need to be coordinated with future street plans submitted as a part of the Arlington Heights and Tumagain Heights projects. Also, the applicant needs to be aware of the FSP submitted as a part of the Summit Ridge project (Conklin site). 3) The applicant intends to apply for an adjustment to the street grade standard. The applicant must make sound findings that address the adjustment criteria found in 18.370.020.C.11 before this adjustment can be supported. :ITY OF TIGARD Pre-Application Conference Holes Page 4 of 6 ngloeering Department Section • IAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF. • ERMITS 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. 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 Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section • • 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. For a land partition, the applicant must obtain an Engineering 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. RADINO 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: 12- 1- "2., ENG RING DEPAR ENT STAFF DATE Phone: (503)639-4171 Fax: [503) 624-0752 1engkbrianr\templates\preap notes.eng.dot Revised: March 21,2002 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section bar hocd A eii7 • ,F APPENDIX B-NEIGHBORHOOD MEETING AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE IMP.ORTANT'NOTICE k of I P 'U,CANT IS;iREQU1RED-TIX 1aiL--1 . `C I firillq-A'.,C.13, tY r E-,„,.. F l [ P , F...TA T ' AM fi Otif„41•NEIG,H�01�„Q,�O NG•,t OTIE'�HAT,�.P R INS TO NI � pA.f 5 E��f �E; , OWNERS�r�IRL�a L'EDti;(OTICkf TO:THE ADDRESt BE.LOW .�� a�rfs - r e�N-1, �.r ri 1 ). ;;O•j∎ :ti. %'- C1 y bf-Tigard ;Plarming. 'vision ;: -s �. +:1$125 SW HallJBoulevard : 1 ••,:: Tigard, OR 97228-8'I89 . .. »'",4 w. IN ADDITION, THE'APPLICANT SHALL SUBMIT'THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THETIM.E OF APPLICATION. MAILING: 1, /�,/ being duly sworn, depose and say that on the day of , / , 20e ? , I caused to have mailed to each of the persons on the att- hed list, a notice of a meeting to discus's a proposed development at(or near ... - ,.,i...... . . - 4 - • J 4 /., «'. .i . a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persg.4s and were deposited on the date indicated above in the United States Post Office located at /�, L ?Z� 0� % , with postage prepaid thereon. zs..< 7,Z. ignature (In the presence of a Notary Public) POSTING: _l I /U,,J / Yz S' ? , do affirm that I am (represent) the party initiating interest in a proposed `j l✓ 2�.-25J/ affec,ti9s the,l d located at (state the approximate location(s) IF no address(s)and/or ta, .lot(s) currently registered) ,/c� �CG�/r/,'v?SJG7L227. , and did on the "??/-`12 day of ,,./W y/ , 20 3' personally post notice indicating that the site may be proposed for a _5—Ge ./z..- 'S/tea►/ application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at // _ - ii�!ti .r .,� Q-- Gr1 / : - /iv�i2-=)c/1 C,/ / 4 r, , 517.V°Z.47Z-2IP (state location you posted notice on property) Iignature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETEJNOTARIZE) STATE OF ) County of l c,..shl R(0-Von ) ss. Subscribed and sworn/affirmed before me on the a3,-•a day of ( c,-1 , 20 o3 . or'„.�� OFFICIAL SEAL V r,r,i,,'.'s NANCY L. STEPHENSON w i - NOTARY PUBLIC-OREGON �; COMMISSION NO 335453 1 MY COMMISSION E V IRES JUNE 11,2004 S -D-s-cL M��-,---, NOTARY PUB IC OF OREGON My Commission Expires: ()col .t l o4 Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h:Yogin\pattyvnasters\affidavit of mating-posting neighborfwod meeting.doc TERRA-WEBER, LLC Property Development May 23, 2003 Interested Property Owners RE: Arlington Heights No 3 We are the Buyer/Developers of a parcel of Property located South of SW Summerview Drive and North of SW Beef Bend Road, described as Reference Parcel No. 2S 109DA, 2100. We are considering proposing a 50-lot subdivision at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss our proposal in more detail with you, the surrounding property owners and residents. You are invited to attend a meeting for that purpose on: Wednesday, June 11, 2003 at 6:30 P.M At Christ the King Lutheran Church 11305 SW Bull Mountain Rd. Tigard, Oregon 97224 Please notice this will be an informational meeting based on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I have included a sample of "Frequently Asked Neighborhood Questions" for your review. I look forward to discussing our proposal with you and if you have any questions prior to the meeting please call me at (503) 517-8284. Sincerely, om ever Terra-Weber, LLC 12755 SW 69th Ave.,Suite 100, Portland, OR 97223 • Office: 503.517.8284• Fax: 503.601.3524 A. FREQUENTLY ASKED City of Tigard NEIGHBORHOOD MEETING QUESTIONS ingA onB Cmmuty What Is The Purpose Of This Neighborhood Meeting? The purpose of the meeting is to allow the prospective developer to share with you what they are 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 deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application 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. For all types of applications, property owners within 500 feet of the subject parcels receive notice of the public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. 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 entirely different, a new neighborhood meeting would be required. In any case, notice of decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. How Do I Know What Issues Are Valid? A decision is reviewed based on compliance with the Tigard Development Code. Review the development code to familiarize 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 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 are. If a development meets the code standards, it can proceed. 440 ! , tt , y is an eAthe ` zen ear '61 .�r 01 11 et1, �, 1• a res o sSF r ,° ' as tst � !• ryL y 6 � t. � ,,:^ "rr{ p4i�.•y t � '?.. '�a �;�+ p -.�'p a£'�.`�F,�'�. •�_-� 2„,11141 et`rm :' r4�os , Toy ;pa red ar;pr posa[:.r :he ? .91:1 g'. a fists os•Ague to_ is\curpin1julia\citinfo2.doc June 11, 2003 SIGN-IN SHEET Neighborhood Meeting ARLINGTON HEIGHTS - 3 Name Address Phone # )�622/F s7=/eger 9 qPL /11A-k- /-5-2-57.1 _s-t=.3-- z 3 s��i�G �'.;2' /i '%`��f 1 '- 53- 9- x✓ 1 (t/-/a3j I,D)c 9 707 I Q �� ± p w//pr 50'2- 51:77 0; 1, 7, A o-J'-Fi. sW _S'h,7.r.eru,Y.✓ ,L�r,;,�.c�� 993-/-6-er 1414. 3'0 S nm Al = G .63 ( I I tJv /2d) .`b Z 6 9 -) frilAe- Zeo 9600 s19 Oak, /7pflt. OR 503. 5/52. °do 3 RICK t DQ� j a t Sp6 ?215 20 Sim �/se S�Q w��(1 q�}Q^ 5 a 3 - 3!$- B b fl `P aeor4 r sosz, ci,t) Sul.-16,z)// ,(A) 3 gG S 7637- & hecJvi ici a i Repcct CeoPiI1ifIC Engineering,Inc. 7312 SW Durham Road Portland,Oregon 97224 Tel(503)598-8445 • Fax(503)598-8705 July 12, 2004 Project No. 03-8449 TERRA—WEBER, LLC c/o MATRIX DEVELOPMENT 12755 SW 69th Avenue, Suite 100 Portland, Oregon 19223 Fax: 503-598-1881 Attention: Tom Weber Subject: Preliminary Geotechnical Engineering Report Arlington Heights III Subdivision Washington County, Oregon This report presents the results of a geotechnical engineering study conducted by GeoPacific Engineering, Inc. (GeoPacific) for the above referenced project. The purpose of our investigation was to evaluate subsurface conditions at the site and provide geotechnical recommendations for site development. This geotechnical study was performed in accordance with GeoPacific Proposal No. P-1881, dated August 27, 2003, and your subsequent verbal authorization of our proposal and General Conditions for Geotechnical Services. The report is preliminary because a final grading plan has not been completed. BACKGROUND INFORMATION Project Information Location: Between Beef Bend Road and Bull Mountain Road in Washington County, Oregon (see Figure 1) Developer Terra —Weber, LLC Engineer: C&F Consulting, Inc., P.O. Box 68868, Portland, Oregon 97268 Jurisdictional Washington County, Oregon Agency: Site Description And Proposed Development The site consists of about 16 acres located on the south side of Bull Mountain, between SW Beef Bend and SW Bull Mountain Road in Washington County, Oregon, (see Figure 1). Elevations range between about 250 and 444 feet above mean sea level. Grades average between 12 7312 SW Durham Road Tel (503) 598-8445 Portland,Oregon 97224-7010 Fax (503) 598-8705 Arlington Heights III GeoPacific Project No. 03-8449 percent slope in the northwest and about 38 to 40 percent slope along incised drainages in the northeast and southwest portions of the site. In general, grades throughout most of the site where construction is planned average between 20 and 30 percent slope. Drainage is to the southeast. Most of the site was densely wooded with Douglas fir but has been recently cleared and the stumps removed and stockpiled on-site. The site boundaries and drainages remain in their natural state. The site is to be developed for 60 single-family residential lots (Figure 2). The development includes approximately 1780 lineal feet of new streets and about 1900 feet of private drives. Underground utilities (storm and sanitary) will be located either in the streets or at the rear of the proposed homes. Two existing homes will remain on planned Lots 50 and 55. About 500 feet of private drives will remain as secondary emergency access road. Two water quality facilities are planned in the southern portion of the site. Open spaces are located along existing drainages in the southwest and northeast portions of the site. REGIONAL AND LOCAL GEOLOGIC SETTING Regionally, the subject site lies within the Willamette Valley/Puget Sound lowland, a broad structural depression situated between the Coast Range on the west and the Cascade Range on the east. A series of discontinuous faults subdivide the Willamette Valley into a mosaic of fault-bounded, structural blocks (Yeats et al., 1996). Uplifted structural blocks form bedrock highlands, while down- warped structural blocks form sedimentary basins. Locally, the site is located on the southern flank of Bull Mountain, one of the prominent structural blocks previously mentioned. Valley-fill sediment in the adjacent basin achieves a maximum thickness of 1,500 feet and overlies Miocene Columbia River Basalt at depth (Madin, 1990; Yeats et al., 1996). At least three major fault zones capable of generating damaging earthquakes are known to exist in the vicinity of the subject site. These include the Gales Creek-Newberg-Mt. Angel Structural Zone, the Portland Hills Fault Zone, and the Cascadia Subduction Zone. Gales Creek-Newberg-Mt. Angel Structural Zone The Gales Creek-Newberg-Mt. Angel Structural Zone is a 50-mile-long zone of discontinuous, NW- trending faults that lies about 18 miles southwest of the subject site. These faults are recognized in the subsurface by vertical separation of the Columbia River Basalt and offset seismic reflectors in the overlying basin sediment (Yeats et al., 1996; Werner et al., 1992). A recent geologic reconnaissance and photogeologic analysis study conducted for the Scoggins Dam site in the Tualatin Basin revealed no evidence of deformed geomorphic surfaces along the structural zone (Unruh et al., 1994). No seismicity has been recorded on the Gales Creek or Newberg Faults (the faults closest to the subject site); however, these faults are considered to be potentially active because they may connect with the seismically active Mount Angel Fault and the rupture plane of the 1993 M5.6 Scotts Mills earthquake (Werner et al. 1992; Geomatrix Consultants, 1995). Portland Hills Fault Zone The Portland Hills Fault Zone is a series of NW-trending faults that include the central Portland Hills Fault, the western Oatfield Fault, and the eastern East Bank Fault. These faults occur in a northwest-trending zone that varies in width between 3.5 and 5.0 miles. The Portland Hills Fault occurs along the Willamette River at the base of the Portland Hills, and is about 9.5 miles northeast of the site. The Oatfield Fault, as mapped in the literature (see Figure 1), is located about 7 miles northeast of the site; however, the accuracy of the fault mapping is stated to be within 500 meters (Wong, et al, 2000). The combined three faults vertically displace the Columbia River Basalt by 03-8449-Prelim Geotechnical Engineering Report 2 GEOPACIFIC ENGINEERING,INC. Arlington Heights III GeoPacific Project No. 03-8449 1,130 feet and appear to control thickness changes in late Pleistocene (approx. 780,000 years) sediment (Madin, 1990). The fault zone extends along the eastern margin of the Portland Hills for a distance of 25 miles, and lies about 2.5 miles northeast of the subject site. Geomorphic lineaments suggestive of Pleistocene deformation have been identified within the fault zone, but none of the fault segments have been shown to cut Holocene (last 10,000 years) deposits (Balsillie and Benson, 1971; Cornforth and Geomatrix Consultants, 1992). No historical seismicity is correlated with the mapped portion of the Portland Hills Fault Zone, but in 1991 a M3.5 earthquake occurred on a NW- trending shear plane located 1.3 miles east of the fault (Yelin, 1992). Although there is no definitive evidence of recent activity, the Portland Hills Fault Zone is judged to be potentially active (Geomatrix Consultants, 1995). Cascadia Subduction Zone The Cascadia Subduction Zone is a 680-mile-long zone of active tectonic convergence where oceanic crust of the Juan de Fuca Plate is subducting beneath the North American continent at a rate of 4 cm per year (Goldfinger et al., 1996). Very little seismicity has occurred on the plate interface in historic time, and as a result, the seismic potential of the Cascadia Subduction Zone is a subject of scientific controversy. The lack of seismicity may be interpreted as a period of quiescent stress buildup between large magnitude earthquakes or as being characteristic of the long-term behavior of the subduction zone. A growing body of geologic evidence, however, strongly suggests that prehistoric subduction zone earthquakes have occurred (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). This evidence includes: (1) buried tidal marshes recording episodic, sudden subsidence along the coast of northern California, Oregon, and Washington, (2) burial of subsided tidal marshes by tsunami wave deposits, (3) paleoliquefaction features, and (4) geodetic uplift patterns on the Oregon coast. Radiocarbon dates on buried tidal marshes indicate a recurrence interval for major subduction zone earthquakes of 250 to 650 years with the last event occurring 300 years ago (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). The inferred seismogenic portion of the plate interface lies 50 to 75 miles offshore or the Oregon coast, at depths of between 20 and 40 miles below the surface. SITE GEOLOGY The subject site is located on the southeast flank of Bull Mountain, which is formed by uplifted Columbia River Basalt of Miocene age. Inferred faults are mapped along the north, southwest, and southeast flanks of the uplifted area. Eolian silt (loess) is mapped at the ground surface in thickness greater than 5 feet (Madin,1990). SUBSURFACE CONDITIONS Our site-specific exploration for this report was conducted on May 26, 2004. A total of 9 exploratory test pits were excavated with a medium trackhoe (16,000 pound) to depths ranging between 3 and 12 feet. Exploration details and logs of test pits are presented in Appendix A. The following report sections summarize subsurface conditions anticipated at the site, based on the exploration program. Soils and Rock On-site soils consist of topsoil, wind-deposited loess, fine to coarse transported colluviun, and residual soil derived from in-situ weathering of the Columbia River Basalt, as described below. Residual soil is underlain by soft to hard rock. The depth to top and thickness of these earth materials, where observed, are indicated in Table 1 and a contour map on top of rock is shown on 03-8449-Prelim Geotechnical Engineering Report 3 GEOPACIFIC ENGINEERING,INC. Arlington Heights III GeoPacific Project No. 03-8449 Figure 2A. Generally, depth to hard rock is greater near the higher portion of the site and shallow near the higher portion of the site and shallower near the lower portion. Table 1 —Soil & Rock Observed in Test Pits (Depth to Top of Unit Below Ground Surface) Location Topsoil Thickness Loess Colluvial Soil Residual Soil Top of Rock Hard Rock (Inches) (Inches (Inches) (Feet) (Feet) (Feet) TP-1 7 7 24 4.5 7.5 9.0 TP-2 7 7 20 4.5 9.0 9.0 TP-3 10 10 20 4.9 4.9 9.0** TP-4 9 9 19 3.4 6.0 6.5 TP-5 8 8 13 3.75 8.5 8.5 TP-6 6 6 16 4.25 7.0 12.0* TP-7 7 - 7 - 4.5 5.5 TP-8 9 9 26 3.5 5.3 5.5 TP-9 6 - 6 - 2.25 3.0 Note: This Table applies to the test pit locations only. Soil and rock interpretations between test pits may be inaccurate. * Hard rock not found in TP-6. ** Top of hard rock slopes between 4.9 and 9.0 feet/ Topsoil—Topsoil generally consisted of dark grayish-brown silt with some clay and fine organic debris. Loess—Although this soil unit is shown on geologic mapping for the region to be about 5 feet in thickness over the entire subject site, we observed it to be thinner and largely colluvial in character due to inclusions of highly weathered rock fragments, and extremely variable in thickness as a result of erosion, transport, and redeposition. It was found to be generally soft and moist during our investigation but will likely stiffen considerably during the summer dry season due to its sensitivity to moisture. Colluvium —The soils immediately below the topsoil throughout most of the site are identified as colluvial soil on the basis of weathered fine inclusions of basalt in brown silt with some clay. Based on our observations, it appears likely that the original loess deposit in the site area was largely modified by erosion and became mixed with fine, highly weathered basalt fragments during transport down slope. Colluvial soils become stiff to very stiff as the percentage of residual rock fragments increase with depth. Residual Soil— Residual soil is the result of in-situ weathering of a massive rock body. This change from rock to soil occurs very slowly and without lateral movement. At the site, the parent rock mass was Columbia River Basalt. Features of the rock mass such as fractures, gaseous voids, and mineral stains are often preserved as residual features in the soil. Black mineral stains on fracture surfaces are typically preserved in the residual soil. These soils are generally very stiff, possess a high shear strength, and can be readily excavated. Rock— Residual soils eventually changes to weathered, soft rock and finally hard rock. Table 1 indicates the depth of rock encountered below the ground surface. The term "hard rock" indicates that essentially no excavation progress was accomplished with a 16,000 lb. trackhoe. Figure 2A shows the depth contours to hard rock based on our explorations. This map is provided to highlight the test pit information only and help for project planning. The depth to rock contours should not be assumed to be the actual depth to hard rock between test pit locations. 03-8449-Prelim Geotechnical Engineering Report 4 GEOPACIFIC ENGINEERING,INC. Arlington Heights III GeoPacific Project No. 03-8449 Groundwater Groundwater was not encountered in any of the exploratory test pits. It is anticipated that groundwater conditions will vary depending on the season, local subsurface conditions, changes in site utilization, and other factors. Perched groundwater conditions often occur over fine-grained native deposits such as those beneath the site, particularly during the wet season. SLOPE STABILITY AND SETBACKS The maximum site grade within development limits is about 34 percent. For much of the development area, the slope is 18 to 24 percent grade or less. Some shallow slope failure, slumping, and benching was observed along the flanks of the incised drainage that trends roughly northwest and southeast along the northeast limit of the development. No significant instability was observed along the incised drainage in the southwest corner of the site, however. Some of the older Douglas fir trees in th4 incised drainages of the site displayed slightly curved trunks, indicating soil creep during the life of the tree; however, shallow soil creep is not unusual on moderate slopes and does not indicate a potential for deep landslides. This absence of slope instability is believed to be predominantly due to shallow colluvial and residual soils that have a high strength, and the presence of shallow rock. Based on a general assessment of conditions adjacent to the incised drainage, it is our opinion that a property line setback of 15 feet horizontal from the top of the drainage slope as defined by Clean Water Services is more than adequate, given the shallow depth to basalt rock; deep seated slope instability is not a concern. CONCLUSIONS AND RECOMMENDATIONS Our investigation indicates that the proposed development is geotechnically feasible, provided that the recommendations of this report are incorporated into the design and construction phases of the project. The proposed residential structures may be supported on shallow foundations bearing on competent undisturbed native soils and/or engineered fill, designed and constructed as recommended in this report. Revised grading and utility plans should be submitted to GeoPacific for review and comment before final design. Grading considerations should include a relatively shallow hard rock surface as indicated on Figure 2A. Underground utilities will very likely encounter hard rock at depths of about 9 feet below ground surface in the northern portion of the site and below 3 to 5 feet in the southern portion of the site. Site Preparation Most of the site to be developed has been cleared of trees and the stumps removed. These stumps must be removed from the site. We recommend that the areas of proposed buildings, streets, and areas to receive fill should be stripped of organic-rich topsoil and either removed form the site or placed in landscape area. The thickness of highly organic, unsuitable topsoil is estimated to average 6 in thickness over most of the area to be developed. Deeper removals will be required to remove abundant tree roots, however material generated from root removal can be sorted and reused of engineered fill. The final depth of removal will be determined on the basis of a site inspection after the stripping/excavation has been performed. 03-8449-Prelim Geotechnical Engineering Report 5 GEOPACIFIC ENGINEERING,INC. Arlington Heights III GeoPacific Project No. 03-8449 Any existing subsurface structures (tile drains, old utility lines, septic leach fields, etc.) beneath structures and pavements should be removed and the excavations backfilled with engineered fill. Once stripping of a particular area is approved, the area should be ripped or tilled to a depth of at least 10 inches, moisture conditioned, root-picked, and compacted in-place prior to the placement of engineered fill or crushed aggregate base for pavement. Additional stripping and root picking to a depth of 24 inches may be necessary in localized areas that were heavily forested. After root picking or sieving, this material will likely be reusable for use as engineered fill. Exposed subgrade soils should be evaluated by the geotechnical engineer. For large areas, this evaluation is normally performed by proof-rolling the exposed subgrade with a fully loaded scraper or dump truck. For smaller areas where access is restricted, the subgrade should be evaluated by probing the soil with a steel probe. Soft/loose soils identified during subgrade preparation should be compacted to a firm and unyielding condition or over-excavated and replaced with engineered fill, as described below. The depth of overexcavation, if required, should be evaluated by the geotechnical engineer at the time of construction. Engineered Fill And Grading All grading for the proposed development should be performed as engineered grading in accordance with Appendix 33 of the 1997 Uniform Building Code (UBC) with the exceptions and additions noted herein. Deep grading cuts may encounter rock. The estimated depth to the top of rock below existing ground surface based on limited subsurface explorations is shown on Figure 2A, estimated contours to Top of Hard Rock. Proper test frequency and earthwork documentation usually requires daily observation and testing during stripping, rough grading, and placement of engineered fill. Imported fill material must be approved by the geotechnical engineer prior to being imported to the site. Oversize material greater than 6 inches in size should not be used within 3 feet of foundation footings, and material greater than 12 inches in diameter should not be used in engineered fill. Engineered fill should be compacted in horizontal lifts not exceeding 8 inches using standard compaction equipment. We recommend that engineered fill be compacted to at least 95% of the maximum dry density determined by ASTM D698 or equivalent. On-site soils may be wet of optimum, therefore, we anticipate that aeration of native soil will be necessary for compaction operations performed during late Spring to early Summer. Alternatively, excessively dry soils need to be moisture conditioned before filling or paving. Field density testing should conform to ASTM D2922 and D3017, or D1556. All engineered fill should be observed and tested by the project geotechnical engineer or his representative. Typically, one density test is performed for at least every 2 vertical feet of fill placed or every 500 yd3, whichever requires more testing. Because testing is performed on an on-call basis, we recommend that the earthwork contractor be held contractually responsible for test scheduling and frequency. Fill Embankment Slopes We recommend that fill slopes for the project be planned no steeper than 2H:1V. For fill slopes constructed at 2H:1V or flatter, and comprised of fill soils placed and compacted as recommended herein, we anticipate that adequate factors of safety against global failure will be maintained. 03-8449-Prelim Geotechnical Engineering Report 6 GEOPACIFIC ENGINEERING,INC. Arlington Heights III GeoPacific Project No. 03-8449 Prior to placing compacted fill against the existing natural slopes, all loose undocumented fill and underlying old topsoil/colluvium must first be removed. In addition, adequate benching must be maintained, in accordance with the Fill Slope Detail, Figure 3. Fill slope keyways should be constructed in accordance with Figure 3, with minimum depth of 2 feet and minimum width of H/2 (10 feet minimum), where H equals the vertical height between the base and top of the fill slope. Both benches and keyways should be roughly horizontal in the downslope direction, but may slope up to 20 percent along topographic contours. A subdrain should be incorporated in the fill slope keyway, as recommended in Figure 3. A GeoPacific engineer or geologist should inspect the keyway excavations prior to the placement of fill. Measures should be taken to prevent surficial instability and/or erosion of embankment material. This can be accomplished by conscientious compaction of the embankment fills all the way out to the slope face, by maintaining adequate drainage, and planting the slope face as soon as possible after construction. To achieve the specified relative compaction at the slope face, it may be necessary to overbuild the slopes a few feet, and then trim back to design finish grade, as shown on Figure 3. In our experience, compaction of slope faces by "track-walking" is generally ineffective and is therefore not recommended. Subsurface Drains A subsurface drain should be placed in the bottom of any seepage areas encountered, in addition to all fill slope keyways. The subsurface drain should consist of a minimum 4-inch diameter Schedule 40 or ADS Heavy Duty grade, perforated or slotted, plastic pipe enveloped in a minimum of 10 ft3 per lineal foot of 2"- '72", open-graded gravel (drain rock) wrapped with a geotextile filter fabric such as Mirafi 140N, or equivalent. The drain may be installed in a trench having minimum width of 12 inches, or may be placed directly along the bottom of the removal excavation. The drain should slope at a minimum gradient of 0.5 percent, and should be provided with a suitable outlet. The geotechnical engineer should monitor subsurface drain installation. Wet Weather Earthwork The on-site soils are moisture sensitive and may be difficult to handle or traverse with construction equipment during periods of wet weather. Earthwork is typically most economical when performed under dry weather conditions. Earthwork performed during the wet-weather season will probably require expensive measures such as cement treatment or imported granular material to compact fill to the recommended engineering specifications. If earthwork is to be performed or fill is to be placed in wet weather or under wet conditions when soil moisture content is difficult to control, the following recommendations should be incorporated into the contract specifications. Earthwork should be performed in small areas to minimize exposure to wet weather. Excavation or the removal of unsuitable soils should be followed promptly by the placement and compaction of clean engineered fill. The size and type of construction equipment used may have to be limited to prevent soil disturbance. Under some circumstances, it may be necessary to excavate soils with a backhoe to minimize subgrade disturbance caused by equipment traffic; The ground surface within the construction area should be graded to promote run-off of surface water and to prevent the ponding of water; 03-8449-Prelim Geotechnical Engineering Report 7 GEOPACIFIC ENGINEERING,INC. Arlington Heights III GeoPacific Project No. 03-8449 D Material used as engineered fill should consist of clean, granular soil containing less than 5 percent fines. The fines should be non-plastic. Alternatively, cement treatment of on-site soils may be performed to facilitate wet weather placement; D The ground surface within the construction area should be sealed by a smooth drum vibratory roller, or equivalent, and under no circumstances should be left uncompacted and exposed to moisture. Soils which become too wet for compaction should be removed and replaced with clean granular materials; D Excavation and placement of fill should be observed by the geotechnical engineer to verify that all unsuitable materials are removed and suitable compaction and site drainage is achieved; and D. Bales of straw and/or geotextile silt fences should be strategically located to control erosion. If cement or lime treatment is used to facilitate wet weather construction, GeoPacific should be contacted to provide additional recommendations and field monitoring. Excavating Conditions and Utility Trenches We anticipate that on-site soils can be excavated using conventional heavy equipment such as scrapers and trackhoes. The potential for hard rock is discussed on page 4. Maintenance of safe working conditions, including temporary excavation stability, is the responsibility of the contractor. Actual slope inclinations at the time of construction should be determined based on safety requirements and actual soil and groundwater conditions. All temporary cuts in excess of 4 feet in height should be sloped in accordance with U.S. Occupational Safety and Heath Administration (OSHA) regulations (29 CFR Part 1926), or be shored. The existing native soils classify as Type B Soil and temporary excavation side slope inclinations as steep as 1 H:1 V may be assumed for planning purposes. This cut slope inclination is applicable to excavations above the water table only. Vibrations created by traffic and construction equipment may cause some caving and raveling of excavation walls. In such an event, lateral support for the excavation walls should be provided by the contractor to prevent loss of ground support and possible distress to existing or previously constructed structural improvements. PVC pipe should be installed in accordance with the procedures specified in ASTM D2321. We recommend that structural trench backfill be compacted to at least 95% of the maximum dry density obtained by Standard Proctor ASTM D698 or equivalent. Initial backfill lift thick nesses for a '/4"-0 crushed aggregate base may need to be as great as 4 feet to reduce the risk of flattening underlying flexible pipe. Subsequent lift thickness should not exceed 1 foot. If imported granular fill material is used, then the lifts for large vibrating plate-compaction equipment (e.g. hoe compactor attachments) may be up to 2 feet, provided that proper compaction is being achieved and each lift is tested. Use of large vibrating compaction equipment should be carefully monitored near existing structures and improvements due to the potential for vibration-induced damage. Adequate density testing should be performed during construction to verify that the recommended relative compaction is achieved. Typically, one density test is taken for every 4 vertical feet of backfill on each 200-lineal-foot section of trench. 03-8449-Prelim Geotechnical Engineering Report 8 GEOPACIFIC ENGINEERING,INC. Arlington Heights III GeoPacific Project No. 03-8449 Pavement Design Tables 2 and 3 present our recommended minimum pavement section for dry-weather and cement amended subgrade, respectively. For design purposes, we used an estimated resilient modulus of 8,000 for compacted native soil and 22,000 for cement-amended soil. These designs were formulated using the Crushed Base Equivalent method, Traffic Index of 4.0, and are in general accordance with flexible pavement design methods prescribed by AASHTO for light-duty street with a design life of 20 years. Table 2 - Recommended Minimum Dry-Weather Pavement Section Material Layer Driveway/Parking (in.) Compaction Standard Asphaltic Concrete(AC) 3 91%of Rice Density AASHTO T-209 (base lift); 92% (top lift) Crushed Aggregate Base'/,"-0 2 95%of Modified Proctor (leveling course) ASTM D1557 Crushed Aggregate Base 1'/2"-0 8 95%of Modified Proctor ASTM D1557 Subgrade Soils 12 Approved Native or 95%of Standard Proctor Table 3 - Recommended Minimum Pavement Section For Cement Amended Subgrade Material Layer Driveway/Parking Compaction Standard (in.) Asphaltic Concrete(AC) 3 91%of Rice Density AASHTO T-209 (base lift);92% (top lift) Crushed Aggregate Base' "-0 4 95% of Modified Proctor ASTM D1557 Cement Amended Subgrade (3%to 5%cement by volume when 12 95% of Standard Proctor dry, 5%to 7%cement by volume when wet) Note: No construction traffic should be allowed on cement-amended soils for at least four days after treatment. Any pockets of organic debris or loose fill encountered during ripping or tilling should be removed and replaced with engineered fill (see Site Preparation Section). In order to verify subgrade strength, we recommend proof-rolling directly on subgrade with a loaded dump truck during dry weather and on top of base course in wet weather. Soft areas that pump, rut, or weave should be stabilized prior to paving. If pavement areas are to be constructed during wet-weather, the subgrade and construction plan should be reviewed by the project geotechnical engineer at the time of construction so that condition specific recommendations can be provided. Without cement amendment, wet-weather pavement construction is likely to require a base rock section beyond what is presented in Table 2 of 6 to 8 additional inches over geotextile fabric for construction support and minimization of locally unstable subgrade soil conditions. Excessively dry subgrade is considered unsuitable on this site. During placement of pavement section materials, density testing should be performed to verify compliance with project specifications. Generally, one subgrade, one base course, and one asphalt compaction test is performed for every 100 to 200 linear feet of paving. 03-8449-Prelim Geotechnical Engineering Report 9 GEOPACIFIC ENGINEERING,INC. Arlington Heights III GeoPacific Project No. 03-8449 Retaining Walls We understand that retaining walls are planned, primarily to retain engineered fill; however, specific design information has not been submitted with a grading plan. Retaining structrures should not be tiered or placed over or near sewer alignments. Rockery Walls We assume that rockery walls will likely be planned at various site locations once residential construction begins. It is important that proposed wall locations be reviewed by GeoPacific prior to plan submittal. Such walls typically have a maximum height of about 7 to 8 feet and generally average between 3 and 5 feet in height relative to the ground surface. Typically the base rock for the wall is set in a keyway at least 1 foot below the ground surface. Rockery walls should be set back from adjacent walls and other structures (i.e. walls, footings, pavement, etc.) such that they lie outside of the structure's zone of influence (1H:1V plane extending downward from the outer edge of the structure). No structures should be proposed above or below the wall within a horizontal distance equal to 150 percent of the wall height, unless specifically reviewed by the geotechnical engineer. Walls should not be tiered without consulting the geotechnical engineer. The stability of rockery walls is largely dependent on the quality of construction; therefore, we recommend that the proposed wall be constructed by a skilled builder with experience in rock wall construction. For walls supporting engineered fill, the fill should be constructed first, and should be overbuilt such that the wall is constructed against an excavation into already compacted fill. If this is not possible, then an equipment width of granular backfill may be placed subject to a geotechnical engineers review during construction. The minimum recommended depth of toe rock embedment into stiff native soil or engineered fill is 12 inches on level ground with an additional 6 inches of 1 '/2"-0 crushed aggregate (see Figure 6). Keyways should be observed by a geotechnical engineer or his representative prior to placing aggregate base rock. In order to limit backfill movement through voids between boulders, we recommend that a minimum 1-foot-wide zone of 4"-0 crushed aggregate is placed directly behind the wall. Backfill may be nominally compacted in 12-inch lifts as the wall is constructed. Surface water drainage should be directed away from rock walls. Subdrains shall consist of a minimum 4-inch-diameter, schedule 40 or ADS N-12 Grade, perforated plastic pipe enveloped in a minimum of 1 ft3 per lineal foot of crushed aggregate. A minimum 0.5 percent fall should be maintained throughout the drain and non-perforated pipe outlet. Our recommended design for construction of rock walls up to 9 feet in total height is presented in Figure 4. A worst-case slope configuration (2H:1V) above the wall and an equivalent fluid pressure of 50 pcf was assumed. The average allowable bearing pressure and the coefficient of base friction for wall footings were taken as 2,500 lbs/ft2 and 0.5 respectively. Erosion Control Considerations During our field exploration program, we did not observe soil types that would be considered highly susceptible to erosion. In our opinion, the primary concern regarding erosion potential will occur during construction, in areas that have been stripped of vegetation. Erosion at the site during construction can be minimized by implementing the project erosion control plan, which should 03-8449-Prelim Geotechnical Engineering Report 10 GEOPACIFIC ENGINEERING,INC. Arlington Heights III GeoPacific Project No. 03-8449 include judicious use of straw bales and silt fences. If used, these erosion control devices should be in place and remain in place throughout site preparation and construction. Erosion and sedimentation of exposed soils can also be minimized by quickly re-vegetating exposed areas of soil, and by staging construction such that large areas of the project site are not denuded and exposed at the same time. Areas of exposed soil requiring immediate and/or temporary protection against exposure should be covered with either mulch or erosion control netting/blankets. Areas of exposed soil requiring permanent stabilization should be seeded with an approved grass seed mixture, or hydroseeded with an approved seed-mulch-fertilizer mixture. Anticipated Foundations Based on the results of our exploration program, and assuming our recommendations for site preparation are followed, native colluvial and residual soils or engineered fill are anticipated to be medium stiff to very stiff and should provide adequate support of the structural loads. Shallow, conventional isolated or continuous spread footings will likely be appropriate to support the proposed structures, provided they are founded on competent native soils, or compacted engineered fill placed directly upon the competent native soils. We recommend a maximum allowable bearing pressure of 2,000 pounds per square foot (psf) for designing the footings. The recommended maximum allowable bearing pressure may be increased by 1/3 for short-term transient conditions such as wind and seismic loading. All footings should be founded at least 12 inches below the lowest adjacent finished grade. Minimum footing widths should be determined by the project engineer/architect in accordance with applicable design codes. Minimum steel horizontal steel reinforcement should consist of three No. 4 bars, one on top and two on bottom. Assuming construction is accomplished as recommended herein, and for the foundation loads anticipated, we estimate total settlement of spread foundations of less than about 1 inch and differential settlement between two adjacent load-bearing components supported on competent soil of less than about 1/2 inch. We anticipate that the majority of the estimated settlement will occur during construction, as loads are applied. Wind, earthquakes, and unbalanced earth loads will subject the proposed structure to lateral forces. Lateral forces on a structure will be resisted by a combination of sliding resistance of its base or footing on the underlying soil and passive earth pressure against the buried portions of the structure. For use in design, a coefficient of friction of 0.5 may be assumed along the interface between the base of the footing and subgrade soils. Passive earth pressure for buried portions of structures may be calculated using an equivalent fluid weight of 400 pounds per cubic foot (pcf), assuming footings are cast against dense, natural soils or engineered fill. The recommended coefficient of friction and passive earth pressure values do not include a safety factor. The upper one foot of soil should be neglected in passive pressure computations unless it is protected by pavement or slabs on grade. Footing Drains The uphill side of all perimeter footings should be provided with a drainage system consisting of 4-inch diameter, perforated, rigid plastic pipe embedded in a minimum of 1 ft3 per lineal foot of clean, free-draining sand and gravel or 2"-1/2" drain rock. The use of flexible, thin-walled, corrugated plastic pipe should be avoided. The drain pipe and surrounding drain rock should be wrapped in non-woven geotextile (Mirafi 140N, or approved equivalent) to minimize the potential for clogging and/or ground loss due to piping. Water collected from the footing drains should be 03-8449-Prelim Geotechnical Engineering Report 11 GEOPACIFIC ENGINEERING,INC. Arlington Heights III GeoPacific Project No. 03-8449 directed into the local storm drain system or other suitable outlet. A minimum 0.5 percent fall should be maintained throughout the drain and non-perforated pipe outlet. Down spouts and roof drains should not be connected to the foundation drains in order to reduce the potential for clogging. Grades around the proposed structure should be sloped such that surface water drains away from the building. Footing drains are for mitigating detrimental effects of water on foundations only and not for eliminating water from beneath homes, or in crawlspaces. Seismic Design The project site lies within Seismic Zone 3, as defined in Chapter 16, Division IV of the 1997 Uniform Building Code (UBC). Seismic Zone 3 includes the western portion of Oregon, and represents an area of relatively high seismic risk. For comparison, much of California and southern Alaska are defined as Seismic Zone 4, which is an area of highest seismic risk. Consequently, moderate levels of earthquake shaking should be anticipated during the design life of the proposed improvements, and the structures should be designed to resist earthquake loading in accordance with the methodology described in the 1997 UBC. Based on the subsurface conditions we observed during our exploration program, UBC Soil Type SD may be assumed for the site. The corresponding seismic factors may be used in developing a normalized response spectra for the assumed UBC Soil Type. Soil liquefaction is a phenomenon wherein saturated soil deposits temporarily lose strength and behave as a liquid in response to earthquake shaking. Soil liquefaction is generally limited to loose, granular soils located below the water table. Following development, on-site soils will consist predominantly of engineered fill and native medium stiff to very stiff fine-grained soils that are not considered susceptible to liquefaction. Therefore, it is our opinion that special design or construction measures are not required to mitigate the effects of liquefaction. 03-8449-Prelim Geotechnical Engineering Report 12 GEOPACIFIC ENGINEERING,INC. Arlington Heights III GeoPacific Project No. 03-8449 UNCERTAINTIES AND LIMITATIONS We have prepared this report for the owner and their consultants for use in design of this project only. This report should be provided in its entirety to prospective contractors for bidding and estimating purposes; however, the conclusions and interpretations presented in this report should not be construed as a warranty of the subsurface conditions. Experience has shown that soil and groundwater conditions can vary significantly over small distances. Inconsistent conditions can occur between explorations that may not be detected by a geotechnical study. If, during future site operations, subsurface conditions are encountered which vary appreciably from those described herein, GeoPacific should be notified for review of the recommendations of this report, and revision of such if necessary. Sufficient geotechnical monitoring, testing and consultation should be provided during construction to confirm that the conditions encountered are consistent with those indicated by explorations. The checklist attached to this report outlines recommended geotechnical observations and testing for the project. Recommendations for design changes will be provided should conditions revealed during construction differ from those anticipated, and to verify that the geotechnical aspects of construction comply with the contract plans and specifications. Within the limitations of scope, schedule and budget, GeoPacific attempted to execute these services in accordance with generally accepted professional principles and practices in the fields of geotechnical engineering and engineering geology at the time the report was prepared. No warranty, express or implied, is made. The scope of our work did not include environmental assessments or evaluations regarding the presence or absence of wetlands or hazardous or toxic substances in the soil, surface water, or groundwater at this site. We appreciate this opportunity to be of service. Sincerely, GEOPACIFIC ENGINEERING, INC. ����5 � tyllVE ;N, 14743 2:P\ 4...1v‘"" OREGONY James D. Imbrie, P.E. :4*. y� James E. Pyne, R.G. Principal Geotechnical Engin er ,�fs2O' 1 ck\• -`71,--:-1"./ 0_s Senior Geologist ititZ Copy: C & F Consulting, Inc. Attachments: References Figure 1 — Site Location Map Figure 2 — Site and Exploration Plan Figure 2A—Contours On Top Of Rock Figure 3 — Fill Slope Detail Figure 4— Rockery Wall Design Appendix A—Trackhoe Test Pit Explorations Appendix B - Checklist of Recommended Geotechnical Testing and Observation 03-8449-Prelim Geotechnical Engineering Report 13 GEOPACIFIC ENGINEERING,INC. Arlington Heights III GeoPacific Project No. 03-8449 REFERENCES Atwater, B.F., 1992, Geologic evidence for earthquakes during the past 2,000 years along the Copalis River, southern coastal Washington: Journal of Geophysical Research, Vol. 97, p. 1901-1919. Balsillie, J.J. and Benson, G.T., 1971, Evidence for the Portland Hills fault: The Ore Bin, Oregon Dept. of Geology and Mineral Industries, v. 33, p. 109-118. Carver, G.A., 1992, Late Cenozoic tectonics of coastal northern California: American Association of Petroleum Geologists-SEPM Field Trip Guidebook, May, 1992. Cornforth and Geomatrix Consultants, 1992, Seismic hazard evaluation, Bull run dam sites near Sandy, Oregon: unpublished report to City of Portland Bureau of Water Works. Geomatrix Consultants, 1995, Seismic Design Mapping, State of Oregon: unpublished report. Goldfinger, C., KuIm, L.D., Yeats, R.S., Appelgate, B, MacKay, M.E., and Cochrane, G.R., 1996, Active strike-slip faulting and folding of the Cascadia Subduction-Zone plate boundary and forearc in central and northern Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 223-256. Madin, I.P., 1990, Earthquake hazard geology maps of the Portland metropolitan area, Oregon: Oregon Department of Geology and Mineral Industries Open-File Report 0-90-2, scale 1:24,000, 22 p. Madin, I.P. and Mabey, M.A., 1996, Earthquake Hazard Maps for Oregon, Oregon: Oregon Department of Geology and Mineral Industries GMS-100. Peterson, C.D., Darioenzo, M.E., Burns, S.F., and Burris, W.K., 1993, Field trip guide to Cascadia paleoseismic evidence along the northern California coast: evidence of subduction zone seismicity in the central Cascadia margin: Oregon Geology, Vol. 55, p. 99-144. Unruh, J.R., Wong, I.G., Bott, J.D., Silva, W.J., and Lettis, W.R., 1994, Seismotectonic evaluation: Scoggins Dam, Tualatin Project, Northwest Oregon: unpublished report by William Lettis and Associates and Woodward Clyde Federal Services, Oakland, CA, for U. S. Bureau of Reclamation, Denver CO (in Geomatrix Consultants, 1995). Werner, K.S., Nabelek, J., Yeats, R.S., Malone, S., 1992, The Mount Angel fault: implications of seismic-reflection data and the Woodburn, Oregon, earthquake sequence of August, 1990: Oregon Geology, v. 54, p. 112-117. Yeats, R.S., Graven, E.P., Werner, K.S., Goldfinger, C., and Popowski, T., 1996, Tectonics of the Willamette Valley, Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, Vol. 1: U.S. Geological Survey Professional Paper 1560, P. 183-222, 5 plates, scale 1:100,000. Yelin, T.S., 1992, An earthquake swarm in the north Portland Hills (Oregon): More speculations on the seismotectonics of the Portland Basin: Geological Society of America, Programs with Abstracts, v. 24, no. 5, p. 92. 03-8449-Prelim Geotechnical Engineering Report 14 GEOPACIFIC ENGINEERING,INC. Jam ` • 7312 SW Durham Road GeoP citic Portland, Oregon 97224 VICINITY MAP Engtneerfng.Inc. 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S. i t .J m`-"y. r ``f "1,- �,. '�,i, `: 511. -•—1 •f- r 'S n i . ,..'_ ) _', " e/A, L_ .\el" r ` I , i .y P j \ .mot -� / ,r i ..:-..:,.:..1.._�7,;.___,_...• ..., .--1‘."L\ 41'l'‘ " I' k- ' ': IA)41112.../ iklt.--7--- '''4ii,V,,',11,i:',...1:1!,., \'---A,"::,:,‘.i...:MI;:i I L. i% , !�`` r SUBJECT SITE S �' • ' _� � ,0- , .. _,,.-r-t Joe" � ..J/`�1�� f /r-� 400 ., m ,�.. ��! .-..ti••;:, ••it.\\ . � A,.rr\i•••� r err _��: �_H / - i `/.,i d - �! yA �,4 „......... \.., ‘ .........._ ,375.r_ ..,,, ‘.... ___•„/„.._,... .:_,_7_,, ,_,...A.,r,.fr_, I:.,._ ,„..,. _may/r�f,� I I �4 Ir ems=`. t^� i' ; •_r ': _,,,,;•-..---,/ 1;_-r--,-.-.1- .-/ ') c` --Yy` � �� �k ��i• ,� \_/ —.11 )\ j/ ai s i ,/g/ �,,% . ,,!' �; /,•• ��/ 0'-'.,,,:' Y00 j i :' ' 1 ... A _/ 11I T �r I - II \ 1`.q9• /t:.i,_/LA!(,L_,A Z" i\l /� \�, ,_..—./-... i• •j _t!L.l.c'D.1".!H .�-.r:- , l _� , I /.J� - -1 ' 1.K!U-I1' n'1 - .. Jam/ •�i.'.• —� '{ irr'�� •ud• • liiraiier •, ~� / �,• / i , ..,- �s C`�-. • °Y:� 2` _Perk --�' I• NORTH /ao : -7 r- •• .-1- _-.,,.�` _/ r �.-:r"' -. . �-r \ "f:: �_.� 3 is = e• r.'" i 0 "•-'._`' . n �'' (� �\ice.`. l t 'mss. • /"'r-0•_/"1 '-''c rOrarIi 1 ,'•-:-:-..:4"(- j'.?(-'_—, : ..,Ar'.--•,', '''''''. ' --;- '''' ''"•--1.1;:' __ Date: 07/10/04 Legend Approximate Scale 1 in=2,000 ft Drawn by: JEP Base map: U.S.Geological Survey 7.5 minute Topographic Map Series,Beaverton,Oregon Quadrangle,1961 (Revised 1984) Project: Arlington Heights III I Project No. 03-8449 I FIGURE 1 Washington County, Oregon SITE AND EXPLORATION PLAN I ; 1 I NI —1j1V7d 3! itatiN1W173daf il g ! ' ' __ �__.�! V �^ ....70.___ 1 I 1 I ! 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I A a t ',. f I Vi' 21:i r. =___`•__.+ta-s,-s,._r.xc--,;--•aea'_ 1' O I is\ N4 -1"11\ _ 7312 SW Durham Road LegeTP 1 0 100' Date: 7/9/04 Project:Arlington Heights III FIGURE 2 Portland, Oregon 97224 Drawn by:JEP Washington Co., Oregon GeoPacific g % Test Pit Designation and Approximate Location APPROXIMATE SCALE 1'= 100' y Project No: 03-8449 ngineeringinc. Tel: 503.598.8445 Fax: 503.598.8705 Jc) C 6h"-^-1-34 CONTOURS ON TOP OF HARD ROCK . I , .. -- (DEPTH BELOW GROUND SURFACE IN FEET) ;its. I 114, I . al .- . I t $4% A I . \ .\ __ _ I . ....___ ______ 1 1 : NOISpuurnb — in .AL,-,,,,.0. ..----..._ \ / If i. .• . . . ‘'s' ...T c_ -7 Zq.... tar'\ ... '".=,.3.77.... ". 7at” .1..1 .-33 a". I.Tir• ".... I ' ...".... ..."'M''...4 , ,... ..,,,,,i. ,.., % , :„. .. r.; 4 fit 0 g py .t: ii.' ••"• 1 i 4 ,.\ . ',:.>„,.., 4 4 17 1 a ti V kt ,07 / • 4 -•teitio. .;,fr' ,/ '). sor .- -\ 1 It ` 4 .;;,%:. 2 /II , ....„....„ 4 c. imit ti ti . ,.. it t .. ,i-a 21.3. lis- sar .ror -V. 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F 1\ \ \'" . ,,-4( e''-'74-- --4 \‘s.-?'-7-,,-,...,,-„,--7--r- — , I I 1 •;4.° g ,..-....„ _, ._ , _, ..--", , ,• :Aur„ ,.- „--.--,,----,,,, - .- , d ,. /t %,. -,...„.„..-z-_-.-..—__..zz- 77-7-----c- ----:--- "Nil ' I :, , . \:: \ _.„... ,...,..7_ il ________ ..,---,, ......-,4 - vitze - - - "---,, ..._..._,.: , . , . Legend 0 100' Project:Arlington Heights III Date: 7/9/04 FIGURE 2A ,''. ' 7312 SW Durham Road .-lAirC.4, '''' TP-1 1---I Drawn by:JEP Washington Co., Oregon GeoPacifit Portland,Oregon 97224 .___ -- enc. n A A C Celso• GrVa 1i2 5:17ng $ Test Pit Designation and Approximate Location APPROXIMATE SCALE 1'= 100' Project No: 03-8449 f`,< 7312 SW Durham Road 6eePfe Portland, Oregon 97224 FILL SLOPE DETAIL Engineering.Inc. Tel: (503)598-8445 Fax: (503)598-8705 TYPICAL KEYWAY, BENCHING & FILL SLOPE DESIGN 3-Foot Horizontal Overbuild ----- / Final Fill Slope Face (2H:1V max.) `- \.� Engineered Fill Original Ground 1 --.................. I H — Native 1 Benching Native Keyway hi H H/2 (10 ft min.) Subdrain H/10 (2 ft min.) Recommended subdrain is minimum 3-inch-diameter ADS Heavy Duty grade (or equivalent), perforated plastic pipe enveloped in a minimum of 3 cubic feet per lineal foot of 2" to 1/2" open-graded gravel drain rock wrapped with geotextile filter fabric (Mirafi 140N or equivalent). Project: Arlington Heights III Project No. 03 - 8449 I FIGURE - 3 I Washington Col, Oregon ROCK SIZE SCHEDULE (See Note 4 Below) ROCKERY WALL DESIGN D(FT) MIN.WT. (LBS.) TYPICAL SIZE (IN.) MAXIMUM WALL HEIGHT (H) = 9 FEET 9 6,000 54 X 34 X 24 48 X 46 X 46 DRAWING NOT TO SCALE 7 3,000 48 X 32 X 22 40 X 29 X 29 5 2,000 40 X 28 X 20 LEVEL TO 4H:1V MAX. SLOPE 36 X 27 X 27 3 1,200 30 X 27 X 20 24 X 23 X 23 1 650 24 X 18 X 14 19 X 19 X 19 COMPACTED SILT OR CLAY SOIL(12 TO �EO PROFESS ° 24 INCHES THICK) Ogg 0AGINEFR /0Z (D variable) oD� oo° �Qo� �• CL"' 14743 yr t • o .o.voro. . 1 o��S op°D:° i 1711.GO 4 0 a D�.Z— ',* STABLE TEMPORARY CUT OREGON Imo— o ° °o...„-.z (SLOPE ANGLE VARIES) ✓gN23 0 H o°& ° \ ✓q FLT ,..11,40...*:' MQs_D. IMF „oa°a • 4"-0 CRUSHED AGGREGATE o. ° o' LIGHTLY COMPACTED IN 12 EXP. 6-30-03 —:VA, INCH LIFTS ` •40. hi 0.35H - 1 ° a f�.o / CLEAN SAND OR 1 1/2"-0 CRUSHED 24 IN.MIN. o..• AGGREGATE WITH NO MORE THAN 7% . FINES PASSING THE NO.200 SIEVE, LIGHTLY TAMPED 6 IN. ettin».wq;45.1;a,11.Qcgp' 4 INCH DIAM.PERFORATED PLASTIC PIPE IMIN.KEYWAY WIDTH 1 ADS HIGHWAY GRADE OR EQUIVALENT CONSTRUCTION NOTES: 2/3rds wall height 1. For walls supporting engineered fill,the fill should be overbuilt as a temporary 1H:1V slope starting at a minimum distance of H/3 from the base of the wall. The slope should then be trimmed back such that the wall is constructed against a stable excavated face of compacted fill. 2. Keyway subgrade and embedment should be verified by the geotechnical engineer. 3.Rocks should have a cubical,tabular,or semi-rectangular shape that roughly matches the space created by the previous rock course. Rocks should be laid flat with the long dimension oriented perpendicular to the wall and extending towards the excavation face. Rocks should be staggered such that each rock bears on at least two rocks below and vertical joints are discontinuous. Rock placement and wall integrity should be verified by the contractor,by lightly hammering on the top of each rock with excavator bucket. 4. Minimum rock sizes should be determined using the ROCK SIZE SCHEDULE above,where D is the distance from the base of the rock to the top of the wall. For portions of wall where D is greater than 9 feet,a double row of boulders should be used,to attain the minimum base width indicated in the design calculations. Rocks should be no smaller than 650 lbs. 5. Voids greater than 6 inches wide where there is no contact between adjacent rocks should be chinked with smaller rock. 6. Backfill behind the rocks should consist of an average 12-inch-wide sheet of 4"-0 crushed aggregate with no more than 7%fines passing the U.S. Standard No.200 sieve. Backfill should be placed in 12 inch lifts and lightly compacted to an unyielding state as each course of rocks is placed. 7. This detail is applicable for the subject project and wall only,and should not be used for other projects or walls unless approved by the geotechnical engineer. \k1/4- GeoPacific Engineering, Inc. GeoPacific 7312 SW Durham Road Arlington Heights Ill FIGURE 4 Engineering.lac. Portland,Oregon 97224 Project No. OR 03 8449 July 12, 2004 GeoPacific Project No. 03-8183 APPENDIX A TRACKHOE TEST PIT EXPLORATIONS On May 26, 2003, GeoPacific Engineering, Inc. (GeoPacific) personnel logged and sampled 9 exploratory test pits on the subject site. The test pits were excavated to depths of between 3 and 12 feet with a 16,000 lb trackhoe at the approximate locations shown on Figure 2. The test pits were located in the field by taping distances from survey stakes on planned street centerlines and other site features shown on the plans provided. As such, the locations of the explorations should be considered approximate. Results of the exploration program are shown on the attached summary test pit logs. A GeoPacific geologist continuously monitored the field exploration program and logged the test pits. No soil or rock samples were retained. At the completion of the test pit logging, the test pits were backfilled with the excavated spoils and tamped with the backhoe bucket. This backfill should not be expected to behave as compacted structural fill and some minor settling of the ground surface may occur. Soils observed in the test pits were classified in general accordance with the Unified Soil Classification System. During exploration, our geologist also noted geotechnical conditions such as soil consistency, moisture and groundwater conditions. The observed conditions and soil properties are presented on the attached test pit logs. The test pit locations were staked in the field after completion. 03-8449-Prelim Geotechnical Engineering Report.doc A-1 GEOPACIFIC ENGINEERING, INC. 7312 SW Durham Road GeoP cific Portland, Oregon 97224 TEST PIT LOG topeerimunc. Tel: (503)598-8445 Fax: (503)598-8705 Project: Arlington Heights Ill Project No. 03-8449 Test Pit No. TP- 1 Washington Co., Oregon x " _ o mow .om me a;, o -a o_c) .5 Description o E-- E g a to 0 U ciS Dark gray-brown silt, some clay, organic, soft, moist (7" Topsoil - ML). - 1 0.5 Light brown silt with some clay, medium stiff, moist (Wind deposited silt - 1.5 loess - ML). 2 X25 2.0 Brown clayey silt with numerous fine to coarse fragments of 3 2.25 completely weathered basalt, stiff, moist (Colluvial Soil - ML). 2.0 4 3.5 5 >4.5 Brown clayey silt, very stiff, moist, (Residual Soil from in-situ weathering of basalt - ML). 6 -- --- - Rust-brown clayey silt with cobble- to boulder-size fragments of 7 weathered basalt (Weathered rock - GM). Gray-brown basalt, weathered, readily excavated; 8 changes at 9 feet to hard gray basalt rock. 9 Test pit terminated at 9 feet, 10 No groundwater encountered. 11 12 13 14 15 16-- 17 LEGEND (1 o Date Excavated: 05/26/04 5 Gal 6� Logged By: J. Pyne 100 to Bucket '•0008 d Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 7312 SW Durham Road GeoPacific Portland, Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax: (503) 598-8705 Project: Arlington Heights III Project No. 03-8449 Test Pit No. TP- 2 Washington Co., Oregon Y o c N N >. 'y N`✓ 0 L.. 0 to N (n E N C f0 Q a c o a , o.0 a ) § Material Description Q. CO a o m Dark gray-brown clayey silt, organic, medium stiff, damp (7" Topsoil - ML), 1 2.0 Light brown silt, medium stiff, moist (Wind-deposited silt - Loess - ML). 2 2.25 3.5 Brown clayey silt with abundant fine to coarse fragments of 3 2.75 completely weathered basalt, stiff, moist (Colluvial Soil - ML). 3.5 4 4.0 5 Brown clayey silt, very stiff, moist; upper zone mottled light gray, rust, and brown (Residual Soil from in-situ weathering of basalt - ML). 6- 7 - Rust brown clayey silt with weathered gravel to cobble-size fragments of basalt - ML). 8 - 9 Top of gray basalt rock at 9 feet depth, hard, no fracturing, Test pit terminated at 9 feet on top of hard basalt rock, 10 No groundwater encountered. 11 12 13 14 15 16 17 LEGEND Date Excavated: 05/26/04 to s d Logged By: J. Pyne loo 100 to Bucket e ',0008 Surface Elevation: 377.7' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment `� 7312 SW Durham Road GeoP c lie Portland, Oregon 97224 TEST PIT LOG Wintering.Inc. Tel: (503)598-8445 Fax: (503)598-8705 Project: Arlington Heights III Project No. 03-8449 Test Pit No. TP- 3 Washington Co., Oregon > ry >. " '`3) «� U 2 N N (n d)E O C Ce Q a - c z. . Material Description U m Brown silt with a trace of organic debris and fine iron nodules, some roots 3.0 stiff) dry (10" Topsoil - ML),1 >4.5_ Brown silt with fine iron nodules, very stiff, damp (Wind- deposited silt - _3.2� 2 2.0 Red-brown silt with a trace of clay, stiff (Fine-grained Colluvial Soil - ML). 3 2'75 Brown clayey silt with numerous fragments of fine to coarse completely 3.0 weathered basalt, stiff to very stiff, moist (Colluvaial Soil - ML) 4 4.5 3.25 5 -4:0- >4.5 Top of weathered rock below 58" depth; rock dives southward to a depth 6 of 108" within limits of the test pit. A thin layer of residual soil overlies the weathered rock. 7 8- 9 Test pit terminated at 9 feet on top of hard rock. 10 No groundwater encountered. 11 12 13 14 15 16- 17 LEGEND Date Excavated: 05/26/04 sa. Logged By: J. Pyne 100 to Bucket ',0008 e�. Surface Elevation: 376.3' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment •. 7312 SW Durham Road GeoPacific Portland, Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax: (503)598-8705 Project: Arlington Heights III Project No. 03-8449 Test Pit No. TP- 4 Washington Co., Oregon _ p• o C yN 7. n N� O Ex �_ c� mN n o . c n c0 .5 NN g o a o z— 0 3 Material Description a 0 0 Dark gray-brown clayey silt, organic, soft, moist (9" Topsoil - ML). 1 2.0 Light brown silt, medium stiff, moist (Wind-deposited silt - Loess - ML). 2 2.5 Numerous fine to coarse fragments of completely weathered basalt 3.5 in a matrix of brown clayey silt, stiff, moist (Colluvial Soil - ML). 3 3.75 34:5 Brown clayey silt, very stiff, moist; occasional 18" boulder of gray basalt 4 >4.5 rock (Residual soil from in-situ weathering of basalt rock). >4.5 5 Below 6 feet depth; red-brown clayey silt with highly weathered rock. 6 Top of hard rock at 6.5 feet, light gray, few fractures. 7 Test pit terminated at 6.5 feet depth, No groundwater encountered. 8- 9 10 11 12 13 14 15 16---- 17 LEGEND o Date Excavated: 05/26/04 5Gal d(^ rVT/�1I Logged By: J. Pyne 100 to Bucket 1,0008 _ YV/�JI Surface Elevation: 400.4' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 7312 SW Durham Road GeoPacific Portland, Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax: (503)598-8705 Project: Arlington Heights III Project No. 03-8449 Test Pit No. TP-5 Washington Co., Oregon >. n >. N :- o d C tT a 0 .b = a o. s -- .= Material Description o d22 E ga cv o C) U m Light gray-brown sift, organic, dry (8" I opsoil - ML). 1 2.25 Light brown silt, stiff, damp (Wind-deposited silt - Loess - ML). 2.75 2 3.25 Numerous fine to coarse fragments of completely weathered 3.75 basalt in a matrix of clayey silt, stiff, moist (Colluvial Soil - ML). 3 >4.5 3.5 4 >4.5 --- - Brown clayey silt, very stiff, moist (Residual Soil from in-situ 5 weathering of basalt rock - ML). 6 7 8 Rust-brown clayey silt with weathered fragments of basalt (Residual Soil) Top of hard rock a 8.5 feet, gray basalt. 9 Test pit terminated at 8.5 feet, No groundwater encountered. 10 11 12 13 14 15 16 17 LEGEND o Date Excavated: 05/26/04 100 to B cket dCb Logged By: J. Pyne ''0°°g d Surface Elevation: 400.7' v Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 7312 SW Durham Road GeoPacific Portland, Oregon 97224 TEST PIT LOG orpmmia Tel: (503)598-8445 Fax: (503)598-8705 Project: Arlington Heights III Project No. 03-8449 Test Pit No. TP-6 Washington Co., Oregon o «>, _cn = a o ID Material Description o 0- a' E � �v � o � p a rnn in "S row n silt, little organic debris, some roots, firm, dry (Topsoil - ML). 1 1.0 Light brown silt, moist, soft (Wind-deposited silt ; Loess - ML). 1.25 --- -- 2 2.0 Brown, fine to coarse gravel-size fragments of completely weathered 4.5 basalt in a matrix of clayey silt, stiff to very stiff, moist (Colluvial Soil - ML). 3 3.0 4.0 4 4.5 >4.5 5 Brown clayey silt with some black mineral stains, very stiff, moist (Residual Soil - ML). Changes to reddish-brown below 5 feet depth. 6- Light gray basalt, weathered and highly fractured, readily excavated 8 with a small 16,000 lb trackhoe, 9 10 11 At 12 feet, fractured basalt similar to 7 feet depth 12 Test pit terminated at 12 feet, 13- No groundwater encountered, Hard basalt rock not found at this location. 14 15-- 16 17 LEGEND Date Excavated: 05/26/04 B cket e( Logged By: J. Pyne '•0008 d Surface Elevation: 401.1' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment f`("ct∎ 7312 SW Durham Road GeoPacific Portland, Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax: (503)598-8705 Project: Arlington Heights III Project No. 03-8449 Test Pit No. TP- 7 Washington Co., Oregon tb T o 2 .N� N O t V o= = c 2N Material Description tion °m � o m Z`- o a v> Dark gray silt, firm, moist, some organic debris (7" Topsoil - ML). 1 - Dark gray to black silt with some clay, medium stiff, moist (Colluvial Soil - ML). 2.5 Light gray silt with some clay, abundant fine fragments of weathered basalt, 2 4.5 stiff to very stiff, moist (Fine-grained Colluvial Soil - ML). 3 3 25 Strongly mottled rust, brown, and light gray clayey silt, stiff, moist (Colluvial Soil - ML). 47T- 4 4.5 Light brown to greenish-brown clayey silt. very stiff, moist (Colluvial Soil - ML). Rust-brown clayey silt with numerous fragments of weathered basalt. 5 Hard basalt at 5.5 feet, light gray, no groundwater. 6 Test pit terminated at 5.5 feet depth. 7 8-- 9- 10 11 12 13 14 15 16 17 • LEGEND 7Th Date Excavated: 05/26/04 5P Logged By: J. Pyne 100 to Bucket a� 1.000 g — Surface Elevation: 415.5' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 7312 SW Durham Road GeoPa ific Portland, Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax: (503) 598-8705 Project: Arlington Heights III Project No. 03-8449 Test Pit No. TP-8 Washington Co., Oregon _ at a >, N,- 12, .N N o U O in O N N C a a. a = c a ' OLD o Material Description a_ (n ° Dark gray-brown clayey silt, organic, soft, moist, abundant tree roots ---_ _C3'JQpsoil=WILL 1 2.25 Light brown silt with some clay, soft, moist (Wind deposited silt, Loess - 1.5 ML). 2 0.5 4- 2.0 3 4.0 Numerous fine to coarse gravel-size fragments of completely weathered basalt in a matrix of brown clayey silt (Colluvial Soil - ML). �- 4 >4.5 Brown clayey silt with some black mineral staining, very stiff 4.5 (Residual Soil - ML). 5 >4.5 ef-wee the Feel-Fool(-et-64 -delath; e fd-reek-at.66"-deeth. 6 Test pit terminated at 5.5 feet in hard basalt rock, No groundwater encountered. 7 8_ 9 10- 11 12-- 13- 14 15 16-- 17 LEGEND /� o Date Excavated: 05/26/04 5 Gal. Logged By: J. Pyne 100 to Bucket a� 1,000 g Surface Elevation: 430.9' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 7312 SW Durham Road GeoPacific Portland, Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax: (503)598-8705 Project: Arlington Heights III Project No. 03-8449 Test Pit No. TP-9 Washington Co., Oregon m c NN T Y n N O -c 3 2 tU Q7 c N tT o a E zD '5112 Material Description o_ U m Dark brown silt with some clay, organic, loose, dry I6" Topsoil - ML). 1 Brown silt with some clay, some tree roots, medium stiff, moist (Fine-grained colluvial soil - ML). 2 Top of weathered rock at 27"; light gray basalt; changes to hard 3 rnrk at N rlapth Test pit terminated at 3 feet due to hard rock. 4 No groundwater encountered. 5 6- 7 8 9 10 11 12 13 14 15 16 17 LEGEND o Date Excavated: 05/26/04 1 5 Gal. Logged By: J. Pyne 100 to Bucket ag 1,000 g _ d Surface Elevation: 450.1' Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment July 12, 2004 GeoPacific Project No. 03-8183 APPENDIX B CHECKLIST OF RECOMMENDED GEOTECHNICAL TESTING AND OBSERVATION Item Procedure Timing By Whom Done No. 1 Preconstruction meeting Prior to beginning Contractor, Developer, site work Civil and Geotechnical Engineers 2 Stripping, aeration, and During stripping Soil Technician root-picking operations 3 Verify removal of Prior to replacement Geotechnical Engineer unsuitable soils and proof- of excavated roll material with engineered fill 4 Subsurface Drain Prior to Replacement Geotechnical Engineer Installation of Removed Soils in or Geologist Major Fill Area 5 Fill Slope Keying and During Embankment Geotechnical Engineer Benching Fill Construction or Geologist 6 Compaction testing of During filling, tested engineered fill (95% of every 2 vertical feet Soil Technician Standard Proctor) 7 Compaction testing of During backfilling, trench backfill (95% of tested every 4 Soil Technician Standard Proctor) vertical feet for every 200 lineal feet 8 Base course compaction Prior to paving, (95% of Modified Proctor) tested every 200 Soil Technician lineal feet 9 AC Compaction During paving, tested (91% (bottom lift) / 92% every 200 lineal feet Soil Technician (top lift) of Rice) 10 Final Geotechnical Completion of project Geotechnical Engineer Engineer's certification 03-8449-Prelim Geotechnical Engineering Report.doc A-2 GEOPACIFIC ENGINEERING, INC. CW3 1\icLfurcL ( iesourck, A erl f Ames Property Tax Lot 2S109DA02100 Clean Water Services Natural Resource Assessment / >.Oid & Stokes Jones 317 S.W. Alder Street, Suite 800 • Portland,OR 97204 Ames Property Tax Lot 2S1O9DAO21OO Clean Water Services Natural Resource Assessment Prepared for: Terra-Weber 12755 SW 69th Avenue, #100 Portland, Oregon 97223 Prepared by: Jones &Stokes 317 SW Alder, Suite 800 Portland, OR 97204 June 2003 Project No. 03226.03 Ames Property Tax Lot 2S 109DA2100 Clean Water Services Natural Resource Assessment June 2003 Prepared for: Terra-Weber 12755 SW 69th Avenue,#100 Portland,Oregon 97223 Prepared by: Jones & Stokes 317 SW Alder, Suite 800 Portland,OR 97204 Project No. 03226.03 Greg Summers,M.S.,P.W.S. Project Manager len A. Mejia Wildlife Biologist Terra-Weber Ames Property TABLE OF CONTENTS 1.0 INTRODUCTION 1 2.0 GENERAL SITE DESCRIPTION 1 3.0 NATURAL RESOURCE ASSESSMENT 1 3.1 DELINEATION OF WATER QUALITY SENSITIVE AREAS 4 3.2 VEGETATED CORRIDOR ASSESSMENT 4 3.2.1 Vegetated Corridor Width Determination 4 3.2.2 Vegetated Corridor Condition 6 4.0 WATER QUALITY SENSITIVE AREA AND VEGETATED CORRIDOR ENCROACHMENT 8 5.0 MITIGATION OF UNAVOIDABLE IMPACTS AND VEGETATED CORRIDOR ENHANCEMENT PLAN 8 5.1 SITE PREPARATION 8 5.2 PROPOSED PLANTING PLAN 10 5.3 PROPOSED PLANT MATERIALS 12 5.4 HANDLING OF PROPOSED PLANT MATERIALS 12 5.5 SITE MAINTENANCE 13 6.0 REFERENCES 13 LIST OF FIGURES Figure 1. Site Vicinity Map 2 Figure 2. Topography and Water Quality Sensitive Areas on the Project Site. 3 Figure 3. Existing Conditions of Vegetated Corridors 5 Figure 4. Site Development Plan, Vegetated Corridor Encroachment, and Mitigation Area. 9 LIST OF TABLES Table 1. Vegetated corridor widths for water quality sensitive areas identified on the Ames Property 6 Table 2. Condition of vegetated corridors around water quality sensitive areas on the Ames Property 6 Table 3. Proposed species to be seeded in the prepared vegetative corridors a 10 Table 4. Treatment A planting plan for degraded upland scrub-shrub. 11 Table 5. Treatment B planting plan for degraded mixed deciduous/coniferous forest. 11 Table 6.Treatment C planting plan for marginal mixed deciduous/coniferous forest 12 APPENDICES Appendix A—Aerial Photo(PortlandMaps 2003) Appendix B —Wetland Delineation Report(Jones & Stokes 2003b) Appendix C—Drainage Assessment Technical Memo (Jones & Stokes 2003a) Appendix D—Vegetated Corridor Condition Assessment Forms Jones&Stokes i Project No.03226.03 Terra-Weber Ames Property 1.0 INTRODUCTION Jones & Stokes was retained by Terra-Weber (Terra) to conduct a Clean Water Services' (CWS) Natural Resource Assessment for a proposed residential development. This 14.17-acre parcel, referred to as the Ames Property, is located in Washington County, Oregon, south of SW Bull Mountain Road and northwest of SW Beef Bend Road in Sections 9 and 10 of Township 2 South, Range 1 West on the United States Geological Surveys' (USGS') Beaverton, Oregon Quadrangle (USGS 1984)and consists of one tax lot 2S109DA02100(Figure 1). This report includes a natural resource assessment for the project site, an evaluation of whether the proposed project will encroach into or is within 200 feet of water quality sensitive areas or their vegetated corridors, and a vegetated corridor mitigation and enhancement plan. Please note this report documents the investigation, best professional judgment, and conclusions of Jones & Stokes and should be used for planning purposes only until verified in writing by CWS. 2.0 GENERAL SITE DESCRIPTION The Ames Property is a 14.17-acre parcel located in Washington County, Oregon, border to the north by a residential subdivision (Arlington Heights) and SW Bull Mountain Road, west by an undeveloped field, south by single-family residential lots and SW Beef Bend Road, and east by single-family residences and a residential subdivision. The Ames Property consists primarily of upland forested areas that slope downhill towards two separate drainages on the north and south boundaries of the property (Figure 2, Appendix A). The northern drainage, Drainage 1, traverses the property from northwest to southeast, continuing offsite through an open field and residential area adjacent to the eastern property boundary. Drainage 1 changes from intermittent to perennial midway through the project site. The southern drainage, Drainage 2, also traverses the property from northwest to southeast, continuing offsite through a small landscaped area and culvert under SW Beef Bend Road. Drainage 2 is intermittent throughout the project site. Drainage 2 enters the site from the western property boundary, while the northern drainage enters the site from the northwest corner of the property through an adjacent upland forested area. According to the USGS topographic quadrangle elevations on the Ames Property range between 450 feet National Geodetic Vertical Datum(NGVD) along the northwestern property boundary to 250 feet NGVD in the southern drainage near its intersection with SW Beef Bend Road. Topography on the site slopes steeply towards the drainages, both of which are characterized by moderately incised channels throughout the majority of their lengths. 3.0 NATURAL RESOURCE ASSESSMENT This natural resource assessment was prepared consistent with Chapter 3 and Appendix C of Clean Water Services' (2000) Design and Construction Standards for Sanitary Sewer and Surface Water Management. To identify sensitive areas, a routine wetland delineation was conducted in May of 2003 to inventory for and map water quality sensitive areas (wetlands, intermittent/perennial streams, springs, and lakes and ponds) on or within 200 feet of the subject property. Wetlands were delineated in accordance with the 1987 U.S. Army Corps of Engineers (COE)Wetlands Delineation Manual(Environmental Laboratory 1987)following the routine, on- site determination method. This methodology requires that wetlands meet criteria for soils, hydrology, and vegetation. All water quality sensitive areas within the project site were staked and surveyed to establish their boundaries. Water quality sensitive areas located within 200 feet off-site of the project area were field inspected and their size was visually estimated. Jones&Stokes 1 Project No.03226.03 Terra-Weber Ames Property The size, shape and condition of the vegetated corridor surrounding each water quality sensitive area were determined following the procedures outlined in CWS (2000) during site visits conducted on May 30 and June 5, 2003. Vegetated corridor width was established by evaluating the type, size and characteristics of the water quality sensitive area, the size of the associated watershed that supports each stream present, and the slope adjacent to the sensitive area. The vegetated corridor width may vary from 15 to 200 feet as measured horizontally from the boundary of the water quality sensitive area. The condition of the vegetated corridor was determined by sampling each plant community present in the corridor. At least 2 nested circular plots (10-foot radius for herbaceous species, 30-foot radius for woody vegetation) were established per acre of community type. The percent cover of native, invasive and noxious plant species was visually estimated for each species cover present at 5 percent or greater. The approximate location of each sample point was noted on field base maps. The condition of each plant community in the corridor was rate good, marginal or degraded following CWS (2000) criteria. 3.1 Delineation of Water Quality Sensitive Areas Jones & Stokes completed a delineation of wetlands and other water quality sensitive areas for the Ames Property in 2003. Refer to the Jones & Stokes (2003b) report included as Appendix B for a more detailed description of the wetland delineation. Water quality sensitive areas identified in and adjacent to the project area include two drainages, Drainages 1 and 2, were identified on the Ames Property (Figure 2). Drainage 1 changes from intermittent to perennial at the point shown on Figure 2. The determination of intermittence was made in 2002. The site was visited from July to September 2002 and photographs were taken to document the point at which Drainage 1 became perennial and that the entire on-site reach of Drainage 2 was intermittent. The point at which flowing water was observed was flagged and land surveyed. The methodology, a detailed description of the assessment, and a series of photographs are included in Appendix C (Jones & Stokes 2003a). For purposes of this discussion the intermittent portion of Drainage 1 will be referred to as Drainage 1A and the perennial portion of Drainage 1 will be referred to as Drainage 1B. Drainage 2 is classified as intermittent throughout the project site. No wetland areas, either adjacent to or independent of the drainages, were identified on the Ames Property. 3.2 Vegetated Corridor Assessment An assessment of the width of the vegetated corridor is presented for each of the water quality sensitive areas identified in and around the project area. Vegetated corridor condition is described for those portions of the corridors that lie within the project area. 3.2.1 Vegetated Corridor Width Determination Vegetated corridor widths were calculated for each water quality sensitive areas identified in the project area following the procedures outlined in CWS (2000). Using these procedures and based on the sensitive area definitions and slope adjacent to the sensitive areas, the vegetated corridor widths for Drainage 1A and Drainage 2 were determined to be 30 feet (Table 1 Figure 3). Drainage 1B was determined to be 15 feet added onto the 25% slope limit contingent upon the geotechnical report regarding slope stability (Table 1, Figure 3). Since the break in 25% slope limit is variable, the corridor width was also variable ranging from 55 to 157 feet from Drainage 1B. North of Drainage 1, slopes were assumed greater than 25% adjacent to the water quality sensitive areas throughout the vegetated corridor(McMonagle pers. comm. 2003). Jones&Stokes 4 Project No.0322603 Terra-Weber Ames Property Table 1. Vegetated corridor widths for water quality sensitive areas identified on the Ames Property. Stream Stream Drainage Area Wetland Size Adjacent Vegetated Water Quality Flow (Acres) (Acres) Slope Corridor Sensitive Area Width Per. Int. 10-50 50-100 >100 <0.5 >0.5 <25% >25% (Feet) Drainage IA X X X X 30 Drainage lB X X X X Variable Range 55-157 Drainage 2 X X X X 30 3.2.2 Vegetated Corridor Condition Two plant communities were identified within the on-site portions of the vegetated corridors established around water quality sensitive areas: upland scrub-shrub and mixed deciduous/coniferous forest. The plant communities are further divided into four groups: degraded upland scrub-shrub, degraded mixed deciduous/coniferous forest, marginal mixed deciduous/coniferous forest, and good mixed deciduous/coniferous forest. The groups are mapped in Figure 3 and described further in the following text. One to two sample plots were established in each plant group to characterize the vegetative composition of the group and to rate overall condition. Plant composition data collected for each sample plot are presented in Appendix D. These data are summarized and aggregated by plant community according to the CWS (2000) criteria for rating vegetated corridor condition in Table 2. A brief description of the plant communities that lie within the vegetated corridors and their condition ratings follows. Table 2. Condition of vegetated corridors around water quality sensitive areas on the Ames Property. Plant Community Type Vegetative Community Degraded Degraded Mixed Marginal Mixed Good Mixed Characteristic Upland Deciduous & Deciduous& Deciduous& Scrub-Shrub Coniferous Forest Coniferous Forest Coniferous Forest (53) (33) (2a) (53) Combined Percent Cover of Native Trees, 39 125 103 165 Shrubs and Herbaceous Plantsb Jones&Stokes 6 Project No.03226.03 Terra-Weber Ames Property Percent Cover of 25 53 60 72 Tree Canopyb Percent Cover of 74 50 20 4 Invasive/Noxious Plantsb Condition Rating Degraded Degraded Marginal Good Number of sample plots b Average percent cover The degraded upland scrub-shrub plant community (0.59 acre) consists of a dense shrub layer (60-95% cover) with scattered trees along the edges. Himalayan blackberry (Rubus discolor) is the predominant species present, forming dense thickets that restrict growth and development of native woody species. Other shrubs scattered along the edge of the plant community include western hazel (Corylus cornuta), English hawthorn (Crataegus monogyna), serviceberry (Amelanchier alnifolia), and Indian Plum (Oemleria cerasiformis). Scattered clumps of young to mature Douglas fir (Psuedotsuga menziesii) and bitter cherry (Prunus emarginata) trees hang over the edges of the community. Herbaceous ground cover is sparse due to shade exclusion by dense shrub thickets. The upland scrub-shrub plant community is rated as degraded according to CWS's corridor classification system because of the abundance of invasive/noxious species (74%) (Table 2). The degraded mixed deciduous/coniferous forest community (0.67 acre) consists of moderate canopy cover (50-60%) with infringing Himalayan blackberry. The community is dominated by a mix of bitter cherry and Douglas fir trees with scattered Oregon ash (Fraxinus latifolia). Himalayan blackberry dominates the shrub layer along scattered openings in the forest canopy. Western hazel is common in the shrub layer on the edges of the Himalayan blackberry. The herbaceous layer includes western sword fern (Polystichum munitum) and bracken fern (Pteridium aquilinum) with scattered clumps of trailing blackberry (Rubus ursinus). The mixed deciduous/coniferous forest community is rated as degraded according to CWS's corridor classification system because of the abundance of invasive/noxious species (50%) (Table 2) The marginal mixed deciduous/coniferous forest community (0.46 acre) consists of two areas. Area 1 has moderate canopy cover (50%) with infringing Himalayan blackberry and Area 2 has high canopy cover (80%) with invading English ivy (Hedera helix). A mix of bitter cherry and Douglas fir trees dominates both areas. In area 1 Himalayan blackberry appears to be declining and is slowly becoming a minor component of the community as moderately dense canopy shades it out. Other shrubs beginning to become dominate include western hazel and English hawthorn. The herbaceous layer includes mostly fescue (Festuca sp.) with scattered bentgrass (Agrostis sp.) and American vetch (Vicia americana). In area 2 English ivy appears to be increasing occurring on the trunks of medium sized Douglas fir trees. The shrub layer is dominated by western hazel with scattered young English holly (flex aquafolium). Western sword fern and bracken fern are dominant in the herbaceous layer. The mixed deciduous/coniferous forest community is rated as marginal according to CWS's corridor classification system because of the moderate abundance of invasive/noxious species(20%)(Table 2) The good mixed deciduous/coniferous forest community (1.49 acres) consists of a diverse multilayer canopy. The community is dominated by a mix of bitter cherry and Douglas fir trees with sparsely scattered big-leaf maple (Acer macrophyllum), red alder(Alnus rubra), and Oregon ash along with of a trace amount madrone (Arbutus menziesii). A tall moderately closed canopy Jones&Stokes 7 Project No.03226.03 Terra-Weber Ames Property cover (62%) of shrubs is dominated by western hazel. The diverse shrub layer also includes vine maple (Acer circinatum), serviceberry, English hawthorn, Oregon grape (Mahonia nervosa), Indian plum, snowberry (Symphoricarpos albus), and Himalayan blackberry. The herbaceous layer is dominated by western sword fern and includes scattered bracken fern, bedstraw (Galium aparine), geranium (Geranium sp.), trailing blackberry. starflower (Trientalis latifolia), and inside-out flower(Vancouveria hexandra). The mixed deciduous/coniferous forest community is rated as good according to CWS's corridor classification system because of the low abundance of invasive/noxious species (4%)(Table 2). It could serve as a template in the planned enhancement of the degraded and marginal portions of the vegetated corridor. 4.0 WATER QUALITY SENSITIVE AREA AND VEGETATED CORRIDOR ENCROACHMENT The proposed development will encroach into water quality sensitive areas and associated vegetated corridors for road crossings on the Ames Property (Figure 4). The road crossing encroachment, which is an allowable activity in vegetative corridors under CWS (2002) 3.02.4.b.2)a) Vegetated Corridor Allowed Uses, will impact 0.09 acre of degraded upland scrub- shrub, 0.09 acre of good mixed deciduous/coniferous forest, and 0.02 acre of marginal mixed deciduous/coniferous forest for a total of 0.20 acre of impact. 5.0 MITIGATION OF UNAVOIDABLE IMPACTS AND VEGETATED CORRIDOR ENHANCEMENT PLAN CWS (2000) regulations require that impacts to sensitive areas and associated vegetated corridors be mitigated at a minimum ratio of 1:1. The development site plan as proposed will impact 0.20 acre of vegetated corridor as shown on Figure 4. The unavoidable impact to the vegetated corridor will be compensated by vegetated corridor creation where appropriate habitat is available. To meet these mitigation requirements, 0.29 acre of existing mixed deciduous/coniferous forest along Drainage 1 is identified for mitigation. The proposed mitigation area shown in Figure 4 increases the width of the vegetated corridor and is in good condition, requiring no enhancement. CWS (2000) regulations also require that existing degraded or marginal vegetated corridors be enhanced to a good condition. Enhancement width is stipulated to be the first 50 feet closest to the sensitive areas as stated in 3.02.05.d General Requirements for Sensitive Areas and Vegetated Corridors. After impact from proposed road crossings approximately 0.50 acre of degraded upland scrub-shrub, 0.62 acre of degraded mixed deciduous/coniferous forest, and 0.16 acre of marginal mixed deciduous/coniferous forest lie within the vegetated corridor (Figure 4). CWS regulations stipulate that these areas be enhanced to a good condition by the removal of invasive exotic species and the re-vegetation of the corridors with native species of trees and shrubs. 5.1 Site Preparation All areas to be enhanced in the vegetated corridor will be prepared for seeding and planting of native species. Site preparation will include invasive vegetation control to improve growing conditions for native seedlings/plantings and to encourage regeneration and recruitment of native vegetation. English ivy will be removed following manual and mechanical methods developed by the Portland Ivy Removal Project. Removal of ivy from trees will involve girdling and removing a section of vine from the base of the trunk to passively kill the inaccessible vines. Ground removal will focus on removing the existing surface growth and as much of the root system as possible. Jones &Stokes 8 Project No.03226.03 Terra-Weber Ames Property Care will be taken to minimize damage to non-target native shrubs and trees during the removal effort. If the rootstock from the largest vines growing up trees cannot be adequately removed,the cut surface may be painted with an appropriate herbicide (such as Garlon 3A) to ensure the root system is killed. All vines and rootstocks will be removed from the enhancement sites. Himalayan blackberry will be manually removed using mowers and/or string-trimmers. The root stocks will either be excavated with spades, or blackberry resprouts will be selectively hand- sprayed with an appropriate herbicide (such as Garlan 3A) to kill resprouts as part of a maintenance program. All cut canes and root stocks will be removed from the enhancement sites. Site preparation for planting shrubs and trees will include 18" diameter planting spots (i.e., scalps) to reduce vegetative competition and improve planting effectiveness. After site preparation, bare ground exposed after removal of Himalayan blackberry and other disturbed areas will be seeded with species similar to those listed in Table 3 to promote reestablishment of the herbaceous layer and minimize the potential for erosion. The seedlings along with natural volunteers are expected to provide additional species diversity and density, and provide competition to invasive species. Table 3. Proposed species to be seeded in the prepared vegetative corridors'. Cammon Name Scientific Name , 1 r 01 Planted -.M . =,p$ material Blue wildrye Elymus glaucus 60% • Seed Red native fescue Festuca rubra v. rubra 30% Seed Tufted hairgrass Deschampsia ceaspitosa 10% Seed 'PRO-TIME 402 Native Riparian Grass Mix ' 5.2 Proposed Planting Plan Scrub-shrub and forested species will be planted in the degraded and marginal vegetated corridor plant communities (Figure 4). Plantings will increase vegetation density and diversity and improve the vegetated corridors to a good rating as the plantings grow and mature. Due to the complexity and dispersion of the different plant community groups in the vegetated corridor, the proposed planting plan includes three treatments. Shrubs will be emphasized where the woody understory is lacking and trees will be emphasized where the overstory canopy is poorly developed. For all three treatments, trees or shrubs will be planted at 120% of the rate recommended by CWS (2000) for riparian forest habitat: 170 trees per acre (0.0039 trees per square foot) and 300 shrubs per acre (0.0069 shrubs per square foot). The excess plantings are recommended to account for normal mortality while ensuring that mitigation success criteria are met. All woody plantings will be mulched to a 1-foot radius with an approved organic mulch (e.g., weed-free straw, compost, bark mulch) to discourage weed growth and minimize soil desiccation. A temporary irrigation system will be installed to water plantings during the late spring/summer/early fall dry season to increase plant survival. For all three treatments, total trees to be planted are 102 and total shrubs are 461. The three treatment plans are further described in detail. The degraded upland scrub-shrub plant community proposed planting plan for Treatment A is summarized in Table 4. Final species selection will depend on availability. For Treatment A,total trees to be planted in the 0.50-acre enhancement area are 102, and total shrubs are 180. Jones&Stokes 10 Project No.03226.03 Terra-Weber Ames Property Table 4. Treatment A planting plan for degraded upland scrub-shrub. Scientific Name Common Name Quantity'. Spacing(feet on center)2 Trees I Acer macrophyllum Big-leaf maple 17 10-15 Pseudotsuga menziesii Douglas fir 17 10-15 Thuja plicata Western red cedar 17 12-18 Prunus emarginata Bitter cherry 17 6-10 Malus fusca Western crabapple 17 6-10 Alnus rubra Red alder 17 6-10 Tree subtotal 102 Shrubs Berberis aquifolium Tall Oregon grape 30 4-6 Acer circinatum Vine maple 30 10 Amelanchier alnifolia Serviceberry 30 10 ' Symphoricarpos albus Snowberry 30 4-6 Corylus cornuta . Western hazel 30 6-10 Osmaronia cerasiformus ' Indian plum 30 __5-8 _ Shrub subtotal 180 Total Plants For Treatment A 202 I Final quantity will be determined upon final area. 2 Note: Spacing is a guideline that will depend upon existing vegetation retained within the corridor. Trees will be planted where existing overstory gaps occur.Plants(especially shrubs)should be clumped to mimic natural conditions. The degraded mixed deciduous/coniferous forest plant community proposed planting plan for Treatment B is summarized in Table 5. Final species selection will depend on availability. Average tree canopy in this plant community was 53% (Table 2), therefore does not require additional tree plantings. Total shrubs to be planted in the 0.62-acre enhancement area are 223. Table 5. Treatment B planting plan for degraded mixed deciduous/coniferous forest. Scientific Name Common Name Quantity' Spacing(feet on center)2 Shrubs Berberis aquifolium Tall Oregon grape 35 4-6 Acer circinatum Vine maple 40 10 Amelanchier alnifolia Serviceberry 39 10 Symphoricarpos albus Snowberry 35 4-6 Corylus cornuta Western hazel 35 6-10 Osmaronia cerasiformus Indian plum 39 5-8 Shrub subtotal 223 Total Plants for Treatment B 223 I Final quantity will be determined upon final area. Jones&Stokes 11 Project No. 03226.03 Terra-Weber Ames Property 2 Note: Spacing is a guideline that will depend upon existing vegetation retained within the corridor. Plants(especially shrubs)should be clumped to mimic natural conditions. The marginal mixed deciduous/coniferous forest plant community proposed planting plan for Treatment C is summarized in Table 6. Final species selection will depend on availability. Average tree canopy in this plant community was 60% (Table 2), therefore does not require additional tree plantings. Total shrubs to be planted in the 0.16-acre enhancement area are 58. Table 6. Treatment C planting plan for marginal mixed deciduous/coniferous forest. Scientific Name Common Name Quantity' Spacing(feet on center)2 Shrubs • Berberis aquifolium Tall Oregon grape 8 4-6 Acer circinatum Vine maple 10 10 Amelanchier alnifolia Serviceberry 10 10 Symphoricarpos albus Snowberry 10 4-6 Corylus cornuta Western hazel 10 6-10 Osmaronia cerasiformus Indian plum 10 5-8 Shrub subtotal 58 • II Total Plants for Treatment C 58 Final quantity will be determined upon final area. 2 Note: Spacing is a guideline that will depend upon existing vegetation retained within the corridor.Plants(especially shrubs)should be clumped to mimic natural conditions. 5.3 Proposed Plant Materials • Planting will occur in the fall during dormancy and will be clumped to mimic natural conditions. • Plantings will be bare-root, containerized (1 gallon) and ball and burlap native plant seedlings from regional genetic stock. Seedlings are typically one to three years old. • Local nursery stock should be used to ensure that material has acclimated to local conditions(reducing planting stress)and is genetically compatible with the local area. • Final plant lists will be contingent upon plant availability. If selected species are unavailable from local nurseries, other genus or species with similar hydrological requirements may be substituted, upon Agency approval. Contract growing may be used to obtain suitable plant materials. 5.4 Handling of Proposed Plant Materials The following are general recommendations that will be refined with the contracting nursery. • Container transplant stock shall be removed carefully after containers have been cut on two sides with approved cutter. Do not use spade to cut containers. Do not lift or handle container plants by tops, stems, or trunks at any time. • At the contractor's option, spray all evergreen or deciduous plant material in full leaf immediately before transporting with anti-desiccant, applying an adequate film over trunks, branches, twigs, and foliage. Jones&Stokes 12 Project No.03226.03 Terra-Weber Ames Property 5.5 Site Maintenance A 2-year maintenance program will be initiated to help insure mitigation goals are achieved. Maintenance of the mitigation area will take place in the summer months following initial planting and will be most aggressive in the first year of native plant establishment. Invasive exotic vegetation will be controlled by a combination of methods including cutting, pulling, and herbicide application to prevent their re-establishment. Herbicide spraying would occur only under calm conditions and shields will be used to protect adjacent woody plants. Aggressive vegetation management will be pursued for the 2-year maintenance period while native plantings become established. A temporary irrigation system will be used to water containerized and bare root plantings as needed during the first 2 summers following their installation (i.e., approximately once every two weeks after seasonal rains cease). Plants will be replaced if CWS (2000) success standards for survival (80% of the 100% planting specifications) are not met during the maintenance period. The plant survival rate shall be 68 trees and 307 shrubs. Bare ground will be reseeded as needed. 6.0 REFERENCES Alaback, et al. 1994. Alaback, P., Antos, J., Goward,T., Lertzman, K., MacKinnon, A., Pojar, J., Pojar, R., Reed, A., Turner, N., and Vitt, D. Plants of the Pacific Northwest Coast. Lone Pine Publishing, Redmond,WA. Clean Water Services. 2000. Design and Construction Standards for Sanitary Sewer and Surface Water Management. Environmental Laboratory. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1. U.S. Army Waterways Experiment Station. Vicksburg, Mississippi. Jones & Stokes. 2003a. Terra-Weber Ames Property Stream Assessment Technical Memo. January 14. Portland, Oregon. . 2003b. Terra-Weber Ames Property Wetland Delineation Report. June. Portland, Oregon. McMonagle, B. 2003. Harris-McMonagle Associates. Telephone conversation with G. Mejia (Jones & Stokes). June 4. Oregon Department of Agriculture(ODA). 2001. Noxious Weed Policy and Classification System.Noxious Weed Control Program. PortlandMaps. 2003. City of Portland, Corporate GIS. 2002 Aerial Photo. http://www.portlandmaps.com/. June 4,2003. Reed. 1988. Reed,P.B.,Jr. National List of Plant Species that Occur in Wetlands (Northwest Region 9). U.S.D.I. Fish and Wildlife Service Biological Report 88 (26.9). 89 pp. USGS. 1984. 7.5' Series (Topographic)—Beaverton,Oregon Quadrangle. U.S. Geological Survey. Jones &Stokes 13 Project No.03226.03 1 ',no 1-o LI . L j D ALPINE IEWv�c•�' CHANDLE•�-. IP-- 0 w C• A�. OA� ." ". ui I > w LEAH 4IE1N D' Q 'Si •' ` Q Q Bul w Q DUC Y /.. McFARLAND CLOD �- •untain < Z STARVIEW cT� (.1"c 9 • �T_ Fri � �Q� • w•; O > w Z WILDWOO. LL I.DGE --p ui Q AO ...,> IR SVIEW Q = • r x > Qv • o x • ,i w ST.CO C■1 NI J�Q rn P �y •!Q > > B LL MOUNTAIN RD - -- _ 00' O g`�G�' Q ¢ WINTERVI DR. ELEMA �� w GPG• P• RHE 44TH • W VIEW CRE T a Off. > • Q 2a O'S>; m 0 (�C�� ASPEN FL-O a MMi-- Z } . Q" $V AUTUM VIEW • -O C ^• 132ND AVE ^°j % • yARt:sr.. . � ��' Q Q z /11Pr- si,,O • Q. - O Sr 6 .• Q ` ,' AYNSLE!�•� ����R N 4 �:r • Project Site g�7 • EORG ,�\ O 61 ^�� PR", PHILLIP J C• II (IN 7.EDWAR. l • �i� 1'3"uaO KING J� PRINCE Al BERT c J CHE TERF`"r, %/x w LN. Q BEEF BEND RD. z— x CITY ib■ DURH IQ� 0 J 2 0 ROYALTY BEEF - t;) 0,3,0'I G,3,0' AVE. CT. j K co w - /� a Ili 1 GOLF- II r m > 13 i StO— S ROYAL,_ ST. 2J ?` Y 4- v JORDAN ¢ — Q �Q • O F • i DR. I WY. 1I Ct.‘R FISCHER KING RICHAR O DR. I D. ---' Rib. I I R/t,ER GRAVEN S� 1 I FISCHER >',--- I VERSAILLES —0 ���, X NILE TILMARA LN 1 WILLS LN PA \\ JACOB p--F x C co Ir Nq?ELBRc 1 GRADLEY LN. r '%BEDFORD 5T. / w ELMER ROAMERS\ REST PARK " < 0�0l ,`, I. 1 .G�'` • GA. Figure 1 . Ames Property PORTLAND lb l��.� ,..� Site Vicinity Map irk Iux e „1..,Al wr, Jones and Stokes �tlik0 317 SW Alder Street, Suite 800 � 1*7-` Portland, OR 97204 4411.0 ��4 . �yll °Jo es and Stokes �~ ®As•ociat s, Inc. 2003 P:\03228.03\CWS NRA\CAD\Figure 1 is e 't U� Ao 1111111111111 A £1�N2 s * 0• g P g4 • 1t� ` 41 kr U R I ` I ���; • _ � � a CiN dai I h / Slope =� Limit 2 )\k\\'-.. 8 \ V. 'w . --.2 1\\\ Drainage 1B Perennial ''c..'. t \\,,.,,t,i itAlln Sloe /Cvan..- ro it ter i to t o er,: al T/{ 700 • Loi 14 : mill 'c �� �../ '\ o . 1 / , ...,........ --;N ���.0., .0. ,o ANTIlm 1 s ., � '4%glie 'Are i,a Dr:inag � TA Eft W � tE I,ter ����% ' 4,.. 1,1 s ) . 1 TA 100 T/l.102 TA 108 Legend 2S 1C 0 1 Project Boundary / Water Quality Sensitive Areas Contours / _�._.._:.y 25% Slop e Limit 1 Figure 2. Ames Property 1 Topography and Water lanes and Jones. &Stokes ° 15 Quality Sensitive Areas 317SWAlder 9 Street, SCALE IN FEET (503) 248-9507 1 Jonas and Stokes Associates, Inc. 2003 Date: 06/19/03 Scale: 1" — 175' P:\03228.03\CWS NRA\CAD\Flgur.s 2 & 3 I t•� ,2 at 9* 020'ak e0 140.922 P , •T w 41 1 tt%*%%ft1 t„r_eurit 41,iri- 7 I 11111 1 Iill I D T/I.700 I I , 9 I IIII I `' to . 12 I 40- '� 14 I _ - � 13 �i4���I"... ' TA.600 0 \m" 15 I Legend TA.100 TA 102 T/1.102 Project Boundary 2910900 Water Quality Sensitive Areas ® Degraded Scrub—Shrub Vegetated Corridor (0.59 acre) I ® Degraded Forested Vegetated Corridor (0.67 acre) 1.- .• .. Marginal Forested Vegetated Corridor (0.46 acre) Good Forested Vegetated Corridor (1.49 acres) 1 4 Data Plot I Figure 3. Ames Property Existing Conditions ���& I Jon.. and Stoke. 0 175 317 SW Alder Street, Suit. 800 SCALE IN FEET Portland, OR 97204 (503) 248-9507 ©Jones and Stokes Associates, Inc. 2003 ate: 06/19/03 Scale: 1" — 175' P:\03226.03\CWS NRA\CAD\Figures 2 & 3 I ■ Iltir s,•,,; �i� I I '11111■/ All • I m r D x IP t • I I ----d 't # N ------_____ \` l e TT_I _ \4 o �iS-�iT t pi M T Tai�l F _ � _ I c �4 so Legend o ~ a ••+4��:����,TS' 1, _ ° V Project Boundary I Enhancement 50 ft Limit Proposed Lot Lines Proposed Road IVegetated Corridor and Water Quality Sensitive Area Encroachment (0.2 acre) Proposed Vegetated Corridor Mitigation Area (0.29 acre) Treatment A for Degraded Scrub—Shrub Vegetated Corridor (0.50 acre) 4'1`r�r Treatment B for Degraded Forested Vegetated Corridor (0.67 acre) Treatment C for Marginal Forested Vegetated Corridor (0.43 acre) No Treatment for Good Forested Vegetated Corridor (1.40 acre) I Figure 4. Ames Property Site Plan, Vegetated p®uie"'- ks Sic Jon.. and Stokn 0 15 Corridor Encroachment 317 SW Aldor Strut, Sults 800 SCALE IN FEET Portland, OR 97204 7204 and Mitigation Area ©Jo es and n and Stokes I Jo Associates, Inc. 2003 )ate: 06/17/03 Scale: 1" = 175' P:\03226.03\CAD\Figure 4 APPENDIX A Aerial Photo(PortlandMaps 2003) Matrix Development. Ames Property W I l S` = • slib ii iiii , •! ; a 3 r PROJECT `' SITE �� ` s i _ ��• j 1 t •,^ r . I E p 1 , , - j i . , I k i ... AN k. 1 : a.. ilr. r• II 04' � 1 't 6' fit 4• illiiiii". 4 ,. , P .., r' ''‘, 4__________ ,Ailille*".\ , "A ( e. 1 .. - Appendix A: 2002 Aerial Photo—Ames Property (PortlandMaps 2003) Jones&Stokes Project No. 03226.03 APPENDIX B Wetland Delineation Report(Jones& Stokes 2003b) TERRA-WEBER Ames Property Wetland Delineation Report Prepared for: Terra-Weber 12755 SW 69th Avenue,#100 Portland, Oregon 97223 Prepared by: Jones &Stokes 317 SW Alder, Suite 800 Portland, OR 97204 June 2003 Project No. 03226.03 TERRA-WEBER Ames Property Wetland Delineation Report June 2003 Prepared for: Terra-Weber 12755 SW 69th Avenue,#100 Portland, Oregon 97223 Prepared by: Jones &Stokes 317 SW Alder, Suite 800 Portland, OR 97204 Project No. 03226.03 eg Summers, M.S., P.W.S. Project Mana•er A /r r April F.hn, B.S. Regulatory Specialist Terra-Weber Ames Property TABLE OF CONTENTS 1.0 INTRODUCTION 1 2.0 WETLAND DELINEATION METHODS 1 2.1 PRELIMINARY DATA COLLECTION AND ANALYSIS 1 2.2 WETLAND DELINEATION 1 2.2.1 Routine determination methodology 4 3.0 EXISTING CONDITIONS 5 3.1 SITE DESCRIPTION 5 3.2 USGS TOPOGRAPHIC DATA 6 3.3 NWI DATA 6 3.4 SOIL SURVEY DATA 6 3.5 PRECIPITATION DATA 6 4.0 WETLAND DELINEATION RESULTS 7 4.1 UPLANDS 7 4.1.1 Forested Uplands 7 4.2 POTENTIAL WETLANDS AND OTHER WATERS 8 4.2.1 Northern and Southern Drainages 8 5.0 DELINEATION DISCUSSION 9 • 5.1 WETLAND DELINATION SUMMARY 9 6.0 SUMMARY 9 7.0 REFERENCES 9 LIST OF FIGURES Figure 1. Ames Property Site Vicinity Map 2 Figure 2. Ames Property Existing Conditions - • 3 LIST OF TABLES Table 1. Plant species indicator category definitions(Reed 1988) 5 Table 2. Precipitation measurements for the Ames Property site visit*. 7 Table 3. Type and approximate size of other waters on the Ames Property 9 Jones&Stokes i Project No.0322603 Terra-Weber Ames Property APPENDICES Appendix A—USGS Topographic Map Appendix B—USFWS National Wetland Inventory Map Appendix C—Washington County,Oregon Soil Survey Map Appendix D—Wetland Delineation Data Forms Jones&Stokes ii Project No.03226.03 Terra-Weber Ames Property 1.0 INTRODUCTION Jones & Stokes was retained by Terra-Weber (Terra) to perform a routine-level wetland delineation for the proposed Ames Property residential development in Washington County, Oregon (Figure 1). The project site is located south of SW Bull Mountain Road and northwest of SW Beef Bend Road in Sections 9 and 10 of Township 2 South, Range 1 West on the United States Geological Surveys' (USGS') Beaverton, Oregon Quadrangle (USGS 1984) (Figure 1). The project area is approximately 14 acres in size and consists of one tax lot, 2S109DA2100 (Figure 2). This report provides the methodology that was used to complete the delineation, describes the existing conditions present on the project sites, and discusses the results of the wetland investigation. Please note that this report documents the investigation, best professional judgment, and conclusions of Jones & Stokes. The wetland delineation should be considered a Preliminary Jurisdictional Determination and used at your own risk until it has been reviewed and approved in writing by the Oregon Division of State Lands (DSL) in accordance with OAR 141-090-0005 through 141-090-0055. If impacts to wetlands and other waters on this property are proposed, this report will also need to be reviewed and approved in writing by the U.S. Army Corps of Engineers (COE), Portland District, in conjunction with the submittal of a Joint Removal-Fill Permit Application. 2.0 WETLAND DELINEATION METHODS 2.1 PRELIMINARY DATA COLLECTION AND ANALYSIS Prior to fieldwork, potential wetlands were identified on the project site using USGS Topographic Maps (USGS 1984) (Appendix A), United States Fish and Wildlife Service (USFWS) National Wetland Inventory (NWI) Maps (USFWS 1981) (Appendix B), and the Soil Survey of Washington County. Oregon (SCS 1982) (Appendix C). Precipitation data for the day of, day before, and two weeks prior to each field visit were acquired from the City of Portland's HYDRA Rainfall Network website (http://oregon.usgs.gov/non-usgs/bes/)'. 2.2 WETLAND DELINEATION Jones&Stokes performed the wetland delineation on the Ames Property according to the routine determination method outlined in the 1987 Corps of Engineers Wetland Delineation Manual (1987 Manual) (Environmental Laboratory 1987). All fieldwork was performed May 9, 2003, when the property was walked in its entirety and the boundaries of all wetlands and other waters were identified and staked in the field. Data plots were established within these areas and standard wetland delineation data forms were used to record vegetation, soils, and hydrology observations from each plot (Appendix D). Identified wetland boundaries were professionally surveyed by McMonagle and Associates to an accuracy of approximately 0.1-foot. Surveyed areas were then plotted on a base map using AutoCAD°. All identified wetlands were classified according to the USFWS classification system(Cowardin et.al. 1979). Precipitation data for these sites were obtained from Rain Gage No. 4,which is located approximately 5.0 miles northeast of the project area at Slyvania PCC Raingage, 12000 SW 49th Avenue in Tigard, Washington County,Oregon. Jones&Stokes 1 Project No.03226.03 Terra-Weber Ames Property 2.2.1 Routine determination methodology Routine determination methods are used for areas that have not been significantly disturbed by recent human activities (e.g., grazing, agriculture) or natural events (e.g., beaver darns). On such sites, the existing vegetation, soils, and hydrology are considered reliable indicators of the typical site conditions and can be used to make a wetland determination. This methodology was used to complete the wetland delineation for the Ames Property. Vegetation Hydrophytic vegetation is considered to be prevalent if 50 percent or greater of dominant species from all strata (tree, shrub, vine, and herbaceous) are classified as obligate wetland (OBL), facultative wetland (FACW), and/or facultative (FAC) according to the USFWS publication: National List of Plant Species that Occur in Wetlands (Reed 1988). These classifications are based on moisture tolerance as indicated in Table 1. Dominant species are those representing 20 percent areal cover or more as shown on the data forms (Appendix D). Non-dominants (i.e., species comprising less than 20 percent areal cover) are also listed for use in aiding wetland delineations when dominants are either not classified to moisture tolerance or primarily facultative. In the latter case, a facultative neutral test is completed to aid in the determination of the presence or absence of hydrophytic vegetation. Soils Hydric soils are defined as being saturated, flooded, or ponded long enough during the growing season to develop anaerobic (i.e., reducing) conditions in the upper horizons, which favor the growth and regeneration of hydrophytic vegetation (Environmental Laboratory 1987). Soils are classified as hydric based upon criteria set forth by the National Technical Committee for Hydric Soils (NTCHS). In general, this criteria includes; 1) soils that are classified as organic mucks and/or peats (i.e., Histosols); 2) mineral soils characterized as somewhat poorly drained, poorly drained, or very poorly drained, which exhibit high water tables between 0.5 and 1.5 feet from the soil surface for a significant period (usually a week or more) during the growing season; 3) soils that are ponded for a long or very long duration during the growing season, and 4) soils that are frequently flooded for a long or very long duration during the growing season (Environmental Laboratory 1987). Under these criteria, hydric soils may be further classified as drained or undrained, with drained hydric soils being those where sufficient ground or surface water has been removed by an artificial means (e.g., ditching, subsurface drain tile) to such an extent that the area will no longer support hydrophytic vegetation (Environmental Laboratory 1987). As such, not all areas of hydric soil are considered to be wetlands. Hydric soils are identified in the field by digging soil pits to a depth of at least 18 inches and examining the upper soil profile for the presence of hydric soil indicators. Hydric soil indicators include such conditions as the presence of more that 50% organic material in the upper 32 inches, the existence of a histic epipedon in mineral soils, the detection of a strong sulfidic odor, the existence of reducing conditions, and the presence of gleyed (gray) soils colors or bright mottling (i.e., spots or blotches) with low-chroma matrix colors (Environmental Laboratory 1987). A soil is considered to be hydric if any one of these indicators is present. Soils at each sample plot on the Ames Property were inspected to a depth of 18 inches to determine presence or absence of hydric conditions. Soil characteristics including texture, matrix color, and presence of mottles or gleying were recorded on the data forms (Appendix D), with the soil hue, value, and chroma determined using the Munsell Soil Color Chart System (Kollmorgen Instruments Corporation 1988). Soil classifications and descriptions were obtained Jones&Stokes 4 Project No. 03226.03 Terra-Weber Ames Property from the Soil Survey of Washington County, Oregon (SCS 1982) and compared with field samples. Additional test pits were dug at the site to ensure accurate determination of wetland boundaries. These test pits followed the same methodology as the soil pits; however, data forms were not filled out at these locations. Table 1. Plant species indicator category definitions (Reed 1988) Obligate Wetland: (OBL) Plants that almost always occur in wetlands (estimated probability>99%) under natural conditions. Facultative Wetland: (FACW) Plants that usually occur in wetlands(estimated probability 67 to 99%)but are occasionally found in non-wetland areas. Facultative: (FAC) Plants that are equally likely to occur in wetlands or non- wetlands(estimated probability 33—67%). Facultative Upland: (FACU) Plants that usually occur in non-wetlands (estimated probability 67—99%). Upland: (UPL) Plants that almost always occur in non-wetlands(estimated probability>99%)under natural conditions. Hydrology Wetland hydrology is defined as permanent or periodic inundation or soil saturation for sufficient duration to develop hydric soils that support vegetation typically adapted for life in periodically anaerobic soil conditions (Environmental Laboratory 1987). Primary indicators of wetland hydrology include inundation (i.e., standing water), saturation in the upper 12 inches of the soil column, water marks or lines on adjacent stationary objects (e.g., trees), sediment deposits or drift lines on vegetation, and observable drainage patterns on the ground surface. Other secondary indicators such as water-stained leaves, oxidized-rhizospheres in the upper 12 inches of the soil column, and information on the frequency of flooding and/or presence of high water tables from the local soil survey or other sources can also be used to verify wetland hydrology when two or more are present (Environmental Laboratory 1987). 3.0 EXISTING CONDITIONS 3.1 SITE DESCRIPTION The Ames Property is a 14-acre parcel located in Washington County, Oregon (Figure 1). It is bounded on the north by a residential subdivision, on the west by an undeveloped, clear cut field, on the south by single family residential lots and SW Beef Bend Road, and on the east by single family residences and a residential subdivision. Access to the site is currently provided through the residential subdivision to the northwest (Arlington Heights), which, in turn, intersects with SW Bull Mountain Road. The Ames Property consists primarily of upland forested areas which slope downhill towards two separate drainages on the north and south boundaries of the property (Figure 2). The northern drainage traverses the property from northwest to southeast, continuing offsite through an open field and residential area adjacent to the eastern property boundary. The southern drainage also traverses the property from northwest to southeast, continuing offsite through a Jones&Stokes 5 Project No. 03226.03 Terra-Weber Ames Property small landscaped area and culvert under SW Beef Bend Road. The southern drainage enters the site from the clear cut area adjacent to the western property boundary, while the northern drainage enters the site from the northwest corner of the property through an adjacent upland forested area(Figure 2). 3.2 USGS TOPOGRAPHIC DATA According to the USGS topographic quadrangle (Appendix A), elevations on the Ames Property range between 450 feet National Geodetic Vertical Datum (NGVD) along the northwestern property boundary to 250 feet NGVD in the southern drainage near its intersection with SW Beef Bend Road. (USGS 1984). Topography on the site slopes steeply towards the drainages,both of which are characterized by moderately incised channels throughout the majority of their lengths. Neither drainage on the property is reflected as an intermittent or perennial stream on the USGS map. 3.3 NWI DATA Neither of the drainages on the Ames Property are identified on the USFWS NWI map (Appendix B). 3.4 SOIL SURVEY DATA The Soil Survey of Washington County, Oregon (SCS 1982) indicates that the Ames Property is underlain by Cornelius and Kinton silt loam(7 to 12 percent slopes)(11C), Cornelius and Kinton silt loam (20 to 30 percent slopes) (11E), Helvetia silt loam (2 to 7 percent slopes) (19B), and Helvetia silt loam(12 to 20 percent slopes) (19D) (Appendix C). The Cornelius and Kinton silt loans are concentrated in the central and northern portions of the property and are considered moderately well drained soils. The Helvetia silt loans, which are also considered moderately well drained, are concentrated in the southwestern and southeastern corners of the property, adjacent to the southern drainage (SCS 1982). None of the soils mapped for the site are listed on either the national or local hydric soil lists (SCS 1989; NRCS 2000). Although classified as non-hydric,the Cornelius and Kinton silt loans are known to contain hydric inclusions of Delena soil and the Helvetia silt loans are known to include wet spots. Table 13 of the soil survey indicates that perched water tables occur in all of the soils mapped for the site (SCS 1982). Depths to the water tables range from 2.5 to 4 inches between December and April for the Cornelius and Kinton silt loans and between 3 and 6 inches between December and March for the Helvetia silt loans. 3.5 PRECIPITATION DATA Precipitation data for the day of, day before, and the two weeks prior to each of the wetland delineation site visits are shown in Table 2.These data were obtained from the City of Portland's HYDRA Rainfall Network Rain Gage No. 4, which is located at the Slyvania PCC raingage in Tigard, Oregon. At this station, the total monthly precipitation for May 2003 was recorded at 1.50 inches, with approximately 58% (0.87 inches) of this amount occurring on May 16 and 17. According to the Oregon Climate Service (OCS), the mean precipitation amounts for the month of May in the Beaverton area (closest station) for the period between 1973 and 2002 is 2.28 inches (OCS 2003). Based on this information, it appears that the monthly precipitation amount for May 2003 is slightly below the mean. Jones&Stokes 6 Project No.03226.03 Terra-Weber Ames Property Table 2. Precipitation measurements for the Ames Property site visit*. ,rx,•, <4. -1 c , u1 •M•,i i 1 1 1 1 ,%6 = riiilr� 40 111`.1 9i Ili 1 / 1 ' Date ofSite' isif ..4444444 y 3+r' e _ r a o s �.�.Y IICM 1I_ J s l ,-1..- :)ci 1 11 11 1-'.. ,te`•. � ; . - i}.4L,YZ�4 x7 May 9,2003 0.0 0.02 1.50 * Data are from Rain Gage No.4(Slyvania PCC Raingage)of the City of Portland's HYDRA Rainfall Network. 4.0 WETLAND DELINEATION RESULTS 4.1 UPLANDS Uplands identified on the Ames Property are associated with the forested uplands located adjacent to the north and south drainages. The typical vegetation, soils, and hydrology found in these areas is discussed in the following sections and summarized on the attached data forms (Appendix D). 4.1.1 Forested Uplands Upland forested areas are located in the central portion of the property between and adjacent to the northern and southern drainages. They also extend on the north side of the northern drainage and on the south side of the southern drainage. The forested upland area continues offsite to the northwest until it intersects with the clearcut area that sits adjacent to the western property boundary(Figure 2). Vegetation —Dominant trees found in these areas include red alder(Alnus rubra; FAC), service berry (Amelanchier alnifolia; FACU), English hawthorne (Crataegus monogyna; NOL) western hazelnut (Corylus cornuta; FACU), and Douglas fir (Pseudotsuga menziesii; FACU). Dominant shrubs include Himalayan blackberry (Rubus discolor; FACU), trailing blackberry (Rubus ursinus; FACU), snowberry (Symphoricarpos albus; FACU), Oregon grape (Mahonia nervosa; NOL), and salal (Gaultheria shallon; FACU). Fescue (Festuca sp. FACU to FAC), sword fern (Polystichum munitum; FACU), bracken fern (Pteridium aquilinum; NOL), Canada thistle (Cirsium arvense;FACU),Robert geranium(Geranium Robertianum;NOL), lady fern(Athyrium felix-femina; FAC), and heal-all (Prunella vulgaris; FACU+) are commonly present in the herbaceous layer. Overall, the vegetation of these areas does not meet the hydrophytic vegetation criterion of the 1987 Manual(Environmental Laboratory 1987). Soils—Soils within these area typically had matrix chromas of 10YR 2/2(very dark brown) with no mottles to 10YR4/2 (dark yellowish brown) with a few 5YR5/8 (yellowish red) mottles. Soil textures were predominantly silt loam. Overall, soil characteristics observed in the field did not satisfy the 1987 Manual's criterion for hydric soil (Environmental Laboratory 1987). Hydrology —No primary or secondary indicators of wetland hydrology were found in any of the upland areas at the time of the site visit, with the exception of plot P6 which was taken in the upland area adjacent to the southern drainage. Plot P6 was located approximately 10 inches from the bank of the southern drainage and had approximately 8 inches of standing water in the pit during the site visit. With the exception of plot P6, the upland forested areas do not satisfy the 1987 Manual wetland hydrology criterion(Environmental Laboratory 1987 Jones&Stokes 7 Project No.03226.03 Terra-Weber Ames Property 4.2 POTENTIAL WETLANDS AND OTHER WATERS Two drainages that could be considered other waters were identified on the Ames Property (Figure 2). The typical vegetation, soils, and hydrology found in these areas is discussed in the following sections and summarized on the attached data forms (Appendix D). No wetland or other water areas, either adjacent to or independent of the drainages, were identified on the Ames Property. 4.2.1 Northern and Southern Drainages • As mentioned in Section 3.1, both the northern and southern drainages on the Ames Property traverse the site from northwest to southeast. The southern drainage enters the property from the clear cut field on the western property boundary and continues offsite through a landscaped area and culvert that runs southeast under SW Beef Bend Road. The upstream portion of the southern drainage (e.g., first 250-feet) has a poorly defined, approximately 1-foot wide channel that was dry at the time of the site visit. Approximately 250-feet downstream from the property boundary, the channel widens (1 to 2 feet) and deepens (2 to 4 feet), carrying water from a small seep downstream towards the southern property boundary. Approximately 75 feet before the drainage exists the property, the channel becomes shallower (1 foot) and begins to support small pools of ponded water. The northern drainage enters the property from an offsite upland forested area on the northwest corner of the property and continues offsite as a shallow meandering drainage adjacent to a single family residential property. Similar to the upstream portion of the southern drainage, the first 75 feet of the northern drainage on the Ames Property was dry at the time of the site visit, supporting a poorly defined, 1-foot wide meandering channel. Water appeared in the channel of the northern drainage approximately 100 feet southeast of the property boundary, where the channel became more defined, wider (approximately 2 feet) and deeper (2-6 feet). It exists the property as a slow moving, shallow channel, approximately 1 foot deep and 3 feet wide. Vegetation — Little to no vegetation was rooted in the bed, bank, or channel of either drainage. Moss covered some rocks, however, vegetative cover was lacking below the top of bank of either drainage. As a result, vegetation in these areas did not meet the hydrophytic vegetation requirement of the 1987 Manual (Environmental Laboratory 1987). Soils — Several of the soil samples taken with the channel were underlain with rock, making soil profiles difficult to evaluate. The soil samples that were collected had matrix chromas ranging from 5YR 3/2 (dark reddish brown) with no mottles to 10YR3/3 (dark brown) with common 10YR4/8 (dark yellowish brown) mottling. Samples were typically sandy loam with large pebbles interspersed. Overall, the soils within the drainages did not satisfy the hydric soil requirements of the 1987 Manual (Environmental Laboratory 1987.) Hydrology — Wetland hydrology for the majority of the both drainages was confirmed by the presence of flowing water in the channels and soil saturation in the upper 12 inches. In the areas that lacked flowing water, wetland hydrology was confirmed by the presence of drift lines and sediment deposits within the channels. These conditions are indicative of wetland hydrology and meet the hydrology criterion set forth in the 1987 Manual (Environmental Laboratory 1987). ). Jones do Stokes 8 Project No. 03226.03 Terra-Weber Ames Property 5.0 DELINEATION DISCUSSION 5.1 WETLAND DELINATION SUMMARY As shown in Table 3, approximately 0.06 acre of other waters were identified on the Ames Property during the delineation.These areas are associated with two drainages, one located in the northern portion and one located in the southern portion of the property(Figure 2). Table 3.Type and approximate size of other waters on the Ames Property ,Af.-41dt, a 1 1 ti a).g�° } s + �a(�.I�f la a .. ‘1 F ��lha „ t� s �' .� Northern Drainage Intermittent Stream/Perennial Stream 0.03 Southern Drainage Intermittent Stream/Perennial Stream 0.03 TOTAL 0.06 6.0 SUMMARY Based on a wetland delineation conducted by Jones & Stokes on May 9, 2003, approximately 0.06 acre of other waters were identified on the Ames Property. These areas are associated with two intermittent/perennial drainages that bisect the property from northwest to southeast. Both drainages are likely jurisdictional resources, although the final decision will need to be made by the DSL and COE. 7.0 REFERENCES Alaback, et al. 1994. Alaback, P.,Antos,J., Goward,T.,Lertzman, K.,MacKinnon, A.,Pojar,J., Pojar, R., Reed, A.,Turner,N., and Vitt,D. Plants of the Pacific Northwest Coast. Lone Pine Publishing,Redmond,WA. 526 pp. Cowardin, et al. 1979. Cowardin, L.M., V. Carter,F.C. Golet, and E.T. LaRoe. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service PUBL.FWS/OBS-79/31. 103 pp. Environmental Laboratory. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1. U.S. Army Waterways Experiment Station. Vicksburg, Mississippi, 100 pp. +appendices. Guard. 1995. Guard, B. Jennifer. Wetland Plants of Oregon & Washington. Lone Pine Publishing,Redmond,WA.239 pp. Kollmorgen Instruments. 1988. Munsell Soil Color Chart. NRCS. 2000. Hydric Soils List—Washington County,Oregon: Detailed Soil Map Legend. Natural Resources Conservation Service. U.S. Department of Agriculture. 29 pp. OCS. 2003. Oregon Climate Service Climate Data. http://www.ocs.orst.edu/datapage2.html. Reed. 1988. Reed, P.B.,Jr. National List of Plant Species that Occur in Wetlands (Northwest Region 9). U.S.D.I. Fish and Wildlife Service Biological Report 88 (26.9). 89 pp. Jones&Stokes 9 Project No.03226.03 Terra-Weber Ames Property SCS. 1982. Soil Survey of Washington County,Oregon, Soil Conservation Service. U.S. Department of Agriculture. 138 pp. +tables/maps. Spear Cook, Sarah 1997. A Field Guide to the Common Wetland Plants of Western Washington &Northwestern Oregon. Seattle Audubon Society, Seattle,Washington. 417. USFWS. 1981. National Wetland Inventory Map -USGS Beaverton,Oregon Quadrangle. U.S. Fish and Wildlife Service. Department of the Interior. USGS. 1984. 7.5' Series (Topographic)—Beaverton, Oregon Quadrangle. U.S. Geological Survey. • • Jones&Stokes 10 Project No. 03226.03 i – r 'VI /` .arrLV LI . ; -' �•OcA � N ALPINE I w PY',,,CT w C HANDLE'a-, 5 g ,( ^ C• 4(. O Az , ui �–I N ui I > W LEAH ' IEW D' Q D LLI • ` Q — a ¢ Bul •untain < z STARVIE V > D • CTS Y S� MCFARLAND CC.U�T m a II •. 02 0 LL Q Q W 2 WILDWOO�• Fij ci)OGE --�ui Q , • 43IR SVIEW x I I— a O H x ,r w ST. o x Ft ' i M P 4,\,,,c.. • Q� ¢ ¢ ��BULL MOUNTAIN RD — — _1 – O' �O WINTERVIE DR. ELEMA 1l co 44TH > Ili ,C G• P A• RHE w VIEW CRE T a OQ` Fy • j Q •I A k a O = y m • F M z -NEx cls' ASPEN 0 ��� MM% s� `r Q� SV AUTUMNVIEW ,"`•O I C • 132ND AVE. —� ^°j • 'C I NARC:ST. . T. z •• M� S Q • co- c`2005 AYNSLE A #O / �. " Project Site Q, • EORG 0. �� ^r PHILLIP NI C,-- ISO �IN�EDWARe KING 1 PRINCE ALBERT CHE TERF 116 x • 0 w LN. BEEF BEND Q • • z RD D CITY &.. DURH• I v� ui • • Y— a A L \ ROYALTY EF X01- AVE. CT. BE w & •• G Q pm > F' 1-1-1 GOLF I) L H N cc. S .• — AVE. ,_co° ^ STO — • ROYAL C7 I ? Y — v < I JORDAN Q r DR.cit, i w FISCHER KIN4IIW. Z DR. RP RID. I I Ai7t. GRAVEN S6 1 I FISCHER ui �- x v VERSAILLES � 0 a i MILE TIL MARA LN. AYAV4 1s P WILLS LN JACOB F I C ° JP N /. i % BizELBR' GRADLEY LN. J -�= /I BEDFORD ST. ui ELMER / • \ REST PARK „ Q I \ OQ' 6C It ''C Q • GA. Figure 1 . Ames Property a AN ,POIRtAln Site Vicinity Map liones& dux • .i1,� 317 and Stokes _ 317 SW Alder Street SuHe 800 (`�' Portland, OR 97204 be) tiir�,eqn .• (503) 248-9507 AA aocict a, Inc. 2003 P:\03226.03\CWS NRA\CAD\Figure 1 11 S" 2 I • "9'rjt I' m s, `,..�.∎• ii .--,,--■ ' opor .,-,..,...-.0.-s-osi,..0-___,..-0-.......-_..- 4/0 Eli 1 '"%-:----- -----.:,-----:--"A „i___ -' f----47_,:r.----.7=--.1,..,.. ...--.-- IRA 1 I / \i ' lliii.'\71S,17-1,:: 7000000000 Other Waters extend past \‘' 7.1i _ „,••••• boundary iiiP1101pi \`7."4".7---"...../......_. TRAC \ ',, ..... ar ,,,,, Iii 1 , P { Other Waters extend past boundary 1 I m i r I Tb}AA 4/0 tQ.-. �\\ I T IllirlkIlle‘ 1 '' likc „.4e, t \VW'? ! '1%INI 1 1 g s o I $ Legend FS -- --- Project Boundary �0, I ® Other Waters 10 foot contour / 44 2 foot contour !P1.16 Data Plot Figure 2. Ames Property I Existing Conditions ,ones and jtok aes&Stokes 0 175 317 SW Alder Shoat, Sults 800 SCALE IN FEET Portland, OR 97204 (503) 248-9507 I ()Jones and Stokes Associates Inc. 2003 Iota: 06/17/03 Scale: 1" — 175' P:\03228.03\Wetland delineation\Figure 2 APPENDIX A USGS Topographic Map • • Terra-Weber Ames Property • r • 'q]i {1 1- 1, a..; ••• .4 / ,� i • y./ > � ,At• 11 / :`:• :-yiD ,J • �r 1r•1. / \ 1 (lit -' 1,�G .1I}. / �/� f •� !•L, • ',(�+�•.., i .- - i --,,.:_,,„..• � c .. •�•. 1 1 1. a E� �a /S • .r ! 1 • l �: - ��-4oa��1 • / '' II, �. _,,.}•. �;,,,f- �. .l. , ,, ? , .i Jam- , ,,'��:- j't11t.:451/// }J, 1 . 1V 1t' 4,6.% K1v'_;- {'L.• :••t✓,A...,,,:13# � // ;4 „ tl 7 ' , T s 1y]TP•j3, ,‘ a .•114- • • �_ 9 l lit% , •■1 _`•� f el, • '.•E 'J {• ! • •_ d!/ .14 Ab it , -^.1-'4- 11 T= 1;'• r t.•. •.. 4/1. • f ..y it II/ ' ', , litrv,--'-'14't \,,-7--)1 i- if,14`•• ',:s' ..,'''' -"a. L'e, //lg. ' I' ,-47/"d•4,k, ' .. Ili �ii/ fit• :i \t ♦ ,4:. . � � I\ l 1 II' 11 l/ - l 1 9 / ? f ys fCjrlyTill fix, Q J ' fj i ? c•fi:• :'+ ! � . • �•/ �� r 1 r. i/ , , L `1 )' f' '/ ice,/'/# ,^: • f.,,f t / ..• r - J , '., // Y. s:,'":-yak, « - 4,C�. ,•Ii.' ta- �r�j eU �f =► * '- •-- .' '// S• e jicj 1-.1 • ;- J�•�'- r • 1 regif t., • _ •�i • / i 'T:' .• ./, lam ( -y_ _ -. ,fir .1, _ _,r a-;; r r J . 185 y j 1 '�tSrY. = _-! ,r tom, , •. ;- L_ 1- - 11.1-' . _t • ��•. - ii•� f1 r•• R�i.: ..•.F'...dddr �•o I1 � • i •1.5 • *L, ".4 , ..---.2 ,, ii.,,,. ,- ii, ,, - ......:__;....: ....„...,,.. r: 1 _ ,.....1,‘., • ' ,.-.a ,f•-..„,i; t,.. -*"..Q,-*•4,51.-, "!. . „-. .- , r - ‘-- .:::,..‘s-----". :Ii* • ii' 1,--1—elf•'0-••;,:: • • i , il ,' - .0 - . i ; _ � Appendix A: USGS Topographic Map—Ames Property (USGS 1984 Beaverton,OR Quadrangle) Jones&Stokes Project No. 03226.03 APPENDIX B USFWS National Wetland Inventory Map Terra-Weber Ames Property r ,, • i 4,,,r;rpa h ` I P 1 +lam'. f' 1 /, t / +� _ 4. )..v . . /1.-,pt AN /K K + rpp X4 ,- 1 i �7 `� el ( . If . cid: f - '4 ; . ., .± `QFD)Y 11.1 i .i', �4 11 1 1 • .., t. >. iI 4'f'MIV_ OQWK Zn i ,tt ti .r 1 ` �) ` 1 I ■ ' ,ProjectSite —► ( .sr 4 ' n1 1,4' Pt rot i L. r001 Y r ( \ 1. 'N, cL) file(' - ' ,Y -1 \ ,0 f- ow �4 . / r Plg.MIY..- ( mC w *VW } t ;r ` I I G�171Mk . j tr t . •7 • DOW(Xx . ,. ......L.4>poy*,:. ac.aw ' , b ,:..„,,,: . . PE MI ).11.....!4 WY . ,,, — • 4.. r -A U 4 P n1Y ^. Appendix B: NWI Map-Ames Property (USFWS 1981 Beaverton,OR Quadrangle) POWKZx-Palustrine,Open Water,Artificial,Intermittently Exposed/Permanent,excavated POWKZh-Palustrine,Open Water,Artificial,Intermittently Exposed/Permanent,diked/impounded PFOI W -Palustrine,Forested,Broad-leaved Deciduous,Intermittently Flooded/Temporary PFOI Y -Palustrine,Forested,Broad-leaved Deciduous,Saturated/Semipermanent/Seasonal PEM I Y-Palustrine,Emergent,Persistent,Saturated/Semipermanent/Seasonal PSS/EM 1 Y-Palustrine,Scrub/Shurb,Emergent,Broad-leaved Deciduous,Persistent, Saturated/Semipermanent/Seasonals Jones&Stokes Project No. 03226.03 APPENDIX C Washington County, Oregon Soil Survey Map Terra-Weber Ames Property 1?B i, =( H.1 y�� •+ ..�,�, 76 0,.., , .,t 4 11 B \ s .4. llC �_._ f 1 D: 9 Fay 4 I'ti \I'� t ::• 1 1 . 1 I E , ' �� 11G l �$ro S---- ' 11011, i 19B .f~ 7C 37A j .M� g t ,c" 19C 1 19C ,� 1U i� ,,., ..,__, , _ii„,, \ 19E 37A 1 42 i 119E , 19E. • ', t'. ,.0 - 41 • 87C - to �7C ,��G 7A M 1 / ''..0 :X '. :I t AT if c� 37A it- t i 1 •, ..... 1 . . t 22 { . 44 37A' ',? n , 1^ _ 3 3 - ' , 37A _ � I .4 22 .><.. 1 1 g. ., , ri 2? lt, \N\s, ,„- ' 40:•:,t ' 1 -‘ i 0 .. � . ,;. ,,4 '.� i ■ 5 21•$ '5' 218,,.. Q,"? r._✓ mss■ Appendix C: Washington County Soil Map—Ames Property (SCS 1982.Soil Survey of Washington County, Oregon, Sheet No.47) 1 —Aloha silt loam(Huberly soil inclusions) 22—Huberly silt loam(Hydric) 7—Cascade silt loam(Delena soil inclusions) 37—Quatama loam(Huberly soil inclusions) 11 —Cornelius and Kinton silt loam(Delena soil inclusions) 42—Verboort silty clay loam(Hydric) 19—Helvetia silt loam(wet spots) Jones&Stokes Project No. 03226.03 APPENDIX D Wetland Delineation Data Forms DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) - f�tiul?7 zoP A 2-■J - Project/Site: Date: S( I 0 3 Applicant/Owner: 1-12.12-.4 - ) 1EP - County: wASt+l iv�--r-c,"6? Investigator: Apattr z ----- State: OR- Do Normal Circumstances exist on the site? 4/2111 No Community ID: WAT ia. Is the site significantly disturbed (Atypical Situation)? Yes () Transect ID: Is the area a potential Problem Area? Yes 40 Plot ID: T (If needed, explain on reverse.) VEGETATION / O Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Ib1 t. �t ,C-F �Tt2�U l`� 9 i D 2. M Dei`P 4 — 10. raC_Z— ' 3. ldliNGX ob+USIQ:>I;Lts f SAC. 11. _ ' 4. 12. . 5. 13. , 6. 14. 7. 15. 8. 16. Percent of Dominant Species that are OBL. FACW or FAC O o (excluding FAC-1. . ' Remarks: RItf6i ti L V e-t-o..ttblit t1n GV o VtNC� � yvtos.tu-j roe - d l Y1�0'rj, tl I t L1 I c.c(,v1 .t,In G f" va- e�,i -F-•ese�,ti� iv . C m el cl„t c to w c,_{-,c.r cLcw . HYDROLOGY . —Recorded Dena(Describe in Remarks): Wetland Hydrology Indicators: _Stream. Lake. or Tide Gauge Primary Indicators: o —Aerial Photographs Inundated • _Other -.4 Saturated in Upper 12 Inches Z.No Recorded Data Available _Water Marks _Drift Lines —Sediment Deposits Field Observations: _Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water: 0 (in.) _Oxidized Root Channels in Upper 12 Inches —Water-Stained Leaves Depth to Free Water in Pit: 0 (in.) _Local Soil Survey Data ; —FAC-Neutral Test Depth to Saturated Soil: 0 (in.) _Other (Explain in Remarks) Remarks: De.-P;y\ed S ■/CC.v1.1-1 G(A ai1vG1 t✓r►T t/i -t- c v U-f U-f JCk -/ 3-3 SOILS Map Unit Name , (Series and Phase): co vi,JEULLc AD I D k- 3.10 t- Drainage Class: Reid Observations Taxonomy (Subgroup): M�5)(- AQL tL -foxe ja Kc"; Confirm Mapped Type? Ye No i Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) Horizon (Munsell Moist) (Munsell Moist) Abundance/Contrast Structure. etc. 0 _2 Syrz3fz — _ au 3 �b 2-18 T2--c7 Gt1-- - -- Hydric Soil Indicators: . ii —Histosol Concretions ` —Histic Epipedon High Organic Content in Surface Layer in Sandy Soils —Sulfidic Odor _Organic Streaking in Sandy Soils Aquic Moisture Regime Listed on Local Hydric Soils List — —Reducing Conditions Listed on National Hydric Soils List c; i Glayed or Low-Chrome Colors _Other (Explain in Remarks) Remarks: -1-612‘*0S' CL.0 S(..- 1_Ghle-e•S G SILL t) 0 Ve-v 1/IT[.tr-- I. U Gk, -fv LA - .,_LA 1.--v; 1 14_ 4Zav, p k - l.sti l t-S w ck—�r. .. . WETLAND DETERMINATION , Hydrophytic Vegetation Present? Yes No (Circle) (Circle) Wedand Hydrology Present? Hydric Soils Present? Yes CIO Is this Sampling Point Within a Wetland? Yes CO :; i Remarks: I ` t f t✓ ve +� }-�-\/ci-V1 L S"L'l l(j Qilitcl k�d-vp'�?�(�L ./ ��lp� , C s-e-AN-4 \ l,� s+Y eo w �-G•110-(2 - t, v..c J CAA-C& v t-cs sic cwv il D .t vv,+ . ')-IAA micas • ?L0 1r P-F- 8 13 C N-A-KA, .0 • w-,�...�1 t kJ e Approved by HOUSACE 2/91 3-4 DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) Project/Site: _A-111..4.127-2 Date: I °1 Applicant/Owner'•t "�eP P - kNE[3 Ek- County: WA A Investigator: /4-P IZAL_ State: O 2 Do Normal Circumstances exist on the site? 421t4 4 No Community ID: • Is the site significantly disturbed (Atypical Situation)? Yes o Transect 10: Is the area a potential Problem Area? Yes 'a Plot ID: (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator * 2-0 1. I lT?L t,LA 9. A\l 1 V c �!, Q T FAC- ' 2 ZD 2. 4UNITom FA-ctit 10. ANeu}NCtiiE�-ALKIT-ouA 1— -Aral 8o *- 3. 11\4044, - - 11. 9it 20 4. 13 A.42-G Ci-1 a A IJ 0 14- 12. 5.(1-eR-74NIUM P--oBERTIAIVItiM k4 I-)bL 13. ZD 8. ee1,1 5 L&RS I N 1.A S S FiOc j 14. D i SL6t,p R-- -S -"11\C.-td( 15. 4 p a.AVL1e'�clvciAlev �A11�I�'ott� S T-14 18. Percent of Dominant Species that are OBL. FACW or FAC 40 = (0 (excluding FAC-). ` {•� Remarks: veGarc.'�Lt. o'1 �tscu ►�,,vu./16-Jitd r`7 s - �c d o f U &tic l a.A.A S L es 3 - 1 . HYDROLOGY _Recorded Data (Describe in Remarks): Wetland Hydrology Indicators: _ Strewn. Lake. or Tide Gauge Primary Indicators: Aerial Photographs _Inundated — _Other _Saturated in Upper 12 Inches !A No Recorded Data Available _Water Marks Drift Lines —Sediment Deposits Field Observations: _Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water: (in.) _Oxidized Root Channels in Upper 12 Inches Water-Stained Leaves Depth to Free Water in Pit: (in.) _Local Soil Survey Data 1 _FAC-Neutral Test Depth to Saturated Soil: (in.) _Other (Explain in Remarks) � L� G1 t Remarks: Iv1 0 V`\,1,k )lO \.( . y • \CA4u ()) l 11 �,yLt 3-3 SOILS -- -- -- — Map Unit Name I' C (Series and Phase): ( O*�1,1eLk LLS AND k--I Tb 3 Drainage Class: Feld Observations Taxonomy (Subgroup): Ave') L I4., HA-PLO S Confirm Mapped Type? Yes`4(9) Profile Description: Texture, Concretions. Depth Matrix Color Mottle Colors Mottle (inches) Horizon iMunssll Moist) (Mansell Moist) Abundance/Contrast Structure, etc. p— kD1 R l3 '' S[A` t_E v-N S –I ►DYR`i/z- C`IR- s1g �Ew, Hydric Soil Indicators: Histosoi X Concretions '_HistIc Epipedon _High Organic Content in Surface Layer in Sandy Soils —Sulfidic Odor —Organic Streaking in Sandy Soils Aquic Moisture Regime _ Reducing Conditions Listed on Local Hydric Soils list Listed on National Hydric Soils List " Gleye — — d or Low-Chroma Colors —Other (Explain in Remarks) Remarks: cr- 14-FT' --fit--owl ST-rl-'EAJU) 1(/41---1 •-1 6r lA P rfLt L s 1-t GS t\% T3o't��rv1 O I"r 1 WETLAND DETERMINATION 1 Hydrophytic Vegetation Present? Yes (Circle) (Circle) l Wetland Hydrology Present? Yes t) Hydric Soils Present? Yes Is this Sampling Point Within a Wetland? Yes Q 1 Remarks: o W UTL A Kl I N 1)t C TO P-S - V ("DT- 1 N D∎CATI t)& G tk2LA-' 1 pis 2AikyeA2-o>aibl?. Cz R SV of ..--- - _ ---_-._ _--- --_ - ----. - Approves by MQUSACE 2/9 2-- 3-4 DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) r Project/Site: A- �IZOi R----1"\-/R----1"\-/ n,t Date: 5/ 401 103 — Applicant/Owner: TE A- v3 X12— County: .J A- Investigator: .Pi/Lt L- 7A) State: 012-- D o Normal Circumstances exist on the site? ®No Community ID: WATER , Is the site significantly disturbed (Atypical Situation)? Yes 401:110 Transect ID: 0^0 Is the area a potential Problem Area? Yes o Plot ID: P3 (If needed, explain on reverse.) VEGETATION 9ominent Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator el 01 1. BGLVeGC `- — 9. la 2. 1\-k, --,4 4 f 10. 3. 11. 4. 12. 5. 13. 8. 14. 7. 15. II 8. 18. Percent of Dominant Species that are OBL. FACW or FAC 0/1 (excluding FAC-1. }�; i Remarks: 1� o vPG���t `6� (�1)�� 'V • HYDROLOGY W e _Recorded Data (Descnbe in Remarks): Wetland Hydrology Indicators: • _Stream, Lake, or Tide Gauge Primary Indicators: —Aerial Photographs —Inundated Oar _Saturated in Upper 12 Inches • X No Recorded Data Available W ter Marks ' ft Lines Sediment Deposits Feld Observations: _Drainage Patterns in Wetlands Secondary Indicators (2 or more required): r Depth of Surface Water: (in.) _Oxidized Root Channels in Upper 12 Inches _Water-Stained Leaves Depth to Free Water in Pit: (in.) _Local Soil Survey Data —FAC-Neutral Test Depth to Saturated Soil: '+ (in.) _Other (Explain in Remarks) Remarks: /,"'" c•} N.tiA 3 G c-Av!0-4,1/1 Gt.,G1.vl y,Q-.t- w'1 cLe-P,I,..c._A. cLA - . Oa -VVi tlam-` \,Vx C_ , 3-3 h , SOILS -- - - - Map Unit Name s (Series and Phase): /O� - C i.,‘�S t . p \G 0 �p Drainage Class: �!, Feld Observations Taxonomy (Subgroup): I,EI L MO l 4- N-APL Q � Confirm Mapped Type? Yes No ' Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions. Sinches) Horizon (Munsell Moist) (Munsell Moist) Abundance/Contrast Structure, etc. 6-1 g 1DY 31-? ID'( - / co+ALto 0 sl >y c ' i Hydro Soil Indicators: i.,_Histoaol Concretions _Histic Epipedon High Organic Content in Surface Layer in Sandy Soils • —Sulfidic Odor _Organic Streaking in Sandy Soils I —Aquic Moisture Regime _Listed on Local Hydric Soils List —Reducing Conditions _Listed on National Hydric Soils List _Gleyed or Low-Chrome Colors ,Other (Explain in Remarks) Remarks: C ' WETLAND DETERMINATION 1• Hydrophytic Vegetation Present? Yes No (Circle) (Circle) Wetland Hydrology Present? o I r Hydnc Soils Present? Yes No Is this Sampling Point Within a Wetland? Yea L t Remarks: 1 Pu,-) \A) 1 N c v IJ Cl, o f C1 -c= w 1 T'" Amoy.) ■to - w AT 2 - is o V EG 1 M l 01,--S PYL.�--'� \j\t \L Vim} 15 A-►Jtc- tic (A-A-N of,,L, r ?Lou T lz-ei2 �)T-A-TTV E o p t 4 PC"�%E V\4 F'O -T1 o v .v F_ No �r \ A G� Approved by HQUSACE'2/9i • 3-4 DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) _ Project/Site: At pV O1a g-ri/ Date: -5 1 °1 ( e ' Applicant/Owner: (Zt2-k- WE BB County: W A Investigator: NPR\L -z-0 -{-t .. State: b CZ Do Normal Circumstances exist on the site? Yes No Community ID: UPL- Is the site significantly disturbed (Atypical Situation)? Yes No Transect ID: ei Is the area a potential Problem Area? Yes No Plot ID: ii: Of needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator it 2-o 1. B 44.,r� 6/2-0•\„0,5 0 14 . 9. #i huS 2-4,kbv 1 ''A C., I +. ± l0 2. M0`75 1-■- — 10. Arv,CI71nd1ief b03(POUA T SD 4- * 1 D 3?CL Isrtck- ,A 4t iTL M 1-1c- P6-CU 11. U 4. 14'4•^} . j A1S1 YlLls \G t.4 12. S 0 5.VAMS.uS l7A S(.4.1,0 YL S "GW 13. e. 30 e.1AY�e1aylCti(Gr 0.1v�1T.011-T S VP - A 14. I S_ 7. Alvw.S Yuba S t A� 1s. i S e.SYt,A ti-22 r2-1CAet?DS t\L6 &c S c(U 1e. Percent of Dominant Species that ere 081... FACW or FAC �/ 1 Li. VD (excluding FAC-). Remarks: • HYDROLOGY —Recorded Data (Describe in Remarks): Wetland Hydrology Indicators: —Stream. Lake. or Tide Gauge Primary Indicators: —Aerial Photographs — Inundated _Other —Saturated in Upper 12 Inches No Recorded Oats Available _Water Marks _Drift IJnes —Sediment Deposits Field Observations: _Drainage Patterns in Wetlands _ Secondary Indicators (2 or more required): Depth of Surface Water: (in.) X Oxidized Root Channels in Upper 12 Inches Water-Stained Leaves Depth to Free Water in Pit: — (in.) Local Soil Survey Data —FAC-Neutral Test Depth to Saturated Soil: (in.) _Other (Explain in Remarks) Remarks: 0‘.k6A.zeJ 72,004- C✓,:f.OloeV, kY1 LlQ4',.- )�. OAC- e7S Jc-- P1T 3-3 SOILS ------- -- • Map Unit Name �^_Yu b k�1�ON Drainage Class: (Series and Phase): Wt�Ki 1\--60/1.(C-- Reid Observations Taxonomy (Subgroup): �5i L k+�QL 'L A'FC " Confirm Mapped Type e No i j � Profile Description: Mottle Tsxturo, Concretions, Depth Matrix Color Mottle Colors finches) Horizon !Munsell Moist) (Munsell Moist) Abundance/Contrast Structure, etc. j S I L Co AvAA, 1 (x'18 toy�3 lZ LT- 1 1 i I i i I 1 • i { Hydric Soil Indicators: i _Histosol —Concretions Histic Epipedon High Organic Content in Surface Layer in Sandy Soils Sulfldic Odor _ — Organic Streaking in Sandy Soils r Aquic Moisture Regime —Listed on Local Hydric Soils List _Reducing Conditions —Listed on National Hydric Soils List j _ Cloyed or Low-Chrome Colors —Other (Explain in Remarks) Remarks: ` I ■ WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes to(Circle) (Circle) Wetland Hydrology Present? Yes Hydric Soils Present? Yes iiipp Is this Sampling Point Within a Wetland? Yes 0 ` ;emetics: o rJ i V t�1074.TL....ccr 3 D 2 t 1.1 l C:�c 1-� CA N r cort e " EL 1 ■ Approves by HQUSACE LS 3-4 DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) 4 MSS 1P.4:? �V - - - --- -- - - Date: j� ProjectlSite: 5�/ � 03 ApplicantlOwner• -(-EQ..R-A " 1.-)G 1: 5/2- County: A Investigator: 4T P-A I, Z -H..) State: 0 �- Oo Normal Circumstances exist on the site? Yes No Community ID: Is the site significantly disturbed (Atypical Situation)? Yes No Transect ID: Q.) Is the area a potential Problem Area? Yes No Plot ID: P5 (If needed, explain on reverse.) VEGETATION ; Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator ,ic. 1OD , 1. vt Givouold 4 r s. 2_ 10. 3. 11. r 4. 12. _ S. 13. 6. 14. ' 7. 1S. g. 16. Percent of Dominant Species that are OBL, FACW or FAC CV 1 =- C.)`�c� (excluding FAC-). 1l r Remarks: 'flu Vey- - v VOA-CJ '1%4 aul.fr1V1e(-. AA(t .ly 1 f- HYDROLOGY . —Recorded Data(Descnbe in Remarks): Wetland Hydrology Indicators: _Stream, Lake, or •'rids Gauge Primary Indicators: —Aerial Photographs (Inundated _Other Saturated in Upper 12 Inches ZNo Recorded Data Available Water Marks ^_Drift Lines —Sediment Deposits Feld Observations: _Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water: D (in.) _Oxidized Root Channels in Upper 12 Inches _Water-Stained Leaves Depth to Free Water in Pit: O (in.) _Local Soil Survey Data _FAC•Neutral Test Depth to Saturated Soil: O (in.) _Other (Explain in Remarks) Remarks: 61N( � CA 4-- -1/.. 1-'tt \/1/kA e no{av)Cie1�{lc Cvafri )cwt. DekVec 2Ak t ia-?L� 2- b tnr--lAcs . 1 1�t"� r y 3-3 a • SOILS Map Unit Name ) A 51 LX Lotsr M Drainage Cass: [ (Series and Phase): w�' Feld Observations Taxonomy (Subgroup):i 4 I(.- U l-1-1 L 2t\g e -mil---S Confirm Mapped Type? Ye i Profile Description: Depth Matrix Color Mottle Colors Mottle Texture. Concretions, (inches) Horizon jMunsell Moist) (Munsetl Moist) Abundance/Contrast Structure. etc. C)_Z 764 -- - --- Tebb\C, v /So ES4-f 2-5 ldYz312 _ 1 r- I Hydric Soil Indicators: r 'i # _Histosol —Concretions - _Histic Epipedon _ High Organic Content in Surface Layer in Sandy Soils —Sulfidic Odor r Organic Streaking in Sandy Soils _Aquic Moisture Regime _Usted on Local Hy_dric Soils Ust Reducing ing Conditions —Listed on National Hydric Soils List Gleyed or Low-Chrome Colors —Other (Explain in Remarks) Remarks: .1)t Yel_4.,i 1/- TO sT1v-4i1 FIFA) S 4 p L,,e "Dtk e _ fo FLOvi t N 6- wR"i"f.-4- f . WETLAND DETERMINATION I Hydrophytic Vegetation Present? Y s Circlet (Circle) ydrophyti g Wedand Hydrology Present? r® Hydric Soils Present? Yes la this Sampling Point Within a Wetland? Ye. Remarks: PtAD-r RePP- i 2 U l sc12- AitA 1 Q • Ck-A- i NFz, Thawi---1 o I,3 o �'1�"�t --tom D� 1J , - - - — — - Approved by HQUSACE'2I9T 3-4 DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) Project/Site: k F.S 1 R-0P V Date: 5\vt&b3 Applicant/Owner: �e�A - We BS'- County: Investigator: F 'R''- T.-oh-kJ State: 01'7— Do Normal Circumstances exist on the site? Yes No Community ID: APL Is the site significantly disturbed (Atypical Situation)? Yes No Transect ID: C Is the area a potential Problem Area? Yes No Plot ID: P6 (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator 4(2-0 1.pTk&Ie-tUK; ;-ux-cF MINA 11)}I� FAG s. POW IArditecWyNi-1)t� T FA-61A j Li Oplo 1 0 2.A..t o �-*- 10. 3.15 Ph 6T 14--"C311 k- D !}4- — 11. I0 4. PnicT‘L4-ta.4 k]N1Aki k ftj 12. 'it 60 5. Zu S Pt S L[n.c.a- S /biz.4_,1 13. *3o e. Px.ke}US LAWS 1NUS S Fice.M 14. *.%4C) 7. 0 ky\IiS V1,1171/7► T FAC- 15. 4 10 s. a Cte-- lU4 Moles AA T NoL. 1e. Percent of Dominant Species that are OBI- FACW or FAC i� 2:10/0(excluding FAC-). /� Remarks: P j G c t v l L COV 'v c v1,1 in", k VVtGAA Z....Li a.t" _CAL- '`'A'-' I. I:I -E-z -- S -c--+ , lrr �-'P'�-4-1 k-r'�^'7..`rd (.`t - ( ) � -{-?, T .A€-4. n,i- of ) -r-+ - a 3 T-t bad to r HYDROLOGY —Recorded Data(Describe in Remarks): Wetland Hydrology Indicators: , —Stream. Lake. or Tide Gauge Primary Indicators: Aerial Photographs Inundated _Other -7 Saturated in Upper 12 Inches , 7r No Recorded Data Available 'Water Marks Oritt Lines —Sediment Deposits Field Observation.: _Drainage Patterns in Wedands (J Secondary Indicators (2 or more required): Depth of Surface Water: v (in.) _Oxidized Root Channels in Upper 12 Inches _Water-Stained Leaves Depth to Free Water in Pit: 1 V (in.) _Local Soil Survey Data _FAC-Neutral Test Depth to Saturated Soil: (in.) _Other (Explain in Remarks) Remarks: \rake v A_,,,,__. , v - j vv 1^4 `•V - 3-3 1 • I SOILS Map Unit Name c_ . i (Series and Phase): -�",A SI t 1 C. -A1 Drainage Class: ry l Taxonomy (Subgroup): k(r �L r71 ' 't`0 7 Confirm Mapped Type? Ye No 1 Profile Oescriotion: Depth Matrix Color Mottle Colors Mottle Texture. Concretions, (inches) Horizon (Mansell Moist) )Mange)) Moist) Abundance/Contrast Structure, etc. n-l a l()Yoe-2-ii- -- _ ___ t l l`t.a A,vt f { 1 Hydric Soil Indicators: . 1 —Histosol Concretions —Histic Epipedon —_High Organic Content in Surface Layer in Sandy Soils _Sulfidio Odor _Organic Streaking in Sandy Soils _Aquio Moisture Regime _Listed on Local Hydric Soils List — Reducing Cditions —Listed on National Hydric Soils list Cloyed or Low-Chroma Colors _Other (Explain in Remarks) I Remarks: P Lt71-- 2- .Fr . 12QV1/1 EA-+'ti') G I u- • 1O Vr r7Ytili ( b� P 1r 31` lGv� vv) 0 F --PUMA w -� I , 1 WETLAND DETERMINATION Hydrophytic Vegetation Present? Yea 'o Circle) (Circle) Wetland Hydrology Present? ��fi 'o Hydric Soils Present? Yes o� Is this Sampling Point Within •Wetland? Ye No Remarks: 'P f ,..,,1" ?-02 j up( 4 ,D 7°T-12--F-4A . Approved by HQUSACE 219 3-4 APPENDIX C Drainage Assessment(Jones &Stokes 2003a) 0JJ^ Jones 8z Stokes January 14, 2003 Ms. Heidi Berg Clean Water Services 155 N. First Avenue, Suite 270 Hillsboro, OR 97124 RE: Ames Property Dear Heidi: This letter is intended to support the natural resource assessment prepared for the subject property. To aid in determining the width of the corridors, an assessment of onsite streams was completed to determine if they are perennial or intermittent. On six occasions I visited the Ames Property project site located west of Summerview Road in Tigard, Oregon. The purpose of these site visits was to determine whether there was stream flow in two channels located on the property. These small, unnamed channels are referred to as the East and West channels in this letter based on their location on the property. The site visits occurred on the following days: • August 15th and 30th; • September 5th, 17th, and 25th; • October 2nd, 2002. Each channel was examined from the downstream property line to either their origin or upper point at which the channel entered the property. Photos from the August site visits are included with this report to document the observations. Photos from later site visits are not included because conditions did not change from the August site visits. The West channel was dry for its entire length through the project area. Neither flowing nor standing water was observed in this channel during any of the six site visits. This channel was also dry during a previous site visit in July (Greg Summers personal communication). The upstream extent of surface water in the East channel varied little between the August and October site visits. The East channel was dry at the channel point of entry onto the property near Summerview Road during each visit, with flowing water observed approximately 250 feet downstream throughout the remainder of the channel. See Figure 2 of the natural resource assessment report. The velocity of the flow in the East channel decreased as the dry season progressed, however flowing water was still visible during each site visit and never ceased. 317 S.W.Alder Street, Suite 800 • Portland, OR 97204-2583 • tel.503 248.9507 • fax 503 228.3820 '..rw.jonesandstokes.com For the purpose of this project, we are seeking concurrence from Clean Water Services to designate the dry portion of the East channel, and the West channel in its entirety, as intermittent. Please feel free to contact me at (503) 248-9507 ext. 237 if you have any questions regarding these observations. Sincerely, Erin VanDehey Fisheries Biologist Photos from August 15th, 2002 Y #• 1 w.. ' .,. l.`+r _ Y ' k i tis '. ' . S..,:. 7 iit.•.,irt.-stit e 4.2 1 11 'ow r w i4. ` - l ;`Z t•. '1, ,'1 • ,t;t�- .371+... ,� 4 • 4 1: East channel, looking upstream near the lot line at Summerview Rd. property. ' � 1 d ma - •.2. i / / � + ,• , f ,,1)„,. ",y tli— ,.„X._. , -• ,...,..,.... . _ -#r!14. . • :�;, +r" YiF?i am' \ At 4 •• .. • _ , ,.' , ' v....2,,, ' :,,:s.', / . A s ,-lei. - - T 2: Bottom of East channel at site of photo 1 just up gradient from where flow becomes evident(dry). • -4. * */"t f ` R- ' p . - „w " :44 1 '10 • , 11% M.--- 44tri. .I(10-411,1 4* 44/4i46 * .ti- • V ikt, ,*".: - . .,.k, ,.. ,.,, , it , ... .. .. ,. .,, , -4. , 4 - ..4 ‘.61\*, - . . 3. Wetted bottom on East channel just below point of intermittance. �� -�"` 'k rs :.- �r -3.,/.........., tor.-, ' , - � ` y_' ' !.. .JOE_'•- •",1K. . • .tom n, ee R ,,' i g i 4. ' ice, . ' G tt *"..1 "=' lk:" .1, ' 44.K ,, .ate ek - , t •• r )t. .111; III N .•, t - ' . w r 4: Dry bottom at West channel(photo taken near downstream property line). Photos From August 30th, 2002 aV v ) ; P.- 4 r f s r{ \\''''i'i''..�Y yyaa, x _ k 'R 7f it ;y L "s t17 f 'h ki � • " r 4.e 4-r N s. f _ ` litR f. .' ) ,f �' r.' f 1: Dry channel at West channel (photo ken near downstream property line).voi: .,.. ..,::411, , ,, , . 1 t •11111110' . e -: _ . I r } 4 or d / �`' yr iska+' a; e, ' it � `E• Y• 1 t= _ .. 7 4 AO ' .opiA _ , „..,. ,. . ....... 41Vtrig.:' - - . - i'....... 4' 1 .4 k. -.I I !..' ! 2: Close up of dry bottom at West channel. ' .... ,%. .1.., :.. . . ..„.„,„...... i , .,,,..„..._ _, . .. . .„ _ .....„: . ....... -r ',,-,----- -.. - --;41 = •-■ ,„ r - :(, \ le ,a .L.• _ .^-,‹ ' :y�,..y ,': _4 f .w 4 Vit . Ilk ...47 -,- 3. Wetted bottom at East channel. it . — T r_ rr 4 't --... -..... • to Xl° -Ai�, \ Of - :1 /.r, . ^ Si f! _ t t - • ' ' _ . / '- ' t ' •-■.„,..'s .,e.. _ . t, r • i . *11:, . I , lit stiN , , . �,. ' `\ 1\ ; , _;1 44 If ' • • I. r 4: Close up of wetted bottom at East channel. , A , , \ - --; -:;� — � � 1. ` ' , . j 4 '�. . I. M . � • ...4S. : -', - - - , . ••• • • / 7 �.�'' -;41‘../•� ---1 .0 _ •�: • 1T.. N. • .... • - ..- ''''.'"'\-ii.,,. 4••-•-iic .' , ,.." .ifi,.....:..W: iiiL, ,a. i„. ' f / 1i e c 5: Typical flow in East channel. APPENDIX D Vegetated Corridor Condition Assessment Forms i—Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: A41,3 7 f Date: y- - G 3 Observer: 8. 1-,-w "C Plot#: (, J) Photo#: Plant Community Type: N1lr.LA Tye c. a - (Go n Comments: tel,,n,'a(,t.Q' b1f-ck 1.-...^r N,4s 4---, .3 • a 1 l - /' Dominant Spp.: 10-foot radius plot for herbaceous vegetation;30-foot radius plot for woody vegetation Tree Layer (A-1. Shrub Laver (0 57 Herbaceous Laver Species %Cover Species %Cover Species %Cover Qcu4do4-s,A wnz4e4 i 'bc rjnitt Gorev-417 it ,PSIyy Ctrl (04`61*w. �{o «nus e-vvotqIv C0 rr-AfeckalAs 11toVi0 n1.-• jy P-EZrcAu*w• 01,41\1ur, "eY YhAGY�i �lk►� Ctve(P•■GhiCr AlA I, hoot a fi N6S -- F.(A 45 (146410e * J Q.uhKS I-S 1 v0�n Ye "s' k ye,), �(;A.- • (0,1u, a?u Y ,�-4" V,cf-. 1.;<elV'VO 1a- k " Too- " %Cover Native Plants: (B 0 %Cover Tree Canopy: % Cover Invasive/Noxious Plants: 5 11\1/It ors Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: ,A-riv3 Pcu Date: 6-' ;-) - O j Observer: , Plot#: (2) Photo#: Plant Community Type: 1A, ce ,.+.Av Conl ��� '-s Comments: rv/or' b D n tki - }'� ' I 4- �I 1 Shea�,.� 3 11/1 ({-t 41-pr- -A 5-� • D C 1�y(i t rv-.(( lot. P l^ • IGG�1 tilt Gl, r�,��4 �c�►� 1l�` r,- 51--)11,} . Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree La v D 7• Shrub Later g y l Herbaceous Later 40/. Species % Cover Species %Cover Species % Cover Psc,td'cks4a 01en2 i<<11 3 C01IMs S .{76) cl,u,yn Munri-LAw, 4o P(olcd er,a( tirri p4Alexy, SGeisv-* Q-i-(cdoi 64 atuk r1�**, '"7() f(/I Mk--S a l-CIAl % Cover Native Plants: Li 0 Cover Tree Canopy: SO Cover Invasive/Noxious Plants: *''k 16\iT55✓t// 1,10qlUu5 Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: s Date: ��j� 05 Observer: P7 a v M C�l Plot#: 3 (_;-) Photo #: Plant Community Type: M 60A 14-e∎-r it,5 Comments: PAA f i Gti\-(ictik. `IVI/ S oolt, ter",`.11 . Dominant Spp.: 10-foot radius plot for herbaceous vegetation;30-foot radius plot for woody vegetation Tree Layer ID/. Shrub Layer (00 /• Herbaceous Layer -2x) .7 Species % Cover Species -% Cover Species %Cover hk-5�F� rr 6 6.0q,uS cefro+-t-P•'C. L-O C-4,,1' ) In Pruitks e'vvU r÷ 'N 5D t`u.r UrUha-41�his ��� ti41ckur l-1— J I6,6tWte a1.14e4.0 6 11 '1 11 _l a��t\uu5 ono ni• CJ 144P - vi'7 '5 Sroilmc-1■42t4 X1 1 5 Pnakonkr,( VoSh 10 % Cover Native Plants: 1-1 0 % Cover Tree Canopy: D Cover Invasive/Noxious Plants: b • r,,>Hv • IztlackVC 1140-111-14-) • Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: 5 1(g Date: - /270 - 0 Observer: IQ-x v- Plot#: ` L ) Photo #: Plant Community Type: jtM-6 4 LA01,45 / GS►nI -G' -v 1 �GS� Comments: t�Lri�fi U IYytt-t w ;j ar �t y - MA 6 �G La ► a ,Pn Co v'w . g.1 I� 2 r r ')Id vf I in c{ P se A o g-f." at c� S Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree Layer CO / Shrub Layer 0 E I Herbaceous Layer "7-c;/. Species % Cover Species I• % Cover Species L % Cover ?cfu,i s.na mcnZicS l i �� otAS ckSGO10( 1 .1`'17 ictlq -1 MUn,TMY, ��unus e.reo �1,P;1 -)1, Co(�IMS (�rtn t �p t % Cover Native Plants: I I G- Cover Tree Canopy: % Cover Invasive/Noxious Plants: y-� rs.'-h v e, ,w f r, S Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: p m[ S j�io Date: (, /c. 9 3 Observer: G- k• ✓1 S t # ( • i Plot#: \ (A-)Photo#: c Plant Community Type: 1A 1 qv� SwE4( —5 tiro� / -B( tL1'; ' ri tC 6.1k— Comments: rJ v,,l G 64 cyL, o- n tom. c+e a(r e c� • i s 1-C-'1t- •�-� -t G 1u.1- W I:h.-. ve,t 6 tow S t 7:44 - w - -1y11 iuh5 of 2at - Dominant Spp.: 10-foot radius plot for herbaceous vegetation;30-foot radius plot for woody vegetation Tree Layer 20 % _ Shrub Layer '0 /. Herbaceous Layer O 1. • Species %Cover Species %Cover Species %Cover /J� I- SS GG , k�5ra� tr Cf-iGSt,* "Z-7 �.t,�ht~S C LS L6 1 e✓ S o Doi1ut s r * S P?Y vJa hNr✓ aIn,c-0tc s • • • %Cover Native Plants: 3 0 Cover Tree Canopy: 2 n % Cover Invasive/NoxIous Plants: 13 (� • nGilYt IMPS k YCJ ( X 1416\A S Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: krA1- 1)ro Date: !o/ S / 0 3 Observer: G/c-rin Plot#: 5 ;8) Photo#: Plant Community Type: M i x G D& t AL13 W2 , C0n ° Comments: De'n w S tel/,, c m.^.J 9.1 . 0 g-("" c o k }-a 6-, Sw Dominant Spp.: 10-foot radius plot for herbaceous vegetation;30-foot radius plot for woody vegetation Tree Layer (f 5 /. Shrub Layer I v / Herbaceous Laver 14 0 1/. - Species % Cover Species %Cover'Species %Cover k7act,-A-A-5•-.t. nit rizits' �i'�7 �II TS Corn■47- n g 7 I?lipdwn- n+u., Ju.., 1 qo -eraK,kS iltvw b tsr. 'Peg, wnr. si r k} • % Cover Native Plants: 1 ' 5 %Cover Tree Canopy: G %Cover Invasive/Noxious Plants: -�►f r\a-k -r-' • v\off-Iertt5 Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: ?3 17(9T-0/ Date: Co / f.3 Observer: ‘7A-r/1 Plot#: (3 : !' Photo#: Plant Community Type: tit Sh,ev, Pto-c ' 'v'- Comments: 61 G vlc�,t,• .�. d c,� ,,. / \e. -i"-5 a �� eo o't.„ Gio v , •• #, .`a c • 17 iL —i S In Dominant Spp.: 10-foot radius plot for herbaceous vegetation;30-foot radius plot for woody vegetation Tree Layer 3a Shrub Layer a o Y. Herbaceous Layer 0 7 i <> Species %Cover Species %Cover Species %Cover efu uC Er•,.9//ltira 20 o AscA7Icsi Vii" ( u 6o1,tmt )1"" I y • % Cover Native Plants: • % Cover Tree Canopy: % Cover Invasive/Noxious Plants: 6 0 1AgrasIv-t- ►'�o�tc-,v�.! Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: 4\ rYt-(5 F1'0T-' Date: (f S ( Observer: G/ Plot#: la - `P) Photo#: Plant Community Type: Mt?G-A Dee.4At -Lt S / CDvt t rAl 614, s 6 rt S-r Comments: - 0 b1. 7 Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree Layer (o o j, Shrub Layer -7 07._ Herbaceous Layer Z-5 7 Y Species % Cover Species % Cover Species % Cover Frwty% L44,6+r4Jlnx . s cl,s o i D rie r9 heit) /0 � p(,,{s w J�• rtv p r z f esf 1 i 20 W s W s co( J(.5 __ "i'` /a /)emle/tq c-ecA vyrt' S Qb • 51-►c 11. ,,,h„ it 5 • % Cover Native Plants: 12 0 • % Cover Tree Canopy: (0 0 Cover Invasive/Noxious Plants: 5� ki X - \V\ VO CIvv- ( Nd$ t oU..S Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: \e-S 'Fro?.- V-\---1/ Date: to /5( 0 3 Observer: 6, Plot#: (tr) Photo#: Plant Community Type: r M tX- DeCt61 vlmtis / Con ors Comments: M! d Si t -! .'_ it s r 5 } Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation • Tree Layer J O Shrub Layer z/(, V, Herbaceous Layer L o /, r' Species % Cover Species % Cover Species %Cover Sea )0 41 f Co jimS O( 3 Nrhc Giuw .+.414r 30 Al�runiwS Cwwr �M y\ Li 0 Cif aka( S � '1^ I 0 Quffs tstal,r ,5 f�Pi'�iJVc� RCrvoSh t % Cover Native Plants: % Cover Tree Canopy: 70 Cover Invasive/Noxious Plants: 5 NI P-1-1 f --, Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: 1 `V 3 '(o?G Date: o / 3 j o 3 Observer: 4, r. Plot#: { S l F) Photo #: Plant Community Type: U 1Qt u - Shru k 1 13.1X-k---19-e--1;11 « �_ Comments: a 'n.. , t-> s e--I1 S Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree Layer ?O /• Shrub La er qS Herbaceous Layer O % Species % Cover Species %Cover Species % Cover 1��tkd,�S�k larrz1kt f t S Do✓)il4 Go•nw & / o Oehl CeracnI'm!t 10 % Cover Native Plants: 50 % Cover Tree Canopy: 3 Cover Invasive/Noxious Plants: 3 O * ve- 1nv�Stvc tJi?(- �b><� Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: /-(J 47r6?-e1 Date: / S I ) Observer: 6 A-14"-' Plot#: ">Photo#: Plant Community Type: 1/1 p IQ 1A__A ' r v(.2 — S k e-(A V) Comments: O-e y I� L�': c ( L,�. �i A, ,--,e dt S(/�,. s-- h /f Tau S • t, , NA cl(--" i-�1n SC.--4-11C'11-11 -4✓e C 5 1 • Dominant Spp.: 10-foot radius plot for herbaceous vegetation;30-foot radius plot for woody vegetation Tree Layer 50 7 . _Shrub Layer 0 l, Herbaceous Layer O '/. <:* Species % Cover Species % Cover Species %Cover ?lurix.S erv`l nr- 20 MuS 4\sc..t i 44 `i vnenziesi t) Go(\I Ius (.ovnK�`G 20 Qi'ntAS • Cover Native Plants: 5-0 % Cover Tree Canopy: 30 % Cover Invasive/Noxious Plants: L{ p 5. - Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: 1r�J P(o CA1- / Date: C 1 ° 3 Observer: G ^ Plot#: 0 LH Photo#: {� Plant Community Type: 1`1t�7«� 1)e&tdutous looll-ftWou:5rGS Comments: 6(1,9 d - <,/ ;Lb -,� 5 �, r w r S r _ ( Dominant Spp.: 10-foot radius plot for herbaceous vegetation;30-foot radius plot for woody vegetation Tree Layer / Shrub Layer y S A Herbaceous Layer 1 v / Y /Species % Cover Species % Cover Species °/° Cover l 9, .L A tl��lt�1 r 5 69(ylAe, (Dian 1 �ol`j G�uw r'YINr��'yily� ?onus e_vN,A T.-1-L• ' 3 5 CZAJOM Lt S 4J c. ,/-411/4 5 *ram), s relQrrn ([ri-F6ir,1s 5 • r Cover Native Plants: ' 2 O Cover Tree Canopy: 7 D % Cover Invasive/Noxious Plants: 5- N A-11Jk- N N ■ VL ( day `' Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: 5 pro Fyv Date: (0( <, 3 3 Observer: 6 Plot#: ( T-1Photo #: Plant Community Type: bkplcli4 Sc-ifwto L4 L9 Comments: glG., c a� .� 4r-l) r- ) -& Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation • Tree Layer I 5 Shrub Layer D Herbaceous Layer 0 % - Species % Cover S ecies % Cover Species % Cover Fronds e61.7( r 1 V1 # ll pSeUdr In rinC zles- (or • • % Cover Native Plants: 20 Cover Tree Canopy: 15 Cover Invasive/Noxious Plants: -1 0 'k 11\4 S 1� ' s`A 5-Ks - Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: 1-CS fro Date: (.1 S i 0 3 Observer: 6,A:W Plot#: Cr Photo #: Plant Community Type: IV 11)te A p LG{ (A,"8Thcs I Loy, o .) rG Comments: Ntpoft4,0,1-tom U.N.) y (mot I - Pity (mil 1 Day v e 0- !1 e (/� 41 r 5ry u' of �J �J I Dominant Spp.: 10-foot radius plot for herbaceous vegetation;30-foot radius plot for woody vegetation Tree Layer 5, /, Shrub Layer STh �. Herbaceous Layer 7S Species % Cover Species %Cover Species %Cover ?Se•;ic C tact 1henZlesl y 0 gu y d ISGo(° Z GS-4-AC .`tee , Sc f(/`X r11i I �D I u CDrViAs Ga(rtr,k 2-0 VIcIG1 ()MAUIcah-o` prtAn16 e(Varal lrre?' t. frA r ed.J\v& Mono�{y na 10 ?r ( h( Se , 5 `17 y 1 T‘ ‘GS • % Cover Native Plants: 50 % Cover Tree Canopy:0 % Cover Invasive/Noxious Plants: to 1(1, 111-1■1 1( 4- v\'(4 t o S Jones and Stokes CWS Vegetated Corridor Condition Assessment Project: bri've S ?rq-e-A J Date: (al / o 3 Observer: -A Plot#: )(--)Photo #: r, Plant Community Type: Ml A De c{ vt51n% rCS-1-- Comments: PA IAuvn SI--'A p0k S 0p?"An l�r\oE!i-S4-3 V � 00 -hr ui n k S (ovv-h J s -Jam( , - v Dominant Spp.: 10-foot radius plot for herbaceous vegetation;30-foot radius plot for woody vegetation Tree Layer 70 /I _ Shrub Layer 20 / • Herbaceous Layer -1 U /, Species % Cover Species %Cover Species % Cover }� u��fic , rye- o C6rilA4s Co tr'n-f'?(. '` 2 -lederl heir ' 1 S PfUr1u.S e►tiatr �rrY ( r) .1nbNs ( ISC.(0/./ 5 Poi/S4i611An^ U ?-4'erroi ufi 9i\l4u Vie. S • Cover Native Plants: )25 % Cover Tree Canopy: 7 0 % Cover Invasive/Noxious Plants: Zo r\,AHre, 1_00- 1 (t, / J'$ o' S y File Number CIeanWater\ Services Our commitment is clear. Sensitive Areas Certification Form Property Owner Name / w4a- Address l 2155 SW b°1 r'' Pct u.- qe 10 0 City/State/Zip Po »2—T t o 9-12-23 Telephone Ci9 D 3) 617 — Fax Q Z U � E-mail Authorized Agent Name Address City/State/Zip Telephone Fax E-mail Project Location Street, road,or other descriptive location S 11‘1 n p n 'IF-- Legal Descri�ti n: Quarter CC k/Ct o� Section O 41 l o Township 2 Range 1 ,. / Intro or town) Countywit5+l otiro4 Tax Map# 25 I bA,17,( Tax Lot# 2_1 0-0 Waterway River Mile Latitude,'T o 211 /so', Longitude /22-0 $ �2o" Adjacent Property 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 File Number An on-site,water-quality-sensitive area reconnaissance was completed on: Date 57 %c.3 By Bi� g A-6=x-- Title Se-ts;,,2� w -auF� Company ��s ,� STSV 5 b ri r/0> C�f�ti! M - 7A- f3tct,oE,vS� A. Existence of Water-Quality-Sensitive Areas As defined in the District's Design and Construction Standards, water-quality-sensitive areas: 14 do ❑ do not exist on site (check appropriate box). Zdo ❑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 the District with plan approval package. B. Types of Water-Quality-Sensitive Areas The type(s) of water-quality-sensitive area(s)that occur on site or within 200 ft on adjacent properties are (check all that apply): ❑ wetland(s) ❑ spring(s) Xi intermittent stream(s) Igrperennial streams) ❑ ponds Sign this form and submit to the District with plan approval package and one (1)copy of the Natural Resources Assessment Report(information and forms are available through the District). • The Natural Resources Assessment Report includes: • Wetland Delineation Report per DSL/Corps reporting requirements (if wetlands present). • Rapid Stream Assessment Technique Form and maps or other District-approved assessment(if construction or discharge is proposed into, through, or across an intermittent or perennial streams). • Vegetated corridor documentation, including a base map and photographs showing the surveyed location of all sensitive areas, vegetated corridors, and vegetated corridor condition. 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: •rint/Type Name� Print/Type Title — lure Dat- Arlington Heights III - Phase 2 Tax Map 2S110CB, Lots 600 & 700 Clean Water Services Natural Resource Assessment and Alternatives Analysis 1-' J ones & Stokes 317 S.W. Alder Street, Suite 800 • Portland, OR 97204 Arlington Heights III - Phase 2 Tax Map 2S110CB, Lots 600 & 700 Clean Water Services Natural Resource Assessment and Alternatives Analysis Prepared for: Terra-Weber LLC 12755 SW 69th Avenue,#100 Portland, Oregon 97223 Prepared by: Jones & Stokes 317 SW Alder, Suite 800 Portland,OR 97204 March 2005 Project No. 03226.03 Arlington Heights III - Phase 2 Tax Map 2S 11OCB, Lots 600 & 700 Clean Water Services Natural Resource Assessment Alternatives Analysis March 2005 Prepared for.: Terra-Weber LLC 12755 SW 69th Avenue,#100 Portland, Oregon 97223 Prepared by: Jones & Stokes 317 SW Alder, Suite 800 Portland,OR 97204 Project No. 03226.03 &--- Mejia Wildlife Biologist i 60 J Daniel W.Baber, Ph.D. Senior Wildlife Biologist Terra-Weber LLC Arlington Heights 111—Phase 2 TABLE OF CONTENTS 1.0 INTRODUCTION 1 2.0 GENERAL SITE DESCRIPTION 1 3.0 NATURAL RESOURCE ASSESSMENT I 3.1 DELINEATION OF WATER QUALITY SENSITIVE AREAS 4 3.2 VEGETATED CORRIDOR ASSESSMENT 5 3.2.1 Vegetated Corridor Width Determination 5 3.2.2 Vegetated Corridor Condition 7 4.0 WATER QUALITY SENSITIVE AREA AND VEGETATED CORRIDOR ENCROACHMENT 8 4.1 WATER QUALITY SENSITIVE AREA ENCROACHMENT 9 4.2 VEGETATED CORRIDOR ENCROACHMENT 12 5.0 SENSITIVE AREA AND VEGETATED CORRIDOR ENCROACHMENT ANALYSIS 13 6.0 MITIGATION OF UNAVOIDABLE IMPACTS AND VEGETATED CORRIDOR ENHANCEMENT PLAN 15 6.1 SITE PREPARATION 16 6.2 PROPOSED PLANTING PLAN • 16 6.3 PLANTING GUIDELINES 18 6.4 SITE MAINTENANCE 20 7.0 ALTERNNATIVE SITE DEVELOPMENT PROPOSAL 20 7.1 ADDITIONAL MITIGATION FOR THE ALTERNATIVE SITE DEVELOPMENT PLAN 21 • 7.2 ADDITIONS TO THE PROPOSED PLANTING PLAN 23 8.0 SUMMARY 24 9.0 REFERENCES 25 LIST OF FIGURES Figure 1. Arlington Heights III—Phase 2-Project Vicinity Map 2 Figure 2. Arlington Heights III—Phase 2 -Existing Conditions 3 Figure 3. Arlington Heights III—Phase 2—Existing Vegetated Corridors 6 Figure 4. Arlington Heights III—Phase 2—Proposed Site Development Plan 10 Figure 5. Arlington Heights III—Phase 2—SW Summerview Drive Grading Detail 11 Figure 6. Arlington Heights III—Phase 2—Alternative Site Development Plan 22 Jones&Stokes i Project No. 03226.03 Terra-Weber LLC Arlington Heights III-Phase 2 LIST OF TABLES Table 1. Potential water quality sensitive areas identified within the study area. 5 Table 2. Vegetated corridor widths for water quality sensitive areas identified on study area. 7 Table 3. Vegetated corridor condition for water quality sensitive areas identified on study area...8 Table 4. Proposed impact to wetlands and other waters on Arlington Heights III—Phase 2 ...9 Table 5. Proposed encroachment into vegetated corridors on Arlington Heights [II—Phase 213 Table 6.Net development area and zoning density calculations. 14 Table 7. Proposed species to be seeded in the prepared vegetative corridors a 16 Table 8. Planting treatment for the disturbed grassland vegetated corridor. 17 Table 9. Planting treatment for the mixed deciduous/coniferous forest vegetated corridor. 18 Table 10. Planting treatment for the vegetated corridor mitigation site. 19 Table 11. Planting treatment for the additional vegetated corridor created under the alternative site management plan 24 APPENDICES Appendix A—Aerial Photo(2003) Appendix B—Wetland Delineation Report(Jones& Stokes 2004) Appendix C—Vegetated Corridor Condition Assessment Forms Jones&Stokes ii Project No. 0322603 Terra-Weber LLC Arlington Heights III-Phase 2 1.0 INTRODUCTION Jones & Stokes was retained by Terra-Weber LLC to conduct a Clean Water Services' (CWS) Natural Resource Assessment (NRA) for a proposed residential development referred to as Arlington Heights III - Phase 2. The 2.83-acre study area is located near King City in Washington County, Oregon and lies between SW Bull Mountain Road and SW Beef Bend Road (Figure 1). The study area is within the NW 1/4 of the SW 1/4 of Section 10, Township 2 South, Range 1 West and includes Tax Lots 2S 1 CB00600& 2S 1 CB00700. The study area lies to the east of and adjacent to the Arlington Heights III—Phase 1 Development (Ames Property Tax Lot 2S I09DA02100). Jones & Stokes assessed the natural resources for Phase 1 in June 2003 and CWS issued a Service Provider Letter for this project on August 8, 2003 (CWS File Number 2688). This letter was later revised to address modifications to the proposed Phase 1 development design and was reissued by CWS on November 18, 2004. This report includes a natural resource assessment for the project site; an evaluation of whether the proposed project will encroach into or is within 200 feet of water quality sensitive areas or their vegetated corridors; a functional assessment of impacted wetlands and vegetated corridors; an alternatives analysis; and a vegetated corridor mitigation and enhancement plan. For CWS consideration, an alternative to the proposed vegetated corridor mitigation plan is also included in a separate chapter. Although some aspects of this alternative do not meet criteria set forth in CWS (2004a) standards, it would result in a substantial benefit to the natural resources on the project site. Please note this report documents the investigation, best professional judgment, and conclusions of Jones & Stokes and should be used for planning purposes only until verified in writing by CWS. 2.0 GENERAL SITE DESCRIPTION The proposed Arlington Heights III - Phase 2 development consists of a 2.83-acre site located in Washington County, Oregon (Figure 2). Surrounding land use is primarily medium sized single- family residential developments with some undeveloped land also present. The study area is bordered to the north by an undeveloped field, to the south by SW Beef Bend Road, to the west by Arlington Heights III—Phase 1, and to the east by a 5.73-acre rural residence. The 2003 aerial photograph included in Appendix A depicts the site and the surrounding landscape. The Arlington Heights III - Phase 2 project site consists primarily of two rural residences, associated landscaped areas and lawns, two gravel access roads, scattered forested uplands, two small emergent wetlands, two small forested wetlands, a perennial drainageway, a seep drainage, and a remnant stream channel (Figure 2). According to the USGS topographic quadrangle, elevations on the Arlington Heights III - Phase 2 range between 300 feet National Geodetic Vertical Datum (NGVD) along the northwestern property boundary to 244 feet NGVD in the southern drainage near its intersection with SW Beef Bend Road. 3.0 NATURAL RESOURCE ASSESSMENT This natural resource assessment is consistent with Chapter 3 and Appendix C of the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management(2004a). To identify sensitive areas, Jones & Stokes conducted a routine wetland delineation on March 29 and November 16, 2004 (Appendix B). During this delineation all water quality sensitive areas (wetlands, intermittent/perennial streams, springs, and lakes and ponds) on or within Jones&Stokes 1 Project No. 03226.03 Q '_ " `w m < `"'"' `' c`'^ McFARLAND CLO I_ z STARVIEW V CT. 0c.9 • ,T a - m / DFt O W•; 0 LL > > w Z WILDWOOe 00 = O •O IRDSVIEW I—p Iii a i • o • ST. o v Q u = N - uJ u C) m 2 • M Q \BULL MOUNTAIN RD_ DR. ELEMA" rI • > w VIEW CRE'•T> • JHa m M Z ���� ASPEN Ei rD C F2) /) • 2� Q } sVMM�� AUTUMNVIEW �1 ,"�- J • 132ND AVE. -\\C"‘ I PROJECT SITE �6 • % Cr F KING CITY 1. 4 N� a GEORG 0 �CP 4URHA PRIN PHILLIP°i INEDWAR� KING PRINCE ALBERT RFr, ,k • w 0. • z x clry �e BEEF BEND RD. n — O r "�I ROYALTY P-\' AVE. CT. j- w Q �m0 Q T GOLF 2 L F N SAO— E. C) ST. O — ROYAL IS ?/ Z Y P� �P, • ---{I r JORDAN n — O • Sin D- 2 w m WY. 1I O • FISCHER KING R LARI' • DR. RD. _� Rn. �.-1i --1----- % GRAVEN S� FISCHER ; v VERSAILLES o ¢ � �--� PORTLAND TILMARA LN. vie —` �J WILLS LN PARK `I' JACOB I Hills)oro 1� Gresham C? o-- m Q awl PROJE« _ ,' • SITE GRADLEY LN r H Newberg s+, t� Fj Oregon BEDFORD ST Ili ELMER ••, R ROAMERS „ Q rasa Cl '": WIS. FIGURE NO. Sr Arlington Heights III-Phase 2 Project Vicinity Map Terra-Weber LLC Author -I wra Mar 01.2005-4sern 0 Vro}ots\Two-Weber LLC\DS226.03-Terre-Mbar-Am«Ropwty\CAD\CWS WA T.An.d nsur•sV1pwr.I-Mority Yrerwe PROJECT NO 0-Ref MI..: Imago Flew 03226.03 , • Nortti(‘12,ern Drai . �``` erenn ial). \:)10:::::,1,,___,_,,i• !� � � m �M as N �- 1*lI • • 7�F ,f,1., 1____ 1: 1 1 OC600700 l J 7 AC.) } I Tax Lot 2S110CB00500 /// i Al I (5.73 AC.) i , .4. illi .* . y'A N 1 e �ti� ��\ HOUSE ' EXISTING 4)N DOS 10'MAP Culvert I.r` mtroy 11 �� i 3� 19° -i .tip° _ N� Tax Lot 12- Concrete Culvert Southern' :inalge - �2S110CB00600 h (Intermittent1 ti j (1. A .) 4, - iB-PVC culvert . 1 _. , ,,,,2 // /�� iii(tilt - Intermittent �� rgnktifiefflhibe I 7 Seep Drainage j, 1 J -1 Concrete Headwall 1' and 36-48" Culvert I W444\ ,, .illik_ '' 4,>7"---- Inlet f - 1 I 11:T3 HOUSE 4 >40 EXISTING �� / HOUSE -- --- - ' ; DOSTING HOUSE EXISTING ___Jiy AN f eo a xi SO me Jr - M III 1 inch - 75 ft. Legend • - - • Study Area Boundary(Phase 2) Perennial Stream — — — Phase 1 Boundary(Ames Property) Intermittent Stream ———— Tax Lots Palustrine Forested/Flats Wetland(0.073 ac) Index Contours(10-Foot) Intermediate Contour(2-Foot) •7 j Palustrine Emergent/Flats Wetlands(0.047 ac) — — Intermittent Seep Drainage(0.002 ac) 7 Remnant Stream Channel(0.030 ac) "= FIGURE NO. Wetland bounden.an were f 001-f o t b y IS i Jones&Stokes 1 surveyed to an accurao D 01-foot�y V\�b'/L�J1v1QW( Hams-McMonagie assoaates. /1 Arlington Heights III-Phase 2 2 317 SW Alder Street,Suite 800 Existing Conditions Terra-Weber LLC Portland,OR 97204 PROJECT NO. Author a 03226.03 Ow 01,zoos–tataam Terra-Weber LLC Arlington Heights III-Phase 2 200 feet of the subject property were inventoried and mapped. Wetlands were delineated in accordance with the 1987 U.S. Army Corps of Engineers (COE) Wetlands Delineation Manual (Environmental Laboratory 1987) following the routine, on-site determination method. This methodology requires that wetlands meet criteria for soils, hydrology, and vegetation. All water quality sensitive areas within the project site were staked and surveyed to establish their boundaries. Water quality sensitive areas located within 200 feet off-site of the study area were field inspected and their size was visually estimated. The size, shape and condition of the vegetated corridor surrounding each water quality sensitive area were determined following the procedures outlined in CWS (2004a) during a site visit conducted on June 1, 2004. Vegetated corridor width was established by evaluating the type, size and characteristics of the water quality sensitive area, the size of the associated watershed that supports each stream present, and the slope adjacent to the sensitive area. According to CWS guidelines, the vegetated corridor width may vary from 15 to 200 feet as measured horizontally from the boundary of the water quality sensitive area. The condition of the vegetated corridor was determined by sampling each plant community present in the corridor. At least 3 nested circular plots (10-foot radius for herbaceous species, 30-foot radius for woody vegetation) were established per acre of community type. Within each plot, the percent cover of native, invasive and noxious plant species was visually estimated for each species cover present at 5 percent or greater. The approximate location of each sample point was noted on field base maps. The condition of each plant community in the corridor was rated good, marginal or degraded following CWS (2004a)criteria. 3.1 Delineation of Water Quality Sensitive Areas Jones & Stokes completed a delineation of wetlands and other water quality sensitive areas for the Arlington Heights III - Phase 2 on March 29 and November 16, 2004. Refer to the Jones & Stokes (2004) report included as Appendix B for a more detailed description of the wetland delineation. Seven potential water quality sensitive areas identified on the study area(Figure 2): • • A perennial stream that enters the northwestern corner of the site from the Phase 1 property and flows along the northern and eastern perimeter of the study area; • An emergent wetland associated with the perennial stream; • Two forested wetlands associated with the perennial stream; • An intermittent drainage that enters the southwestern corner of the study area from the Phase 1 property; • An emergent wetland fed by the intermittent drainage; and • A remnant stream channel that probably represented the original channel of the perennial stream before being realigned at some time in the past(likely non—jurisdictional). The total extent of jurisdictional water quality sensitive areas identified within the study area is approximately 0.166-acre (not including the remnant stream channel). The perennial stream and its associated wetlands drain into a culvert under SW Beef Bend Road and eventually enter the City of Tigard's storm sewer system. The intermittent drainage and its associated wetland drain into a storm water catch basin located along the north side of SW Beef Bend Road, which also empties into the storm sewer system. We expect these wetlands and other waters of the State/US will be judged as jurisdictional. The 0.030-acre remnant stream channel remaining after the perennial stream was channelized and relocated to the east, lacks wetland hydrology. Vegetation Jones&Stokes 4 Project No. 03226.03 Terra-Weber LLC Arlington Heights III-Phase 2 is dominated by upland grasses with scattered sword fern (Polystichum munitum), Himalayan blackberry (Rubus discolor) and western hazelnut (Corylus cornuta). Mature Oregon ash (Fraxinus latifolia) are scattered along the remnant channel, however no regeneration is evident. Based on the lack of hydrology and presence of maturing upland herbs and shrubs, this remnant channel is likely non jurisdictional. The acreage and classification of the water quality sensitive areas are summarized in Table 1. Table 1. Potential water quality sensitive areas identified within the study area. Existing Classification' Approximate Size Likely Jurisdictional Wetlands/Water (Acres) (Yes/No) Perennial Stream Perennial Stream 0.044 Yes (2)Forested Wetlands Palustrine Forested/Flats 0.073 Yes (2)Emergent Palustrine Emergent/Slope- 0.047 Yes Wetlands Flats Intermittent Drainage Palustrine Emergent/Slope 0.002 Yes Total 0.166 Historic Waters Classification' Approximate Size Likely Jurisdictional (Acres) (Yes/No) Remnant Stream Former Perennial Stream 0.030 No Channel Channel Total 0.030 a Classification according to Cowardin et al.(1979)and Adamus and Field(2001)where applicable. 3.2 Vegetated Corridor Assessment An assessment of the vegetated corridor width is presented for each of the water quality sensitive areas identified on the study area. Vegetated corridor conditions are described for those portions of the corridors that lie within the project area. 3.2.1 Vegetated Corridor Width Determination Vegetated corridor widths were calculated for each water quality sensitive areas identified in the study area following the procedures outlined by CWS (2004a) and guidance provide in meetings with CWS staff. Based on the sensitive area definitions, CWS staff guidance, proximity to improved roadways, presence of existing residences and slope adjacent to the sensitive areas, vegetated corridor widths were determined to be: 5-50 feet for the perennial stream, 1-25 feet for the forested wetland and 5-25 feet for the emergent wetland(Table 2; Figure 3). Actual widths for each of these vegetated corridors are shorter, truncated by the presence of improved roadways that will remain in place following development. An existing residence also truncates corridor width along the perennial stream in the northern portion of the study area. The corresponding stream drainage area for the intermittent drainage (3.04 acres) is less than 10 acres, and thus requires no vegetated corridor. Similarly,the stream drainage area for the remnant stream channel Jones&Stokes 5 Project No. 03226.03 Northern Drainage 50 ft/ (Perennial) . b1bti1 � � . It• tiMI E II I .P7 — — P8 — — Il • I 1 I I \ 1 1/4 PI O. I 1 IA Vegetated Comdor 1 0 ft pf f extends off site II 1Z 700 I y 1 Vegetated Comdor I 1 stop at driveway , C 1 \ r 50 ft Tax Lot , _ 2S110CB00700 I (1.67 AC.) k r ,1 Tax Lot k1 2S110CB00500 Arlington Heights Ill -Phase 1 ; \ . (5.73 AC.) (Ames Property) ∎ , Tax Lot 1S109DA02100 ; (14.14 AC.) , , - 1 - HOUSE 1S11NG 1 J 1 L Vegetated Corridor stop at driveway 1 1 B70 Oritewoy I • 1 II 1 1 Southern Drainage Tax Lot (Intermittent) 1 2S110CB006C' 1 (1.16AC.) xJ:JJ 1 I 1 Vegetated Conidor It stop at driveway s 1 I 1 0 P4 iiviiiir 0 vvv • 1 vvv p3 1 v • • v C vvv �� �r Al/ vvv - ✓ v l�.- J V vc vv - vac P2 P12 vvv vv . III • vv - ,7J 1 vvv • • 77 v v - vvv - a v vvvvvv I 1 25 ft - vvvv - , ♦ 0 II es THOU N 1 ♦� `\O ��,� N 40 ,,, HOUSE DUSTING HOUSE /• EXISANG 00 0 25 00 200 \ = = MI I♦ 1 boob - 75 !t Legend ■ m . ■ Study Area Boundary(Phase 2) Palustrine Forested/Flats Wetland(0.073 ac) Landscaped Vegetated Corridor-Marginal - ■ Phase 1 Boundary(Ames Property) ••" '"7. ———— Tax Lots Palustrine Emergent/Flats Wetland(0.047 ac) Disturbed Grassland Vegetated Corridor-Degraded — — Intermittent Seep Drainage(0.002 ac) \� N. Remnant Stream Channel(0.030 ac) Mixed Deciduous/Coniferous Forest Vegetated Corridor-Marginal Perennial Stream p1 Vegetated Corridor Plot(Note:there is no P9) ® Intermittent Stream . FIGURE NO QWet and boundaries were of 0 01-7 n b y ♦_nes St S1_ surveyed to an accuracy d 0.01-foot by Jones \ITIH/'l� Hams-MCMonagle Associates. /'� Arlington Heights III-Phase 2 3 317 SW Alder Street,Suite 800 Existing Vegetated Corridors Terra-Weber LLC Portland,OR 97204 PROJECT NO. yQ 02,2[05-Mk Olken 03226.03 Terra-Weber LLC Arlington Heights III-Phase 2 (2.4 acres) is also less than 10 acres, thus requiring no vegetated corridor. Hydrology for the intermittent drainage and the remnant stream channel stream was established as intermittent during a CWS site visit with Colin MacLaren and Astrid Dragoy on March 18, 2004 (CWS 2004b). Table 2. Vegetated corridor widths for water quality sensitive areas identified on study area. Stream Stream Drainage Area Wetland Size Adjacent Vegetated Water Flow (Acres) (Acres) Slope Corridor Quality Width Sensitive (Feet) Area Per Int <10 10-50 50- >100 <0.5 >0.5 <25 >25 100 Perennial X X Stream Forested X X 1-25' II Wetlands Emergent X X 5-25a Wetlands Intermittent X X X 0 Drainage Remnant X X X 0 Stream Channel a Existing improved roadways truncate corridors width. b Existing residence truncates corridors width. 3.2.2 Vegetated Corridor Condition Three plant communities were identified within the on-site portions of the vegetated corridors established around water quality sensitive areas: landscaped, disturbed grassland and mixed deciduous/coniferous forest. Three to five sample plots were established in each plant group to characterize the vegetative composition of the group and to rate overall condition. Plant composition data collected for each sample plot are presented in Appendix D. These data are summarized and aggregated by plant community according to the CWS (2004a) criteria for rating vegetated corridor condition in Table 3. Brief descriptions of the plant communities that lie within the vegetated corridors and their condition ratings follow. Landscaped The landscaped area (0.12 acre) consists of scattered patches of trees with an open maintained understory of non-native lawn grass species. Shrubs along the edge of the plant community Jones&Stokes 7 Project No. 03226.03 Terra-Weber LLC Arlington Heights III-Phase 2 include Himalayan blackberry and western hazel. Mature bitter cherry (Prunus emarginata) and Oregon ash trees are scattered in clumps. The landscaped plant community is rated as marginal according to CWS's corridor classification system because the tree canopy coverage (37%) is between 26-50%(Table 3). Table 3. Vegetated corridor condition for water quality sensitive areas identified on study area. Plant Community Type Vegetative Community Landscaped(3') Disturbed Mixed Deciduous- Characteristic Grassland(3') Coniferous Forest(5') Combined Percent Cover of Native Trees, Shrubs and Herbaceous 40 2 65 Plantsb Percent Cover of Tree Canopyb 37 2 46 Percent Cover of Invasive/Noxious 30 7 29 Plantsb Condition Rating Marginal Degraded Marginal • 'Number of sample plots b.Average percent cover Disturbed Grasslands The disturbed grassland plant community(0.16 acre) is comprised of a mix of weedy grasses and forbs. Most of these areas have been subject to periodic mowing. Dominant grasses include fescue (Festuca sp.), bentgrass (Agrostis sp.), and perennial ryegrass (Lolium perenne). Scattered Himalayan blackberry is also present. The disturbed grassland plant community is rated as degraded according to CWS's corridor classification system because the tree canopy coverage (2%) is less than 25% and native species (2%) comprise less than 50% of the existing vegetation (Table 3). Mixed Deciduous/Coniferous Forest The mixed deciduous/coniferous forest community (0.45 acre) consists of Douglas fir (Pseudotsuga menziesii), bitter cherry, and Oregon ash. Common shrubs include Himalayan blackberry, Western hazel, and vine maple (Acer circinatum). English ivy (Hedera helix) is abundant in this community on the northeast portion of the study area. The herbaceous layer includes mostly fescue and sword fern. The mixed deciduous/coniferous forest community is rated as marginal according to CWS's corridor classification system because the tree canopy coverage (46%) is between 26-50% and the amount of native trees, shrubs and groundcover species (65%) is between 50-80%(Table 3). 4.0 WATER QUALITY SENSITIVE AREA AND VEGETATED CORRIDOR ENCROACHMENT Impacts to water quality sensitive areas and their vegetated corridor were avoided to the extent practicable during the design phase for the proposed Arlington Heights III — Phase 2 Jones&Stokes 8 Project No. 03226.03 Terra-Weber LLC Arlington Heights 111-Phase 2 development. Nevertheless, the proposed alignment for SW Summerview Drive, the entry road into Arlington Heights III, will require that the intermittent drainage, its associated emergent wetland and most of the vegetated corridor around the intermittent wetland in the southwest portion of the project area be filled. In addition, other proposed impacts to vegetated corridors on the study area are presented. A discussion of the proposed impacts to these resources follows. 4.1 Water Quality Sensitive Area Encroachment The proposed development will encroach into 2 water quality sensitive areas — the intermittent drainage that enters the southwest portion of the study area and the emergent wetland it hydrologically supports (Figure 4). Total project impacts to these water quality sensitive areas are estimated to be 0.002 acre (108.3 sq. ft.) and 0.023 acre(990.5 sq. ft.), respectively (Table 4).The proposed alignment is designed to comply with Washington County and City of Tigard transportation standards. These standards stipulate the angle at which SW Summerview Drive and SW Beef Bend Road can intersect and the intersection spacing relative to other streets. Road alignment and the grade requirements to site SW Summerview Drive will eliminate the intermittent drainage and its associated emergent wetland (Figure 5). Flow that entered the intermittent drainage and fed the emergent wetland will be routed into the storm sewer system as before, but at SW Summerview Drive rather than at SW Beef Bend Road. Terra-Weber intends to seek approval from the DSL and Corps to fill these wetlands and other waters through a General Authorization permit for minor impacts to freshwater wetlands located within urban growth boundaries or urban unincorporated communities (DSL) and a Nationwide Permit(Corps). Terra- Weber intends to mitigate for these impacts in-kind on the adjacent Phase 1 development. The mitigation site location and plan design will be provided in the Joint Section 404/Removal-Fill Permit application package prepared for this action. Table 4. Proposed impact to wetlands and other waters on Arlington Heights III—Phase 2. Existing Potential Classification' Impact Area Wetlands/Water Emergent Wetland Palustri ne Emergent/Slope-Flats 0.023 acre(990.5 sq. ft.) Intermittent Drainage Palustrine Emergent/Slope 0.002(108.3 sq. ft.) Total Proposed Future Impact 0.025(1,098.8 sq.ft.) Classification according to Cowardin et al.(1979)and Adamus and Field(2001)where applicable. The intermittent drainage and its associate emergent wetland lie within an area of residential lawn that is regularly mowed. It appears that these areas were subjected to past grading and filling when the lawn was established. Consequently, the functions and values provided by these resources are very low. Flow in the intermittent drainage and associated emergent wetland drains into a stormwater catch basin that empties into the storm sewer system. This limits the ability of these wetlands to provide floodwater retention and groundwater recharge functions. The emergent wetland does provide for some groundwater recharge, but this function is limited by the small input area of the wetland. Because of the presence of adjacent residences and roads, the opportunity for the wetlands to filter nutrients from runoff is moderate. However, the short Jones&Stokes 9 Project No. 03226.03 // if „•r',P,!:`���r�ii.Pi i,.'',-f%+, Proposed Vegetated Corridor r .,,.�.�• Mitigation Site 1 \ I �.,� `^I PIP:, .41/4 0.141 acre(6,123.1 sq ft) / P, //qtr bra/� � P.h��'�',� i m/No/J� \ /PAP:i��Prr \ 7:711 4,,,„ \_ - - - - 2r 'Yo- I I /20 I 1 E t s 1 co-qr. /9 2 4 `,b �' CO�' s.\ o O °7' V' \ ar. ,d,'' '�:. >d-J I j s 18 ia1 'N' Y 30' f4'F� , is ,..s.).? 1 7 g°` Required Lot Setback Does Not I 25 c., egetated Corridor Continues Off-Site t b s, Constitute an Encroachment .. M M M M M m ..., Si r' s, •: .. ^'gip y 1 ,S IX DIY I g. 1 i \ 26 1 n E>ostin Home JjjJf ' 1 >`' v M r . Remodeled wrm 1 a 't jt--- -,tee- i"iH ( �� Same Footprint w/ 23 i f f €tY� rs ctt i.. 1) Minor ^T. Ai V (MATE dl®l, --- Adjustments "- I 41 75 r .. \ .II I' - Y *�' Krs ,a II I' `'ec �` 411 ' a i, Y' $ i ati' tea' m / \5 ' a — ; 72r - r I 1\ ,, g x as o t of a 4' 15 i i G, ,>j, t 474 5jCi,,,P 4.s *21. 10 1l { •e y�,`��t'r `1: 4,,. �'a Proposed Vegetatd Corridor , +«z ryq ,,e, '� Encroachment �� 49 0.024 ac(1,040.0 sq ft) ■ - • ���—. R J I ii a• I \ .p° 51 / \� e` :� III A. 017 . 41`� '� ".a_ 1.1 , k az,. g / 52 \11,. ._� �f \ \ i\\ € 46 4 s -'> arx � �1 �� a m 47 48 15J ,E% f New Stortrlwater Inlet ' o l II I o i New Driveway to Existing Residence 1 ' aim."emlimis■ IISw 9�zt. =M -- .. �^ 'I =MI t•� 1 ii , \.".\ ' )•�.�. )•fit •l ��..���•I _fa-, h► ' Proposed Vegetated Corridor 11 (3' Encroachment 0.117 ac HOUSE ����0 (5,083.1 sq ft)ity AO S� HauSE 1, oasnvc AN Existing Driveway Ir HOUSE 10 be Removed o a o 1 Inch■ 100 R Legend ■ • • • Study Area Boundary(Phase 2) M Palustrine Forested/Flats Wetland(0.073 ac) Proposed Vegetated Corridor Encroachment(0.141 ac) Phase 1 Boundary(Ames Property) V Palustrine Emergent/Flats Wetland(0.027 ac) Disturbed Grassland Vegetated Corridor-Degraded(0.158 ac) Tax Lots \\\� Remnant Stream Channel to Remain(0.005 ac) Mixed Deciduous/Coniferous Forest Vegetated Corridor-Marginal(0.376 ac) Perennial Stream Proposed Remnant Channel Impact(0.025 ac) �a`i�P3 Vegetated Corridor Mitigation Area(0.141 ac) .:L6�i! Intermittent Stream Proposed Water Quality Sensitive Area Impact(0.025 ac) Required Setback(does not consitute an encroachment) Nags:— FIGURE NO. Wetland boundenes were professionally 1°i surveyed to an accuracy of o.01-fool or .._ ■ne&Stokes Ha eyed to nagle uracy otes. A /A,/ Arlington Heights III-Phase 2 4 317 SW Alder Strut Suite 800 Proposed Site Development Terra-Weber LLC Portland,OR 97204 Plan PROJECT NO Authan Mar 01.2C05—1040n 03226.03 N F Al! • 094;11,4 1..... Frant�ard i1 f ®• - ,�• Setback (tom) ' 1 L ZIP'= Slops Line -- - 7 -___ __ it lii,:', To. of Slope 11 �., k1/4..... \ y s\....1\ I \ .4 i - , \ ,t,,,. /.%A A-- , 9 i - ..„-- _ -..-: 1 \t- , ....„.„.„,.... 1 , 0 _.-- ,,,,-,----- • ./..: , 7,,,,,,,,,c-... , , ie 7,,* / � , 1] I A,/** / 4\''' CP V ;t ///// .,/, / 4f 7 k.. 7 0 f / / / -.0 r,4 / tr7-PluSt ir)71.1. j TERRA — WEBER, LLC ( l 'consu1ting,ARLINGTON HEIGHTS, 111 Inc. Planning•Engineering•Surveying ENTRANCE FILL EXHIBIT 6830 S.W. Riverside lane Suits # 4 Portland, Oregon 97230 swim !•royal Mn: p..r,g ,., (503) 248-1200 1' - 50' I 2002-0324-01 I 324pn20.dwg.deg ( -�� fax -eqg.oam Rake slue- m°a. FIGURE NO. Arlington Heights Ill-Phase 2 trit SW Summerview Drive Grading Terra-Weber LLC nsJoi . Detail J'? Mar m.20o6—Je 4ean G Waenwna and S SattIngAngoalamkAlly Dcaumenb\Ormang&daq PROJECT NO. X—MI nem Image Floc Num 50002.1P0 03226.03 Terra-Weber LLC Arlington Heights III-Phase 2 retention time of the intermittent drainage as well as the small size and disturbed condition of the emergent wetland limit their ability to perform this function. The highly modified and disturbed condition of the intermittent drainage and emergent wetland greatly reduces opportunities for wildlife to meet their foraging, breeding and security cover needs. Wildlife use is represented by species that require limited vertical structure, those that can tolerate repeated disturbance and vegetative alteration (e.g., mowing), and are tolerant of human presence. Overall, wildlife habitat value of these wetlands is low. 4.2 Vegetated Corridor Encroachment The proposed Arlington Heights III-Phase 2 development plan will encroach into the vegetated corridors established around water quality sensitive areas as a result of 3 actions: the expansion of lots 59 and 60, the construction of SW Summerview Drive, and the expansion of Lots 63 and 64 (Figure 4). The expansion of Lots 59 and 60 will encroach into a segment of vegetated corridor (marginal mixed deciduous/coniferous forest) associated with the perennial stream. This encroachment is estimated at 40% of the corridor frontage length (98 of 245 feet) and 30% of the corridor width (15 of 50 feet).The alignment of SW Summerview Drive along with the expansion of Lots 63 and 64 will encroach into vegetated corridor(marginal landscaped)associated with the emergent wetland in the southwest corner of the site(Figure 5). Combined encroachment by these 2 actions will constitute 100% of the corridor frontage length (297 feet) and 100%of the corridor width (25 feet). The alignment and design of SW Summerview Drive and its intersection with SW Beef Bend Road are dictated by Washington County and City of Tigard transportation regulations, specifications and standards. As previously noted, the alignment of SW Summer Drive in compliance with these standards will result in the removal and fill of the intermittent drainage, emergent wetland and most of its buffer. Upon regulatory approval and the subsequent fill of this water quality sensitive area, the remaining vegetative corridor around the eliminated sensitive area will provide no sensitive area function. Consequently, the vegetative corridor will cease to exist but be mitigated in its entirety. Total unavoidable impact to the vegetated corridor is estimated at 0.141 acre (6,123.1 sq. ft.), and includes 0.024 acre of marginal mixed deciduous/coniferous forest and 0.117 acre of marginal landscaped area (Table 5). The capacity of these vegetated corridors to provide important functions and values is limited because of their disturbed condition. The area of marginal forest proposed for impact has moderately low functions and values due to its proximity to an existing residence. Available food for wildlife is low, limited by quantity and seasonality. The marginal forest has only one canopy layer that provides low structural diversity for birds and small mammals, and security cover for larger mammals. Human disturbance is high due to the adjacent residence. The generally flat slope and distance to the stream provides low stabilization functions. The marginal forest provides only limited shade to the stream. Weedy grasses and forbs predominate in the landscaped area. The structural diversity (e.g., trees, shrubs, snags, logs) necessary to support a wide array of functions and sustain a diverse wildlife community is lacking. The herbaceous layer provides little cover and forage opportunities for wildlife because of regular mowing and other disturbances. Several Oregon ash trees do provide limited roosting and nesting habitat for birds. Connectivity with other natural habitat features is disrupted and fragmented by residences and roads. As a condition of approval for the proposed development, CWS will require, that all vegetated corridors and sensitive areas be placed in separate tracts. The existing house on Tax Lot 700 currently truncates a portion of the vegetated corridor established around the perennial stream that flows across the northern part of the study area (see Figure 3). Since the existing house will be Jones&Stokes 12 Project No. 03226.03 Terra-Weber LLC Arlington Heights 111-Phase retained under the proposed development and remodeled with only minor footprint adjustments, minimum rear yard (15 feet) and side yard(5 feet) setbacks are required to meet City of Tigard R- 7 development standards. Although the new lot partition for this house (Lot 54 under the proposed development — see Figure 4) will include area currently identified as marginally rated vegetated corridor (i.e., part of the current back yard for the existing house), the rear and side yard setbacks will not constitute encroachment into the vegetated corridor nor require mitigation because they are being applied to an existing structure(Dragoy pers. comm.. 2005). Table 5. Proposed encroachment into vegetated corridors on Arlington Heights III—Phase 2. Encroachment Area Condition and Plant Community Type Approximate Impact Lots 59&60 Marginal Mixed Deciduous/Coniferous Forest 0.024 acre(1,040.0 sq. ft.) SW Summerview Drive Marginal Landscaped 0.117 acre(5083.1 sq. ft.) and Lots ots 63 63 &64 4 Proposed Impact Total 0.141 acre(6,123.1 sq. ft.) 5.0 SENSITIVE AREA AND VEGETATED CORRIDOR ENCROACHMENT ANALYSIS As noted in Section 4, the proposed alignment for SW Summerview Drive (the entry road into Arlington Heights III)will require that the intermittent drainage, the associated emergent wetland and portions of their vegetated corridors in the southwest corner of the project area be filled. The alignment of SW Summerview Drive and its intersection with SW Beef Bend Road is designed to comply with Washington County and City of Tigard transportation standards. These standards stipulate the angle at which SW Summerview Drive and SW Beef Bend Road can intersect and the intersection spacing relative to other streets. In addition to these horizontal alignment and spacing requirements, there are existing streets on adjoining properties to the north and west of the Arlington Heights III subdivision that must be incorporated into the street design, again affecting and controlling alignments and profiles. As a consequence of these interactions, construction of SW Summerview Drive will result in unavoidable impacts to these water quality sensitive areas and most of their vegetated corridors in the southwest corner of the project area (Figure 5). As previously indicated, Terra-Weber intends to seek approval from the DSL and Corps to fill these water quality sensitive areas and mitigate for the unavoidable impacts on the adjacent Phase 1 development.The unavoidable impacts to the vegetated corridor resulting from the alignment of SW Summerview Drive are an allowable impact under CWS (2004a) standards that will be mitigated as well on the adjacent Phase 1 development (see Figure 4 and Section 6.0). Upon regulatory approval and the subsequent fill of the water quality sensitive area, the remaining vegetative corridor around the eliminated sensitive area will provide no sensitive area function. Therefore, the former vegetated corridor will be incorporated into Lots 63 and 64, and will also be mitigated on the adjacent Phase 1 development(see Figure 4 and Section 6.0). A Tier 1 Alternatives Analysis is required to justify the proposed 0.024 acre vegetated corridor encroachment by Lots 59 and 60 due to the following reasons: Jones&Stokes 13 Project No. 03226.03 Terra-Weber LLC Arlington Heights III-Phase 2 • Project encroachment into the vegetated corridor is greater than 20% but does not exceed 40% of the frontage length of the corridor(98 of 245 feet, or 40%); • Encroachment by the water quality facility into the vegetated corridor is greater than 20% but does not exceed 30%of the corridor width(15 of 50 feet,or 30%); and • The proposed development will impact a vegetated corridor in marginal condition. A criterion for acceptance of the proposed lot encroachments into the vegetated corridor is that there be no practicable alternative to the location of the development that would not disturb the sensitive area or vegetated corridor. The encroachment into this marginal rated vegetated corridor is an unavoidable consequence of the inherent design constraints posed by the site, coupled with City of Tigard zoning requirements. Site development is constrained by the narrow orientation of the property, the presence of a perennial stream along the eastern boundary of the site and development access that must occur from the western site boundary(Figure 4). These constraints limit the development to a linear lot design sandwiched between access provided from the west and stream/buffer sensitive areas to the east. The number of lots that may be sited on the development must range between 11 and 14, as based upon the net development area for the site and the R-7 zoning requirements (Table 6). After accounting for the design constraints, an 11 lot planned development can be designed, the minimum allowed to meet zoning requirements. However, without encroachment by Lot 59 into the vegetated corridor, the depth of Lot 59 is reduced from 74 to 59 feet, producing a substandard lot of 4,012 sq. ft. With the required minimum front and rear yard setbacks of 15 feet, the effective depth of the building footprint would only be 29 feet. Thus the effective building footprint becomes too small to support a residence, Lot 59 becomes unbuildable and the minimum density requirement cannot be met for the site. The loss would also result in a $170,000 economic impact to the developer, a significant economic hardship for a development of this size that would severely jeopardize the financial success of the project. Consequently, encroachment by Lot 59 into the vegetated corridor was proposed in a manner that would limit the impact to the vegetative corridor while still meeting the • design constraints. • Table 6.Net development area and zoning density calculations. Site Category Area(Sq. Feet) Gross Site Area(Sq. Feet) 126,972.0 Public R/W 0.0 Private Streets -15,275.0 Wetlands& Wetland Buffers -31,203.0 Slopes Exceeding 25% -8,659.0 Net Development Area 71,835.0 Density Calculations Maximum Number of Lots to Meet R-7 Density Requirements* 14 Minimum Number of Lots to Meet R-7 Density Requirements** 11 *Maximum number of lots to meet density requirements determined by dividing the net development area by the minimum lot size(e.g.,5,000 sq.feet for the R-7 zone)and rounding to the nearest whole number. Jones&Stokes 14 Project No. 03226.03 Terra-Weber LLC Arlington Heights Ill-Phase 2 **Minimum number of lots to meet density requirements determined by multiplying the maximum number of lots allowed by zoning by 80%and rounding to the nearest whole number. The Lot 59 encroachment described above would leave a small area of vegetated corridor in the northeast corner on Lot 60 that is surrounded on 3 sides by development (Figure 4). As such, the ability of this small area to provide significant functions and values would be severely compromised. Although a home could be placed on Lot 60 without encroachment into this area, squaring off the lot would make the siting of a residence under the setback requirements much easier to achieve. Therefore, a minimal vegetated corridor encroachment is proposed for the northeast corner of Lot 60, which would be mitigated off-site in an area where achievement of functions and values is more attainable. 6.0 MITIGATION OF UNAVOIDABLE IMPACTS AND VEGETATED CORRIDOR ENHANCEMENT PLAN CWS (2004a) regulations require that impacts to water quality sensitive areas be mitigated per Corps and DSL rules and regulations, or as determined by CWS for areas or activities not regulated by the Corps or DSL. As noted in Sections 4.0 and 5.0, the development site plan as proposed will impact 0.025-acre (1,098.8 sq. ft.) of water quality sensitive area. Terra-Weber intends to mitigate for these unavoidable impacts on the adjacent Phase 1 development through the permit process with the Corps and DSL. CWS (2004a) regulations also require that all.impacts to vegetated corridors be mitigated at a minimum ratio of 1:1, that invasive exotic species be removed from all remaining vegetated corridors, and that the first 50 feet of remaining degraded or marginal vegetated corridors closest to the sensitive areas be enhanced to a good condition. The development layout as proposed will impact 0.141 acre (6,123.1 sq. ft.) of vegetated corridor in marginal or degraded condition. This impact to vegetated corridor will be compensated for by increasing the width of the existing vegetated corridor further upstream in the northern drainage within the Arlington Heights III Phase 1 development (Figure 4). To meet these mitigation requirements, 0.141 acre (6,123.1 sq. ft.)of existing mixed deciduous/coniferous forest will be added to the existing vegetated corridor, a replacement of a 1:1 ratio. Although the forest stand containing the mitigation area was rated marginal and degraded in 2003 when the natural resource assessment was prepared for the Phase 1 development (Jones & Stokes 2003), it would now be considered in good condition under current CWS (2004a) regulations(i.e., average tree canopy cover of 58%; average cover of native trees, shrubs and groundcover of 117%). Invasive exotic species (average stand cover of 43% — primarily Himalayan blackberry) will be removed from the mitigation area, after which all cleared areas exceeding 25 square feet will be revegetated with native vegetation. In accordance with CWS (2004a) requirements, the first 50 feet of all remaining degraded or marginal vegetated corridors within the project area will be enhanced to a good condition. After accounting for vegetated corridor encroachment from the proposed development, approximately 0.158-acre (6,882.5 sq. ft.) of degraded grassland, and 0.376-acre (16,368.7 sq. ft.) of marginal mixed deciduous/coniferous forest of vegetated corridor will remain (Figure 4). CWS regulations stipulate that these areas be enhanced to a good condition by the removal of invasive exotic species and the re-vegetation of the corridors with native species of trees and shrubs. No remaining vegetated corridor classified as good is found on the project area. Jones&Stokes 15 Project No. 03226.03 Terra-Weber LLC .4rlington Heights 111-Phase 2 6.1 Site Preparation All areas that will either be enhanced or created for vegetated corridor mitigation will be prepared for seeding and planting of native species. Site preparation will include invasive vegetation control to improve growing conditions for native seedlings/plantings and to encourage regeneration and recruitment of native vegetation. Care will be taken to minimize damage to non- target native shrubs and trees during the removal effort. Himalayan blackberry will be manually/mechanically removed using mowers, brush cutters and/or machetes. The root stocks will either be excavated with spades, or blackberry re-sprouts will be selectively hand-sprayed with an appropriate herbicide (such as Garlon 3A) to kill resprouts as part of a maintenance program. All cut canes and root stocks will be removed from the enhancement and mitigation sites. English hawthorn and English holly will be cut near ground level and the cut stumps will be wicked with an appropriate herbicide(such as Garlon 3A). English ivy will be removed following manual and mechanical methods developed by the Portland Ivy Removal Project. Removal of ivy from trees will involve girdling and removing a section of vine from the base of the trunk to passively kill the inaccessible vines. Ground removal will focus on removing the existing surface growth and as much of the root system as possible. Site preparation for the planting of shrubs and trees will include 18"diameter planting spots(i.e., scalps) to reduce vegetative competition and improve planting effectiveness. Any bare ground remaining after removal of invasive species will be seeded with species similar to those listed in Table 7 to promote reestablishment of the herbaceous layer and minimize the potential for erosion. The seedlings along with natural volunteers are expected to provide additional species diversity and density, and provide competition to invasive species. Table 7. Proposed species to be seeded in the prepared vegetative corridors Common Name Scientific Name Seed Mix Type of Planted Material Blue wildrye Elymus glaucus 60% Seed Red native fescue Festuca rubra v.rubra 30% Seed Tufted hairgrass Deschampsia cespitosa 10% Seed a PRO-TIME 402 Native Riparian Grass Mix 6.2 Proposed Planting Plan Scrub-shrub and forested species will be planted in the degraded and marginal vegetated corridor plant communities (Figure 4). Plantings will increase vegetation density and diversity and improve the vegetated corridors to a good rating as the plantings grow and mature. Shrubs will be emphasized where the woody understory is lacking, and trees will be emphasized where the overstory canopy is poorly developed. The proposed planting plan includes trees and shrubs planted at 120%of the rate recommended by CWS (2004a): 10 feet on-center for trees(0.01 trees per square foot; 435 trees per acre) and 4 feet on-center for shrubs (0.05 shrubs per square foot; 2178 shrubs per acre). The excess plantings are recommended to account for normal mortality while ensuring that mitigation success criteria are met. All woody plantings will be mulched a minimum of 3 inches in depth and 18 inches in diameter with an approved organic mulch (e.g., Jones&Stokes 16 Project No. 03226.03 Terra-Weber LLC Arlington Heights 111-Phase 2 weed-free straw, compost, bark mulch)to discourage weed growth and minimize soil desiccation. A temporary irrigation system will be installed to water plantings during the late spring/summer/early fall dry season to increase plant survival. The proposed planting plan consists of 3 treatments: degraded grasslands and marginal mixed deciduous/coniferous forest (enhanced vegetative corridor and the mitigation site). Each treatment area is described further. The proposed planting plan for the degraded upland grassland plant community is summarized in Table 8. Final species selection will depend on availability. Total number of trees to be planted in the 0.16-acre (6,882 sq. ft.) degraded grassland enhancement area is 83 and total number of shrubs is 413. These totals represent recommended CWS tree/shrub planting levels (413 plants) plus an additional 20%(83 plants)to account for normal mortality. Table 8. Planting treatment for the disturbed grassland vegetated corridor. Scientific Name Common Name Spacing(feet on Quantity' `center)a Trees Acer macrophyllum Big-leaf maple 10 17 Pseudotsuga menziesii Douglas fir 10 17 Thuja plicata Western redcedar 10 17 Prunus emarginata Bitter cherry 10 17 Alnus rubra Red alder 10 15 Tree subtotal 83 Shrubs Berberis spp. Oregon grape 4 69 Acer circinatum Vine maple 4 69 Amelanchier alnifolia Serviceberry 4 69 Symphoricarpos albus Snowberry 4 69 Corylus cornuta Western hazel 4 69 Ribes sanguineum Red flowering currant 4 68 Shrub subtotal 413 Total Plants 496 j a Final quantity will be determined upon final area. n Note: Spacing is a guideline that will depend upon existing vegetation retained within the corridor. Trees will be planted where existing overstory gaps occur.Plants(especially shrubs)should be clumped to mimic natural conditions. The proposed planting plan for the marginal mixed deciduous/coniferous forest plant community is summarized in Table 9. Final species selection will depend on availability. Invasive exotics (primarily Himalayan blackberry and English ivy) are prevalent in the understory of this community,with an average stand cover of 29%(Table 2). Invasive exotics will be removed from the mitigation area, after which all cleared areas exceeding 25 square feet will be revegetated with native vegetation. We have assumed that 29% of the forest understory (that occupied by invasives)will be available for planting. Average tree canopy in this plant community is currently 46% (Table 2). Tree canopy must be 50% to meet the good condition rating. Since most existing trees are small to medium sized, it is expected that the tree canopy will increase naturally without additional plantings to meet the 50%goal. Consequently, only shade tolerant shrubs and western Jones&Stokes 17 Project No. 03226.03 Terra-Weber LLC Arlington Heights III-Phase 2 sword fern will be planted in this vegetated corridor. Total number of plantings in the 0.38-acre (16,368 sq. ft.) enhancement area is 285. This total represents recommended CWS planting levels as prorated for the removal of invasive exotics from 29% of the enhancement area understory (237 plants),plus an additional 20%(48 plants)to account for normal mortality. Table 9. Planting treatment for the mixed deciduous/coniferous forest vegetated corridor. Scientific Name Common Name Spacing(feet on Quantity.tY Shrubs Berberis spp. Oregon grape 4 40 Acer circinatum Vine maple 4 40 ■ Amelanchier alnifolia Serviceberry 4 40 Svmphoricarpos albus Snowberry 4 40 Corylus cornuta Western hazel 4 40 Shrub subtotal 200 Herbs Polvstichum munitum I Western sword fern I 4 85 Total Plants 285 a Final quantity will be determined upon final area. b Note: Spacing is a guideline that will depend upon existing vegetation retained within the corridor. Plants(especially shrubs)should be clumped to mimic natural conditions. The proposed planting plan for the mitigation site is summarized in Table 10. Final species selection will depend on availability. The mitigation site is classified as a mixed deciduous/coniferous forest plant community in good condition, however invasive exotics (primarily Himalayan blackberry) are prevalent in the understory (average stand cover of 43%). Invasive exotics will be removed from the mitigation area, after which all cleared areas exceeding 25 square feet will be revegetated with native vegetation. Since the average tree canopy (58%) in this plant community exceeds the 50% criterion for a good condition rating, only shade tolerant shrubs and western sword fern will be planted in those portions of the vegetated corridor where invasive exotics are removed. Total number of plantings in the 0.141-acre (6,162.7 sq. ft.) enhancement area is 159. This total represents recommended CWS planting levels as prorated for the removal of invasive exotics from 43% of the enhancement area understory (133 plants), plus an additional 20%(26 plants)to account for normal mortality. 6.3 Planting Guidelines General guidelines for plant material and their installation are as follows: • Qualified staff will supervise the planting process.Modifications to the planting plan may occur based on field conditions and the availability of plant material. • Woody planting will occur in the fall or winter after plant dormancy has commenced (December 1 to March 31). Jones&Stokes 18 Project No. 03226.03 • Terra-Weber LLC Arlington Heights 111-Phase 2 Table 10. Planting treatment for the vegetated corridor mitigation site. Scientific Name Common Name Spacing(feet on Quantity' center)b Shrubs Berberis spp. Oregon grape 4 20 Acer circinatum Vine maple 4 20 Amelanchier alnifolia Serviceberry 4 70 Svmphoricarpos albus Snowberry 4 20 Corvlus cornuta Western hazel 4 20 Shrub subtotal 100 Herbs Polvstichum munitum I Western sword fern I 4 59 Total Plants 159 a Final quantity will be determined upon final area. e Note: Spacing is a guideline that will depend upon existing vegetation retained within the corridor. Plants(especially shrubs)should be clumped to mimic natural conditions. • Plantings will be bare-root and containerized (1 gallon) native plant seedlings, as appropriate, from regional genetic stock. Plastic nursery identification tags will be attached to the stem of each woody planting. • Tree and shrub seedlings shall be a minimum height of 18 inches. Seedlings are typically one to three years old. • Local nursery stock should be used to ensure that material has acclimated to local conditions(reducing planting'stress)and is.genetically compatible with the local area. • Final plant lists will be contingent upon plant availability. If selected species are unavailable from local nurseries, other genus or species with similar hydrological requirements may be substituted,upon prior approval. • Plantings will be distributed in a random pattern to mimic natural conditions. Grouping or clustering of individual species is appropriate,particularly for shrub species. • The proposed locations of woody shrubs and trees shall be field staked and identified with an approved coding system or by placement of the actual plant material. • Plant stock shall be handled in a manner that will not break, scrape, or twist any portion of the plant. Protect plants at all times from conditions that can damage the plant (e.g., sun,wind, freezing conditions). • Excavate plant pits for shrubs and trees as follows: container stock—width of 2 times the ball diameter, depth equal to the ball depth; bare root stock—width of 2 times the widest diameter of the roots, depth equal to the root system. • Place plants plumb in the pit, backfill with native soil to the original plant soil line, and tap solidly around the ball and roots. Water all plants immediately after planting if soil is not saturated to the surface. Jones&Stokes 19 Project No. 03226.03 Terra-Weber LLC Arlington Heights III-Phase 2 • Stake woody plantings only if the plant cannot stand alone in a moderate wind. Attach plant to 2 stakes using strapping or webbing tied loosely around the plant. The strapping or webbing must be tied as low as possible on the plant while still providing support. Remove stakes as soon as their support becomes unnecessary. • Fertilize woody plantings with a slow release (8-month), high nitrogen granular fertilizer (21-3-7), with application rates as specified by the manufacturer. Fertilizer shall be applied at the base of the plant after the plant pit is backfilled, prior to the application of mulch. • Mulch all woody plantings with a minimum of 3 inches of organic matter(e.g.,weed-free straw, compost, bark mulch) to 18 inches in diameter to discourage weed growth, minimize soil erosion and retain moisture. The mulch must not make contact with the plant stem. • Consider the use of an appropriate material or treatment for woody plants that will deter wildlife depredation and damage. 6.4 Site Maintenance A 2-year maintenance program will be initiated to help insure mitigation goals are achieved. Maintenance of the mitigation area will take place in the summer months following initial planting and will be most aggressive in the first year of native plant establishment. Invasive exotic vegetation will be controlled by a combination of methods including cutting, pulling, and herbicide application to prevent their re-establishment. Herbicide spraying would occur only under calm conditions and shields will be used to protect adjacent woody plants. Aggressive vegetation management will be pursued for the 2-year maintenance period while native plantings become established. A temporary irrigation system will be used to water containerized and bare root plantings as needed during the first 2 summers following their installation (i.e., approximately once every two weeks after seasonal rains cease). Plants will be replaced if CWS (2004a) success standards for survival (80% of the 100% planting specifications) are not met during the maintenance period. The plant survival rate for this mitigation shall be as follows: • Vegetated corridor enhancement: 55 trees (80% of 69, the 100% planting specification) and 465 shrubs, including western sword fern (80% of 581, the 100% planting specification). • Vegetated corridor mitigation: 106 shrubs, including western sword fern (80% of 133, the 100%planting specification). Bare ground will be reseeded as needed. 7.0 ALTERNATIVE SITE DEVELOPMENT PROPOSAL This section describes an alternative site development plan for CWS consideration. The alternative does not meet criteria set forth in CWS (2004a) standards, but does follow with the intent of the standards by greatly enhancing the value of existing natural resources on the project site. This alternative includes the encroachments and mitigation associated with the alignment of SW Summerview Drive, the expansion of Lots 63 & 64, and the new lot partition for Lot 54 as described above in Sections 4.0 through 6.0. However, it deviates from the proposed plan by including a larger encroachment into the vegetated corridor around Lots 58, 59 and 60, and Jones&Stokes 20 Project No. 03126.03 Terra-Weber LLC Arlington Heights III-Phase 2 shortening the access road to the water quality facility to enlarge Lot 60 (Figure 6). In exchange for this encroachment: • The existing access roadway to Lot 54 would be removed and restored; and • The developable depth of Lots 55 through 58 would be reduced to expand the vegetated corridor along the west side of perennial stream; and This presents an opportunity to improve the functions and values of the riparian corridor around the perennial stream that otherwise could not be achieved. The alternative site development plan was initially presented in a pre-design meeting with CWS staff on December 8, 2004. As discussed in that meeting, the removal of the existing roadway to Lot 54 under current CWS (2004a) regulations would trigger vegetative corridor and mitigation consequences that are economically unbearable for the developer, and would jeopardize the achievement of the density requirements for the site. Although a viable development can proceed under current CWS (2004a) standards via the proposed development plan as presented, Terra- Weber noted that an opportunity to greatly enhance the existing natural resource value on the site could be achieved by working outside of the current regulations. CWS staff encouraged Terra- Weber to include this alternative site development plan in the NRA package prepared for the site. The expansion of Lots 58, 59 & 60 under the alternative site development plan would encroach further into the vegetated corridor associated with the perennial stream (Figure 6). Total encroachment is estimated at 68% of the corridor length (166.7 of 245 feet) and 72% of the corridor width (36.0 of 50 feet). The additional impact to. the vegetated corridor from the expansion of Lots 58, 59 & 60 is estimated at 0.05 acre (2,180.8 sq. ft.) of mixed deciduous/coniferous forest in marginal conditional. Total impact to vegetated corridor in this area (i.e., proposed development plan plus alternative development plan) would be 0.074 acre (3,220.8 sq. ft.) of marginal mixed deciduous/coniferous forest. No additional impact to vegetated corridor would result from shortening the access road to the water quality facility to enlarge Lot 60. Under current CWS (2004a) standards, a Tier. 2 alternatives analysis would be required to support and justify the encroachment proposed under the alternative site development plan. Terra- Weber asks that these Tier 2 requirements be waived because of the positive benefits that would accrue to natural resources under the alternative site development plan, with the additional mitigation as outlined below. 7.1 Additional Mitigation for the Alternative Site Development Plan The alternative site development plan will impact an additional 0.05 acre (2,180.8 sq. ft.) of vegetated corridor classified as mixed deciduous/coniferous forest in marginal conditional (Figure 6). Additional mitigation proposed to compensate for these impacts, and the benefits to natural resources that would be realized from the mitigation include: • Remove an existing roadway (0.131 acre, 5,720.4 sq. ft.) and restore native vegetation along the perennial stream. • Increase a portion of vegetated corridor along the perennial stream from 5 feet to 35 feet through road removal and by decreasing depth of Lots 55-58(0.080 acre, 3,482.9 sq. ft.). • Enhance the newly created vegetative corridor (0.211 acre; 9,203.2 sq. ft.) by removing invasive species and planting/seeding with native species. • Increase the overall vegetated corridor impact to mitigation ratio for the project from 1:1 to 1:1.9 (0.190 acre of impact to 0.352 acre of mitigation). Jones&Stokes 21 Project No. 03226.03 \`'.. \ . . I Proposed Vegetated Corridor —. Mitigation Site J ° ,yam'` 0.141 acre(6,123.1 sq ft) 4 denr� 1 It, gyp, 20 I'4 y�Tro- o. y 1 19 4 ri 24 +- •k io°moo '9'11>a v ill 18 % %r,,. a �.94, I �y ! s9.d F s_ b •�• 61s at 1 4:4` Required Lot Setback Does Not I I 25 c', q Vegetated Corridor Continues oOSfte 1 . to Iot. Constitute an Encroachment .. .. .. .. m. .. .. ..I X ad tend I I go 16 . . 7 I ••Existing Home :trff >5 Remodeled w!n :: N b 2Sd I Same Footprint wi 1 I 28 af.7 3 and • is a osEON I Minor O MOUA 0yy� I Adjustments ` �, 15 r 14 s 1; „d II 18 27 8 a ii 1 � ' 3 11 - + • i � 14 1I E P{ , 1 •0.e' . + I v �{ 3 3 II �I 13 ° 4. 9 I I> C of Ora 051 ,0 i •'- ll CV 'I Proposed Vegetated 12 3 r �' atrr - C II o , Corridor Mitigation Site 4. "� � sad I L 0.211 ac(9,203.2 sq ft) 39 `,41-= b o" , 11 § S - - J O -7 ,h b ax+. 4 may`,,, ,o.s• o2r 10 II '3 : Proposed Vegetatd Corridor i 4c,6"(0°- ' w° �°, s Encroachment I °A$1 49 0.074 ac(3,220.8 sq ft) ".a to so k I \ ,st. so ,...... il .. \ .....: i i;. 51 ' d I • T Ili )4 1 a: 4, Sn -(nienni ' ■ ate- @y Sr S �. ow 51 ' O Rtd*r a aft, a, 1 4's le' 46 n 4 7 48 �° �' \ iii I h 1 E2 I U New Stonnwater Inlet I �O _hid 0it37�d ( •�and . T_ _ — -,, II Tt >U New Driveway to Existing Residence t . I! j MIMII MI r i ae HOUSE DOSING \ 1 ==111 r ' il ' ' Proposed Vegetated Corridor I II 9,pP� Encroachment 0.117 ac HOUSE I i::,;, p (5,083.1 sq ft) COSMO C3* \ D NA Existing Driveway \ ilia to be Removed \ s w r moth■100 !L Legend ■ • • • Study Area Boundary(Phase 2) M Palustrine Forested/Flats Wetland(0.073 ac) fitirl Proposed Vegetated Corridor Encroachment(0.19(l ac) --- - ---Y Phase 1 Boundary(Ames Property) /' Palustrine Emergent/Flats Wetland(0.027 ac) Disturbed Grassland Vegetated Corridor-Degraded(0.158 ac) —--— Tax Lots N Remnant Stream Channel to Remain(0.005 ac) Mixed Deciduous/Coniferous Forest Vegetated Corridor-Marginal(0.371 ac) Perennial Stream IIE Proposed Remnant Channel Impact(0.025 ac) Wig Vegetated Corridor Mitigation Area(0.352 ac) Intermittent Stream Proposed Water Quality Sensitive Area Impact(0.025 ac) =11 Required Setback(does not consitute an encroachment) "°= FIGURE NO. Wetland bourtdanes were piofesswnaiiy surveyed to an accuracy of 0.01-foot by W it Jones&Stokes Hams-McMonagle Associates Arlington Heights III-Phase 2 v„ 317 SW Alder Street,Suite 800 Alternative Site Development Terra-Weber LLC Portland,OR 97204 Plan PROJECT NO. Author Mar 01.2005–11.00un 03226.03 Terra-Weber LLC Arlington Heights 111-Phase 2 • Daylight the perennial stream in 2 areas by removing 2 road culverts. • Improve water quality through increased slope/soil stabilization and buffer filtering functions. • Increase ground water recharge/discharge by removing impervious surface and retaining water on-site longer. • Salvage downed wood from the impact area for placement in the new vegetative corridor as wildlife habitat. • Increase diversity of native trees and shrubs to provide additional cover and food for wildlife. 7.2 Additions to the Proposed Planting Plan An additional 0.211-acre (9,203.2 sq. ft.) of vegetated corridor will be created by removing the existing access roadway to Lot 54 and decreasing the depth of Lots 55 through 58. Specifications for site preparation,planting and maintenance of this area will follow those conditions as stated in Section 5.0. Scrub-shrub and forested species will be planted in the additional vegetated corridor at 120% of the rate recommended by CWS (2004a) to account for natural mortality. Shrubs will be emphasized in areas where the woody understory is lacking (e.g., under the existing drip line), and trees will be emphasized where the overstory canopy is poorly developed (e.g., the roadway and shoulders). Although average tree canopy in the marginal mixed deciduous/coniferous forest is currently 46% (near the 50%level that must be attained to meet the good condition rating),this area will be planted at the full CWS recommended level for trees because existing trees in this area are generally in a narrow, linear band. The proposed planting plan for the additional vegetated corridor is summarized in Table 11. Final species selection will depend on availability. Total number of trees to be planted in the 0.211-acre (9,203.2 sq. ft.) area is 110 and total number of shrubs is 552. These totals represent recommended CWS tree/shrub planting levels(552'plants)plus an additional 20% (110 plants)to account for normal mortality. Under the alternative site development plan, a larger encroachment into the vegetated corridor would occur at Lots 58, 59 and 60. This additional encroachment into marginal mixed deciduous/coniferous forest(0.05 acre, 2,180.8 sq. ft.) requires that an adjustment be made to the planting plan carried forward from the proposed site development plan to account for the smaller area to be enhanced. This adjustment would reduce the total plantings proposed for the marginal mixed deciduous/coniferous forest as presented in Table 9 by 38 plants (13.3%). After accounting for this adjustment, the total plant survival rate under the alternative site development plan shall be as follows: • Vegetated corridor enhancement: 129 trees (80% of 161, the 100% planting specification) and 802 shrubs, including western sword fern (80% of 1003, the 100% planting specification). • Vegetated corridor mitigation: 106 shrubs, including western sword fern (80% of 133, the 100%planting specification). Jones&Stokes 23 Project No. 03226.03 Terra-Weber LLC Arlington Heights III-Phase 2 Table 11. Planting treatment for the additional vegetated corridor created under the alternative site management plan. Scientific Name Common Name Spacing(feet on Quantity* center)b Trees Acer macrophvllum Big-leaf maple 10 22 Pseudotsuga menziesii Douglas fir 10 22 Thuja plicata Western redcedar 10 22 Prunus emarginata Bitter cherry 10 22 Alnus rubra Red alder 10 22 Tree subtotal 110 Shrubs Berberis spp. Oregon grape 4 92 Acer circinatum Vine maple 4 93 Amelanchier alnifolia Serviceberry 4 92 Svmphoricarpos albus Snow-berry 4 92 Corylus cornuta Western hazel 4 92 Ribes sanguineum Red flowering currant 4 92 Shrub subtotal 552 • l Total Plants 662 a Final quantity will be determined upon final area. t, Note: Spacing is a guideline that will depend upon existing vegetation retained within the corridor. Trees will be planted where existing overstory gaps occur.Plants(especially shrubs)should be clumped to mimic natural conditions. 8.0 SUMMARY Jones & Stokes was retained by Terra-Weber LLC to conduct a Clean Water Services Natural Resource Assessment for a proposed residential development referred to as the Arlington Heights III-Phase 2 on Washington County Tax Lots 2S 1 CB00600 &2S 1 CB00700. Jones & Stokes completed a delineation of wetlands and other water quality sensitive areas for the Arlington Heights III - Phase 2 on March 29 and November 16, 2004. Water quality sensitive areas identified on the study area include a perennial stream, 2 forested wetlands, 2 emergent wetlands, and an intermittent drainage. These areas total approximately 0.166 acre. A 0.030-acre remnant stream channel was also identified on the site. This channel is likely non jurisdictional because it no longer carries flow and lacks sufficient hydrology to be considered a wetland: As such, it does not appear to meet the requirements of a water quality sensitive area. The vegetated corridor widths were determined to be 5-50 feet for the perennial stream, 1-25 feet for the forested wetlands and 5-25 feet for the emergent wetlands. Actual widths of these vegetated corridors are shorter as they are truncated by the presence of improved roadways (i.e., the existing driveway of the two tax lots) that will remain in place following development. The corresponding stream drainage area for the intermittent drainage is less than 10 acres and thus requires no vegetated corridor. Similarly, the corresponding stream drainage area for the remnant stream channel is also less than 10 acres and also would require no vegetated corridor. Three plant communities were identified within the on-site portions of the vegetated corridors established around water quality sensitive areas: landscaped, disturbed grassland and mixed Jones&Stokes 24 Project No. 03226.03 Terra-Weber LLC Arlington Heights 111-Phase 2 deciduous/coniferous forest. The landscaped plant community was rated as marginal, the disturbed grassland plant community was rated as degraded, and the mixed deciduous/coniferous forest community was rated as marginal. Proposed water quality sensitive area encroachment includes a 0.025-acre area that consists of an emergent wetland and an intermittent drainage. The hydrologic, biogeochemical, and wildlife habitat functions and values for the proposed impact areas are low. The proposed impact to the water quality sensitive areas would be permitted through a Joint Section 404/Removal-Fill Permit from DSL and the Corps. Vegetated corridor encroachment will occur as a result of the expansion of Lots 59 and 60, the construction of SW Summerview Drive, and the expansion of Lots 63 and 64. These actions will impact 0.024 acre of marginal mixed deciduous/coniferous forest and 0.117 acre of degraded landscaped area. Total proposed impact to vegetated corridor is 0.141 acre. The capacity of these vegetated corridors to provide important functions and values is limited because of their disturbed condition. Compensatory mitigation for the proposed vegetated corridor impacts would occur within 0.141-acre of existing mixed deciduous/coniferous forest located along the northern drainage on Phase 1 of the Arlington Heights III development. Enhancement of 0.158 acre of existing degraded grassland and 0.376 acre of existing marginal mixed deciduous/coniferous forest would also be performed on the Arlington Heights III—Phase 2 site to bring these corridors up to good condition. The proposed alignment for SW Summerview Drive, the entry road into Arlington Heights III, will require that the intermittent drainage, its associated emergent wetland and most of the vegetated corridor around the intermittent wetland in the southwest portion of the project area be removed. These unavoidable road impacts are allowable under CWS (2004a) standards. Upon regulatory approval and the subsequent fill of the water quality sensitive areas, the remaining vegetative corridor around the eliminated sensitive area will provide no sensitive area function. Parts of the former vegetated corridor will be incorporated into Lots 63 and 64. A Tier 1 Alternatives Analysis provides justification for the proposed vegetated corridor encroachment by Lots 59 and 60 An alternative site development plan is presented for CWS consideration. Although the alternative does not meet criteria set forth in CWS (2004a) standards, it greatly enhances the value of existing natural resources on the project site. In exchange for a larger encroachment into the vegetated corridor and shortening the access road to the water quality facility, an existing roadway along perennial stream would be removed and restored, the perennial stream would be daylighted in 2 areas by removing culverts, vegetated corridor width along a portion of the perennial stream would be increased from 5 feet to 35 feet, and functions and values of the vegetated corridor would be improved. 9.0 REFERENCES Alaback, et al. 1994. Alaback, P., Antos, J., Goward, T., Lertzman, K., MacKinnon, A., Pojar, J., Pojar, R., Reed, A., Turner, N., and Vitt, D. Plants of the Pacific Northwest Coast. Lone Pine Publishing,Redmond, WA. Clean Water Services(CWS). 2004a. Design and Construction Standards for Sanitary Sewer and Surface Water Management. . 2004b. March 18,2004 Meeting onsite attended by Colin MacLaren and Astrid Dragoy of CWS,Tom Weber of Terra-Weber LLC, and Matt Kuziensky of Jones& Stokes. Jones&Stokes 25 Project No. 03226.03 Terra-Weber LLC Arlington Heights II!-Phase 2 . 2004c. April 22, 2004 Meeting at CWS attended by Nora Curtis and Colin MacLaren of CWS, Tom Weber of Terra-Weber LLC, Brad Crement of CNF Consulting, Inc., and Greg Summers and Matt Kuziensky of Jones& Stokes. . 2004d. December 8, 2004 Pre-Design Meeting at CWS attended Astrid Dragoy, Damon Reische, and Marvin Spiering of CWS, Brad Crement of CNF Consulting, Inc., Bill McMonagle of Harris-McMonagle Associates, and Glen Mejia and Matt Kuziensky of Jones& Stokes. Dragoy, A. 2005. Clean Water Services. Personal communication. Telephone conversation with Matt Kuziensky(Jones& Stokes). February 17. Environmental Laboratory. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1. U.S. Army Waterways Experiment Station. Vicksburg, Mississippi. Jones& Stokes. 2003. Terra-Weber Ames Property Natural Resource Assessment. June. Portland, Oregon. . 2004. Terra-Weber Arlington Heights III - Phase 2 Wetland Delineation Report. June. Portland, Oregon. Oregon Department of Agriculture(ODA). 2001.Noxious Weed Policy and Classification System.Noxious Weed Control Program. Reed. 1988. Reed, P.B., Jr.National List of Plant Species that Occur in Wetlands(Northwest Region 9). U.S.D.I.Fish and Wildlife Service Biological Report 88 (26.9). 89 pp. USGS. 1984. 7.5' Series(Topographic)—Beaverton, Oregon Quadrangle. U.S. Geological Survey. Jones&Stokes 26 Project No. 03226.03 APPENDIX A Aerial Photo (2003) It, , . "' .#it i w :�i4 M ' ' 4 r 1---- fir► w +� ' w ;' •dr,141- ..,i r' Tax Lot,Z z itr+ "' /P• a, Ps jilt • , •, .. ArtIngton Heights III-Phase i , h (Ames Property) , ,,t' d } OL ter, "k k" ti :l ., - i4 -..ji1 tee ` + - L t o f ' .if- * .! illt k t L n Y `ma ••,y .'• Wr,µ".. `. •. .. ''f ','` .... A * J. # .006 i ,,- 4.1yArea • • t. A R � Prase 1 Boundary ` . . F • 4 if 1"" ; ` ', yT:h � 110 .f 1i . ' ,. ,4. , ! I a ,, , `.. t ' N le .. ,. MO 1„ = 100' 4. 54 Eg11144 CINnV gliggs FIGURE NO. Source METRO fl Arlington Heights Ill -Phase 2 Terra-Weber LLC A_1 Jones 8 Stokes 2003 Aerial Photograph PROJECT NO. Author 03226.03 Mar 01.2003-Fle.n 0:\Projects\T.rrrw.eor u.0\03220.03-Terra-w.e.-Nn..Prap.rty\CAD\CWS MRA\Pha..Too\F*al Fiw•\Apponda Ad.o APPENDIX B Wetland Delineation Report(Jones& Stokes 2003) TERRA-WEBER LLC Arlington Heights III - Phase 2 Wetland Delineation Report • Prepared for: Terra-Weber LLC 12755 SW 69th Avenue, Suite 100 Portland, Oregon 97223 Prepared by: Jones & Stokes 317 SW Alder, Suite 800 Portland, OR 97204 November 2004 Project No. 03226.03 TERRA-WEBER LLC Arlington Heights III - Phase 2 Wetland Delineation Report November 2004 Prepared for: Terra-Weber LLC 12755 SW 69th Avenue, Suite 100 Portland, Oregon 97223 Contact: Tom Weber Telephone No.: 503-517-8284 Prepared by: Jones& Stokes 317 SW Alder, Suite 800 Portland, OR 97204 Contact: Matt Kuziensky Phone No.: 503-248-9507 ext. 236 Project No. 03226.03 Matthew G. Kuziensky, M.En. Project Manager Gle Mejia,B.A. etland Scientist WETLAND DELINEATION ! DETERMINATION REPORT COVER FORM This form constitutna a request fora jurisdictional determination by the Department of State tends.it must be fully completed and signed,and attached to the front of reports submitted to the Department for review and approval. Wetlands Program Manager/Oregon Department of State Lands 775 Summer Street NE, Suite 100 Salem,OR 973131.1279 • Applicant 6 °eerier Name, Firm and Address: Business phone#503-517-8284 i orra-Weber LLC Home phone#(optianai) I ATTN: Tom Weber FAX#503-401-3524 12755 SW 89e Avenue,Suite 100 E-mail:tomilttterra-weber,corn Pertlar!a OR 97223 • Authorized Legal Agent. Name and Address: Business phone# 1 FAX St E-mail: I either own the property described below or I have legal authority to allow access to the • ••.rty. I authorize the Department to access - the property for the purpose of confirming the information In the report,after prior ,r.•-'", to , =y p ary contact : T pedrPrhted Name: To=��� Sisn uA w: e, . .09/ Date: j./i 2-/ -/ Speciel instructlans repartifr site access: Project and Site Information(for latitude&tortatoide,use _ • of art or start&rind t+ointa*flinger proje4 Pre4ect*lame: Ar9rvnien Hof his I!!—Phooe 2 Latitude: 45°24' 31"N Longitude: 122°43' 10"W Proposed Use: Residential Subdivision Tax Map #23110C13 Project Street Address (or other descriptive location): Township 2S Range 1W Section 10 QQ NW/SW 12445 Sr 1 2475 SW Beef Bend Road Tax Lot(s)coo&700 :"la, v y: N/A Ryer Mile: WA City:Tigard County:Washington NW Quad(s): Beaverton,OR Quadrangle Wetland Delineation information Wetind Consultant Name,Firm and Address: Phonic#503-24:45137 axt.23C Jones&Stokes Associates FAX#503-228.3820 ATM: Matt Kuxdonsky E-mail address: rnkuziertskyasanet,com 317 SW Alder, Suite 800 Portland, OR 97204 The information and conclusions on Ws form and in(the attached report are true and correct to the best of my knowledge. Consultant Slgnature:7`�r_ �%� , Date: Primary Contact for report review and site access is P;+ C•nsultant ❑ Applicant/Owner ❑ Authorized Agent Wetiancf/Waters Present? Ca Yea ❑ No I Total Wetland Acreage: 0.196 Delineation Pu ose: �__ �..._ ._ ____ ❑ R-F permit application submitted with delineation ❑ Sale, purchase, lease etc. ❑ Mitigation bank site ❑ Partlfinn, rP-piet, lot lute adjustment ❑ In Fusbial Land Certification Program eke O Habitat restoration project ♦� R-F application wilt be submitted within 90 days ❑ Other: Other Information: Y N Has previous dellneatlon/applrcatlon been made on parcel? ❑ 0 ff known, previous DSL# Does LWI, if any. show wetland on parr',}? 0 0 LW! art:code: For Office Use On1 ____- DSL Reviewer. Report Tier El 1 ❑ 2 ❑ 3 nSL WD it Date Delineation Received: / ! DSL Project# DSL Site# _ Scanned: ❑ Final Sort: O DSL INN# QSL # G:',Corr"nomForms and LngS,,WetSand fem \Word4irlingtnn Height Tll-Phase 2 Dclincaion Rrport Cover Form.doc Terra Weber LLC Arlington Heights 111-Phase 2 TABLE OF CONTENTS 1.0 INTRODUCTION 1 2.0 WETLAND DELINEATION METHODS 1 2.1 PRELIMINARY DATA COLLECTION AND ANALYSIS 1 2.2 FIELD INVESTIGATION 1 2.2.1 Vegetation 2 2.2.2 Soils 2 2.2.3 Hydrology 3 3.0 STUDY AREA DESCRIPTION 3 4.0 EXISTING DATA REVIEW 5 4.1 USGS QUAD 5 4.2 CITY OF TIGARD LWI 5 4.3 USFWS NWI MAP 5 4.4 SOIL SURVEY 5 4.5 AERIAL PHOTOGRAPH 5 4.6 PRECIPITATION DATA 6 5.0 WETLAND DELINEATION RESULTS 6 5.1 UPLAND 6 5.1.1 Maintained Lawns/Pastures 6 5.1.2 Mixed Coniferous-Hardwood Forest 7 5.2 WETLANDS & OTHER WATERS 8 5.2.1 Perennial Stream 9 5.2.2 Forested Wetlands 10 5.2.3 Emergent Wetlands 10 5.2.4 Intermittent Seep-Drainage 11 5.2.5 Abandoned Stream Channel 12 6.0 SUMMARY 13 7.0 REFERENCES 13 LIST OF TABLES Table 1. Plant species indicator category definitions (Reed 1988) 2 Table 2. Precipitation data for the Arlington Heights III, Phase 2 study area site visit. 6 Table 3. Wetlands and other waters identified within the Arlington Heights III, Phase 2 study area. 8 Jones&Stokes. i Project No. 03226.03 Terra Weber LLC Arlington Heights III—Phase 2 LIST OF FIGURES Figure 1. Arlington Heights III, Phase 2 - Site Vicinity Map Figure 2. Arlington Heights III, Phase 2 -Washington County Tax Map 2S 110CB Figure 3. Arlington Heights III, Phase 2 -USGS Beaverton, Oregon Quadrangle Figure 4. Arlington Heights III, Phase 2-USFWS Beaverton,Oregon NWI Map Figure 5. Arlington Heights III, Phase 2 -Washington County, Oregon Soils Map Figure 6. Arlington Heights III, Phase 2 -2003 Aerial Photograph Figure 7. Arlington Heights III, Phase 2 -Wetland Delineation Map APPENDICES Appendix A.Precipitation Data • Appendix B. Wetland Delineation Data Forms Appendix C. Site Photographs • Jones&Stokes. ii Project No. 03226.03 Terra Weber LLC Arlington Heights III-Phase 2 1.0 INTRODUCTION Jones & Stokes was retained by Terra-Weber LLC to perform a routine-level wetland delineation for Phase 2 of the proposed Arlington Heights III Development (Phase 2) near King City in Washington County, Oregon (Figure 1). This site, hereafter referred to as the study area, is located between SW Beef Bend Road and SW Bull Mountain Road in the NW 1/4 of the SW 1/4 of Section 10, Township 2 South, Range 1 West, Willamette Meridian. The study area lies to the east of Phase 1 of the Arlington Heights III Development (Tax Lot 2S109DA02100) and includes Tax Lots 2S 110CB00600 (TL 600) and 2S110CB00700 (TL 700). The street addresses of these parcels are 12445 SW Beef Bend Road and 12475 SW Beef Bend Road, respectively (Figure 2). Both of these parcels are currently zoned as "R-7 - Medium-Density Residential District" by the City of Tigard. Jones & Stokes delineated Phase 1 of the Arlington Heights III Development (formerly known as the Ames Property) in June 2003 (Jones & Stokes 2003). This delineation was submitted to the Oregon Department of State Lands (DSL) on July 30, 2003,but has yet to be verified'. This report provides the methodology used to complete the delineation, describes the existing conditions present on the project site, and discusses the results of the wetland investigation. Please note that this report documents the investigation, best professional judgment, and conclusions of Jones & Stokes. It is correct and complete to the best of our knowledge. It should be considered a Preliminary Jurisdictional Determination of wetlands and other waters and used at your own risk until it has been reviewed and approved in writing by DSL in accordance with OAR 141-090-0005 through 141-090-0055. If impacts to wetlands and other waters on this property are proposed, this report will also need to be reviewed and approved in writing by the U.S. Army Corps of Engineers (COE), Portland District, in conjunction with the submittal of a Joint Section 404/Removal-Fill Permit Application. 2.0 WETLAND DELINEATION METHODS The following sections identify the existing data reviewed before visiting the site and the methods used in performing the on-site wetland delineation. 2.1 PRELIMINARY DATA COLLECTION AND ANALYSIS Potential wetlands were identified prior to the field visit using United States Geological Survey (USGS) Topographic maps (USGS 1984; Figure 3); the City of Tigard Local Wetland Inventory (DSL 1997); U.S. Fish and Wildlife Service (USFWS) National Wetland Inventory (NWI) maps (USFWS 1981; Figure 4), and the Soil Survey of Washington County, Oregon (SCS 1982; Figure 5). A 2003 aerial photograph obtained from Metro (Metro 2003; Figure 6) was also examined for the presence of wetlands and other waters. In order to provide additional information on hydrologic conditions at the time of the site visit, precipitation data for the day of, day before, and two weeks prior to the field visit and the percent of normal rainfall for the water year to date were acquired from the National Climate Data Service and the Oregon Climate Service (NCDC 2004; OCS 2004; Appendix A). 2.2 FIELD INVESTIGATION Jones & Stokes performed the wetland delineation on the study area according to the routine determination methods outlined in the 1987 Corps of Engineers Wetland Delineation Manual (1987 The DSL file number for this project is WD 03-0513. Jones&Stokes. 1 Project No. 03226.03 Terra Weber LLC Arlington Heights III-Phase 2 Manual; Environmental Laboratory 1987). Fieldwork was conducted on March 29, 2004, during which time the site was walked and the boundaries of all wetlands and other waters were identified and staked in the field. Data plots were established within these areas and standard wetland delineation data forms were used to record vegetation, soils, and hydrology observations from each plot (Appendix B). An additional site visit was made on November 16, 2004 to collect supplemental data and take site photographs(Appendix C). Wetland boundaries were professionally land surveyed by Harris-McMonagle Associates, Inc. to an accuracy of 0.01-foot and then plotted by Jones & Stokes using AutoCAD® (Figure 7). All identified wetlands were classified according to the Oregon Hydrogeomorphic (HGM) Classification of Willamette Valley Wetland/Riparian Systems (Adamus and Field 2001) and the USFWS classification system for wetland and deepwater habitats (Cowardin et al. 1979). 2.2.1 Vegetation . Hydrophytic vegetation is considered to be prevalent if greater than 50 percent of dominant species from all strata (tree, shrub, vine, and herbaceous) are classified as obligate wetland (OBL), facultative wetland (FACW), and/or facultative (FAC) according to the USFWS publication National List of Plant Species that Occur in Wetlands (Reed 1988). These classifications are based on moisture tolerance as indicated in Table 1. Dominant species are those representing 20 percent areal cover or more as shown on the data forms (Appendix B). Non-dominants (i.e., species comprising less than 20 percent areal cover) are also listed for use in aiding wetland delineations when dominants are either not classified to moisture tolerance or primarily facultative. In the latter case, a facultative neutral test is completed to aid in the determination of the presence or absence of hydrophytic vegetation. Table 1. Plant species indicator category definitions (Reed 1988) Indicator Category Definition Obligate Wetland(OBL) Plants that almost always occur in wetlands (estimated probability > 99%)under natural conditions. Facultative Wetland(FACW) Plants that usually occur in wetlands (estimated probability 67 to 99%)but are occasionally found in non-wetland areas. Facultative(FAC) Plants that are equally likely to occur in wetlands or non-wetlands (estimated probability 33-67%). Facultative Upland(FACU) Plants that usually occur in non-wetlands(estimated probability 67 -99%). Upland(UPL) Plants that almost always occur in non-wetlands (estimated probability>99%)under natural conditions. 2.2.2 Soils Hydric soils are defined as being saturated, flooded, or ponded long enough during the growing season to develop anaerobic (i.e., reducing) conditions in the upper horizons, which favor the growth and Jones&Stokes. 2 Project No. 03226.03 Terra Weber LLC Arlington Heights HI-Phase 2 regeneration of hydrophytic vegetation (Environmental Laboratory 1987). Soils are classified as hydric based upon criteria set forth by the National Technical Committee for Hydric Soils (NTCHS). In general, this criteria includes; 1) soils that are classified as organic mucks and/or peats (i.e., Histosols); 2)mineral soils characterized as somewhat poorly drained, poorly drained, or very poorly drained, which exhibit high water tables between 0.5 and 1.5 feet from the soil surface for a significant period (usually a week or more) during the growing season; 3) soils that are ponded for a long or very long duration during the growing season, and 4) soils that are frequently flooded for a long or very long duration during the growing season (Environmental Laboratory 1987). Under these criteria, hydric soils may be further classified as drained or undrained, with drained hydric soils being those where sufficient ground or surface water has been removed by an artificial means (e.g., ditching, subsurface drain tile) to such an extent that the area will no longer support hydrophytic vegetation (Environmental Laboratory 1987). As such,not all areas of hydric soil are considered to be wetlands. Hydric soils are identified in the field by digging soil pits to a depth of at least 16 inches and examining the upper soil profile for the presence of hydric soil indicators. Hydric soil indicators include such conditions as the presence of more than 50% organic material in the upper 32 inches, the existence of a histic epipedon in mineral soils, the detection of a strong sulfidic odor, the existence of reducing conditions, and the presence of gleyed (gray) soils colors or bright mottling (i.e., spots or blotches) with low-chroma matrix colors (Environmental Laboratory 1987). A soil is considered to be hydric if any one of these indicators is present. Soils at each sample plot on the study area were inspected to a depth of 16 inches to determine presence or absence of hydric conditions. Soil characteristics including texture, matrix color, and presence of mottles or gleying were recorded on the data forms (Appendix B), with the soil hue, value, and chroma determined using the Munsell Soil Color Chart System(Kollmorgen Instruments Corporation 1988). Soil classifications and descriptions were obtained from the Soil Survey of Washington County, Oregon (SCS 1982) and compared with field samples. Additional test pits were dug at the site to ensure accurate determination of wetland boundaries. These test pits followed the same methodology as the soil pits; however, data forms were not filled out at these locations. 2.2.3 Hydrology Wetland hydrology is defined as permanent or periodic inundation or soil saturation for sufficient duration to develop hydric soils that support vegetation typically adapted for life in periodically anaerobic soil conditions (Environmental Laboratory 1987). Primary indicators of wetland hydrology include inundation (i.e., standing water), saturation in the upper 12 inches of the soil column, water marks or lines on adjacent stationary objects (e.g., trees), sediment deposits or drift lines on vegetation, and observable drainage patterns on the ground surface. Other secondary indicators such as water-stained leaves, oxidized-rhizospheres in the upper 12 inches of the soil column, and information on the frequency of flooding and/or presence of high water tables from the local soil survey or other sources can also be used to verify wetland hydrology when two or more are present (Environmental Laboratory 1987). Wetland hydrology indicators observed during the field visit were recorded on the delineation data forms (Appendix B). 3.0 STUDY AREA DESCRIPTION The Arlington Heights III, Phase 2 property is located north of King City in an area historically occupied by pastureland, orchards, Christmas tree farms, and commercial timberlands. These areas are now in the process of being converted to medium and high-density residential development. Land usage in the Jones&Stokes. 3 Project No. 03226.03 Terra Weber LLC Arlington Heights III-Phase 2 general vicinity of the study area is primarily residential, including both older rural residential properties and relatively new subdivisions. Land use directly adjacent to the site includes pastureland and a rural residence to the east and north (Tax Lot 2S 110CB00500), undeveloped forested land to the west (Phase 1), and rural residential properties to the south across Beef Bend Road. At the time of the site visit, the Phase 1 property was being logged for future development. The study area consists of two rural residential lots (TL 600 and TL 700) that share a common driveway (Figures 2 and 7). TL 600 is a 1.16-acre rectangular lot that borders the eastern boundary of Phase 1 and includes a single-family home in the northern portion. TL 700 is a 1.67-acre flag lot that is situated to the north and east of TL 600 (Figures 2 and 7). The residence on TL 700 is located in the northwest corner. Both of these lots are accessed by a shared driveway that comes off SW Beef Bend Road and heads north within the "arm" portion of TL 700 (Figure 7). Approximately 140 feet north of the roadway, this driveway splits into two separate driveways, with one heading toward the northwest to the house on TL 600 and the other heading to the east, then turning north, and continuing within the arm of TL 700 up to the existing house on that parcel (Figures 2 and 7). • Topography on TL 600 slopes downward from the northwest corner toward the east and southeast, with elevations varying from approximately 292 feet above Mean Sea Level (MSL) in northwestern corner to approximately 246 feet above MSL in the southeastern corner (Figure 7). Slopes are generally around 10% with some steeper (-25% slope) areas in the northern portion of the parcel. Topography within the arm portion of TL 700 generally slopes downward from north to south, with elevations ranging from approximately 260 feet above MSL on the northern end of the arm to 246 feet above MSL near SW Beef. Bend Road (Figure 7). Similar conditions extend along the eastern side of the main portion of this lot. The remainder of TL 700 includes an area in the southwestern corner that slopes steeply down to the east from the western property boundary and a relatively flat area in the northwest corner of the lot where the home is located (Figure 7). Existing vegetation within the study area includes both herbaceous and forested areas (Figure 6). The southern 2/3 of TL 600 consists of a maintained lawn with clumps of scattered trees around the existing home and along the southern boundary. TL 700 has some lawn areas around the residence, but is mostly vegetated with trees of variable size. The understory of these areas is primarily dominated by herbaceous vegetation, with areas of dense shrubs located on the southern end of the arm near SW Beef Bend Road and in other scattered locations. The two drainages identified during the delineation of Phase 1, which lies to the east of the study area (Jones & Stokes 2003), both continue onto the study area (Figure 7). The southern intermittent drainage enters the lower half of TL 600 and continues across the site toward the southeast in a grassed swale. This swale drains into a depressional wetland, which discharges to a grated inlet located along the southern boundary of TL 600. The northern perennial stream from Phase 1 enters the northwest corner of TL 700 (Figure 7). It flows toward the east along the northern property boundary then turns toward the south and continues in a narrow channel located between the existing driveway of TL 700 and the eastern property boundary. This channel extends toward the south for approximately 345 feet. At this point, flow is diverted toward the southwest under the driveway via a 10-inch corrugated metal culvert. This culvert discharges into a much wider channel that runs between the eastern boundary of TL 600 and the lower half of the TL 700 driveway. This channel extends both toward the north and south of the culvert, with flow continuing in the southern portion only (Figure 7). The northern portion of this channel appears to be the original stream channel, which was likely cut off and abandoned when the stream was re-routed to construct the home on TL 700. The southern portion of the channel continues toward the south to a 12- inch concrete culvert near the location where the two driveways split off from the main drive. On the other side of this culvert, the channel continues through a forested wetland and eventually flows into a Jones&Stokes. 4 Project No. 03 226.03 Terra a W eber LLC Arlington Heights III Phase 2 large (36 to 48-inch) concrete culvert and headwall structure located under SW Beef Bend Road(Figure 7). 4.0 EXISTING DATA REVIEW A summary of the existing data review for the study area is provided below. Due to the small size of the site relative to the scale of the referenced maps, no differentiation between the two tax lots is made in this discussion. Rather, the site is discussed as a single project site. Copies of the referenced maps are provided in the Figures section at the end of this report. 4.1 USGS QUAD According to the Beaverton, Oregon USGS Topographic Quadrangle (USGS 1994; Figure 3), elevations within the study area range from approximately 240 feet National Geodetic Vertical Datum (NGVD) on the southern end of the site near Beef Bend Road to 310 feet NGVD on the northern end of the property (Figure 3). No wetlands or other waters are shown within the study area or on the adjacent properties on this map. 4.2 CITY OF TIGARD LWI The study area was not included as part of the LWI for the City of Tigard nor does it appear to have been included in any other LWI. 4.3 USFWS NWI MAP No wetlands or other waters are shown within the study area, or on the properties immediately adjacent to it, on the USFWS Beaverton,. Oregon NWI map (USFWS 1981; Figure 4). The closest mapped wetland is a "palustrine, open water, artificial, intermittently exposed/permanent, excavated" (POWKZx) wetland located approximately 1,500 feet to the south of the study area on the south side of Beef Bend Road. 4.4 SOIL SURVEY The Soil Survey of Washington County, Oregon (SCS 1982; Figure 5) indicates that majority of the study area is underlain by Helvetia silt loam, 2-7% slopes (19B). A small area of Cornelius and Kinton silt loams, 20-30% slopes (11E) is also mapped in the northern portion of the site. Neither of these soil types is listed on the national or local hydric soil lists (SCS 1991; NRCS 2000), however, both are known to contain hydric inclusions. Table 13 of the soil survey indicates that neither soil type experiences flooding, and that both can exhibit perched high water tables at certain time during the year. In Helvetia soils, perched high water tables are known to occur at 3.0 to 6.0 feet below the soil surface between December and March (SCS 1982). For the Cornelius and Kinton soil type, perched high water tables can occur at depths of 2.5 to 4.0 feet between December and April. Both of these soil types are classified as moderately well drained (SCS 1982). 4.5 AERIAL PHOTOGRAPH The 2003 aerial photograph obtained from Metro shows the study area as being mostly forested with some open areas in the central portion of TL 600 and around the residence on TL 700 (Figure 6). Both homes are clearly shown as well as some portions of the driveway. No indicators of wetlands or other Jones&Stokes. 5 Project No. 03226.03 Terra Weber LLC Arlington Heights III-Phase 2 waters are readily apparent within the study area or on surrounding properties on the aerial. Surrounding land use is shown as residential to the east, and south, undeveloped grassland to the north, and undeveloped forested land to the west on the Arlington Heights III, Phase 1 parcel. 4.6 PRECIPITATION DATA According to data collected at the Beaverton 2 SSW station (COOP ID No. 358260)2, the actual precipitation on the day of initial site visit was 0.00 inch (March 29) (NCDC 2004). Actual precipitation one day prior to the initial site visit was also measured at 0.00 inches. Total precipitation for the two weeks prior to the initial site visit (March 15 to March 28) was determined to be approximately 1.52 inches (NCDC 2004). Table 3 of the OCS' March 2004 Oregon Weather Summary indicates that the Portland area had received 92% of the normal precipitation expected during the water year at the time of the field visit (OCS 2004). Copies of the precipitation data cited here are included in Appendix A. At the writing of this report, no precipitation data was available for November 2004. • Table 2.Precipitation data for the Arlington Heights III,Phase 2 study area site visit. Date of Site Visit Actual Precipitation on Actual Precipitation one Actual Precipitation Two Day of Visit(inches)* Day Prior to Visit(inches)* weeks Prior to Visit(inches)* March 29, 2004 0.00 0.00 1.52 NCDC 2004 5.0 WETLAND DELINEATION RESULTS The majority of the Phase 2 study area consists of forested and herbaceous uplands associated with the existing residences (Figure 7). Wetlands and other waters within the study area include a perennial stream, forested and emergent wetlands, and an intermittent seep-drainage. An abandoned stream channel is also present(Figure 7). These areas are further described in the following sections. 5.1 UPLAND Upland habitats within the study area include both maintained lawns/pastures and mixed coniferous- hardwood forests. Each of these habitats is further described below and summarized on the delineation data forms (Appendix B). 5.1.1 Maintained Lawns/Pastures This habitat type is located within the southern 2/3 of TL 600 and around the residence on TL 700. Many of these areas also contain scattered trees and shrubs with maintained lawns underneath. Most of these areas appear to be regularly maintained by mowing. 2 This station is located approximately 3.0 miles north of the study area at Latitude 45°27'N, Longitude 122°49' W and is at an elevation of approximately 270 feet above mean sea level. Jones&Stokes. 6 Project No. 03226.03 Terra Weber LLC Arlington Heights III-Phase 2 Vegetation Typical herbaceous vegetation in these areas includes various grasses and weedy herbaceous species, many of which could not be positively identified due to recent mowing. Species observed include bluegrass (Poa sp.; FACU to FACW), fescue (Festuca sp.; FACU to FAC+), bentgrass (Agrostis sp.; FACU to OBL), hairy cat's ear (Hypochaeris radicata; FACU), dovefoot geranium (Geranium molle; NOL), herb-Robert (Geranium robertianum; NOL), white clover (Trifolium repens; FACU), common bedstraw (Galium aparine; FACU), and velvet grass (Holcus lanatus; FAC). Scattered Canada thistle (Cirsium arvense; FACU), vetch (Vicia sp.; UPL to FAC), and dandelion (Taraxacum officnale; FACU) are also common. Tree species commonly present include Oregon ash (Fraxinus latifolia; FACW), Douglas fir (Pseudotsuga menziesii; FACU), bitter cherry (Prunus emarginata; FACU), and black cottonwood (Populus balsamifera; FAC). Shrubs and smaller understory trees occur around the edges of these habitats where they transition into the mixed coniferous-hardwood forest habitat type. Species present include Armenian blackberry (Rubus armeniacus; assumed FACU)3, beaked hazelnut (Corylus cornuta; FACU), and English hawthorne (Cratageus monogyna; FACU). Sword fern (Polystichum munitum; FACU) and miterwort(Mitella sp.; FAC to OBL) are also common in these transitional areas. Many of the areas within this habitat type were dominated by FAC (or species that were assumed to be FAC) or FACW species and met the hydrophytic vegetation criteria of the 1987 Manual (Environmental Laboratory 1987). Other areas were dominated by FACU species and did not meet these criteria. Soils Soil samples taken within the herbaceous upland portions of the study area typically had matrix chromas of 10YR 4/2 (dark grayish brown) to 1OYR 4/3 (brown) with no mottling. Evidence of potential fill (e.g., gravel) was observed along the southern boundary of the site, near the sidewalk along SW Beef Bend Road. Overall, samples did not meet the hydric soil criteria in the 1987 Manual (Environmental Laboratory 1987). Hydrology No evidence of wetland hydrology was observed in these areas. As such, they do not meet the wetland hydrology criteria of the 1987 Manual (Environmental Laboratory 1987). 5.1.2 Mixed Coniferous-Hardwood Forest This habitat type is present in the northern 1/3 of TL 600 and throughout the majority TL 700. It primarily occurs on the steeper slopes of the study area and is similar to the upland forested areas of Phase 1 (Figure 7). The vegetation, soils, and hydrology of these areas are further described in the following sections. Vegetation Common tree species present within this habitat type include Douglas fir, Oregon ash, bitter cherry, and black cottonwood. Some scattered pine (Pinus sp.; FACU to FAC) and other landscape varieties of trees and shrubs are also present. Understory vegetation includes Armenian blackberry, beaked hazelnut, and 3 Formerly known as Himalayan blackberry(Rubus discolor; FACU). Jones&Stokes. 7 Project No. 03226.03 Terra Weber LLC Arlington Heights HI-Phase 2 English hawthorne in the shrub layer, and bentgrass, fescue, sword fern, common bedstraw, and dovefoot geranium in the herbaceous layer. Trailing blackberry (Rubus ursinus; FACU) and English ivy (Hedera helix; NOL) also occur in some areas. Some of these areas had sufficient FAC (or species that were assumed to be FAC) or wetter species to satisfy the hydrophytic vegetation criteria of the 1987 Manual (Environmental Laboratory 1987). Other areas were dominated by FACU species and did not meet these criteria. Soils Soils within this habitat type typically had matrix chromas of 1OYR 4/2 (dark grayish brown) to 10YR 4/3 (brown) with no mottling and did not meet the hydric soil criteria of the 1987 Manual (Environmental Laboratory 1987). Hydrology No evidence of wetland hydrology was observed in these areas. As such, they do not meet the wetland hydrology criteria of the 1987 Manual (Environmental Laboratory 1987). 5.2 WETLANDS &OTHER WATERS Approximately 0.196-acre of wetlands and other waters were identified within the study area. These . areas include a perennial stream, forested wetlands, emergent wetlands, and an intermittent seep-drainage (Figure 7). An abandoned stream channel, which no longer has hydrology but still has its historic hydrologic indicators, is also present. The acreage and classification of each of these areas is summarized in Table 3. Details on the vegetation, soil, and hydrology are included in the following sections and summarized on the wetland delineation data forms in Appendix B. Photographs of each wetland are include in Appendix C. Table 3.Wetlands and other waters identified within the Arlington Heights III, Phase 2 study area. Existing Wetlands/Water Classification* Approximate Size (Acres) Perennial Stream Perennial Stream 0.044 Forested Wetlands Palustrine Forested/Flats 0.073 Emergent Wetlands Palustrine Emergent/Slope-Flats 0.047 Intermittent Seep Drainage Palustrine Emergent/Slope 0.002 Historic Waters Classification Approximate Size (Acres) Abandoned Stream Channel Former Perennial Stream Channel 0.030 Total 0.196 *Classification according to Cowardin et al./Adamus and Field where applicable. Jones&Stokes. 8 Project No. 03226.03 Terra Weber LLC Arlington Heights III-Phase 2 5.2.1 Perennial Stream As described in Section 3.0, the perennial stream enters the northwest corner of the study area from a steep-sided ravine on the adjacent Phase 1 property (Figure 7). It then flows toward the east along the northern property boundary in a 3 to 5-foot channel, which narrows to a 1 to 2-foot channel that turns toward the south in the northeast corner of the site. Emergent wetlands are present around the channel in this location (Figure 7). The stream continues toward the south for approximately 345 feet in a 2 to 3-foot wide, incised channel located between the existing TL 700 driveway and the eastern property boundary. It then enters a 10-inch metal culvert under the driveway and discharges into a much wider (3 to 6-foot wide) and deeper (1 to 4-foot deep) channel located between the TL 700 driveway and the existing home on TL 600 (Figure 7). This channel continues toward the south to a 12-inch concrete culvert near the intersection of the two driveways. This culvert discharges into a 1 to 2-foot wide channel that flows toward the southeast through a forested wetland located between the main driveway and eastern property boundary. This wetland continues off-site toward the east. The stream exits this area on the south side and flows into a large (36 to 48-inch) concrete culvert and headwall structure located under SW Beef Bend Road (Figure 7). The portion of the perennial steam within the study area is estimated to be approximately 0.044-acre. Vegetation The stream channel itself is unvegetated, but both herbaceous and woody species are present along its upper banks and frequently overhang the channel. Surrounding vegetation around the upstream end of the channel, where it enters the study area, includes Douglas fir, Oregon ash, beaked hazelnut, vine maple (Ater circinatum; FAC-), bitter cherry, Armenian and trailing blackberry, and sword fern. The section that flows through the emergent wetland in the northeastern corner is bordered by soft rush (Juncus effusus; FACW), velvet grass, bentgrass, fescue, creeping buttercup (Ranunculus repens; FACW), and American brooklime (Veronica americana; OBL). From the northwest corner to the first culvert, surrounding vegetation is primarily Armenian blackberry and fescue, with some scattered sword fern, Oregon ash, and English hawthorne also present. The section of channel between the two culverts is bordered by a forested wetland dominated by Oregon ash. A large clump of scouring rush (Equisetum hyemale; FACW) is also present on the west bank of the channel just north of the second culvert. Downstream from the second culvert the channel is bordered on both sides by forested wetlands, which include such species as Oregon ash, sweetbrier rose (Rosa eglanteria; FACW), Douglas spiraea (Spiraea douglasii; FACW), soft rush, and various grasses. Soils Due to the presence of 1 to 8 inches of flowing water within the channel, soil samples were not taken within the boundaries of the perennial stream. Substrate of the channel is primarily silt and mud, with some gravel and exposed cobble. Hydrology Hydrology in the form of flowing water was present throughout the perennial stream channel at the time of the site visit. Water depths varied from 1 to 8 inches. Wetland/Water Boundary Determination The boundary of the perennial stream was defined by the edge of the channel. Adjacent wetlands were delineated separately and are described in Sections 5.2.2 and 5.2.3. Jones&Stokes. 9 Project No. 03226.03 Terra Weber LLC Arlington heights III-Phase 2 5.2.2 Forested Wetlands Approximately 0.073-acre of this wetland type was identified within the study area. These areas are located on the southern portion of TL 700 between the main driveway and eastern property boundary and along the section of perennial stream between the two culverts (Figure 7). The southern wetland is situated in a slight depression that is bounded by the study area's main driveway on the west, TL 700's driveway on the north, a slightly higher upland pasture on the east, and SW Beef Bend Road and a slightly elevated area of maintained lawn on the south. As shown on Figure 7, this wetland continues off- site onto the adjacent tax lot to the east where it connects to a roadside ditch wetland along the north side of the SW Beef Bend Road. The forested wetland between the two culverts is located in a low area along the eastern side of the stream between the main channel and the driveway for TL 700 (Figure 7). Vegetation These areas are dominated by Oregon ash, with Armenian blackberry, and sweetbriar rose in the . understory. Some Douglas spiraea is also present in the southern wetland. Herbaceous species include some scattered soft rush, bentgrass, velvet grass, and fescue. Overall, species meet the hydrophytic vegetation criteria of the 1987 Manual (Environmental Laboratory 1987). Soils • Soil samples within this area had matrix chromas of 10YR 4/2 (dark grayish brown) to 10YR 4/1 (dark gray), with common 5YR 5/8 (yellowish red), 10YR 5/6 (yellowish brown), and 10YR 6/8 (brownish yellow) mottles. Areas of depletion and iron masses were also present in some samples. Based on these observations, soils in this area were determined to meet the hydric soil criteria of the 1987 Manual (Environmental Laboratory 1987). Hydrology Wetland hydrology was confirmed by the presence of saturation in the upper 12 inches of the soil column, sediment deposits and water stained leaves on the ground, and drainage patterns within the wetland. Both of these wetlands likely receive out-of-channel flow from the stream during high rainfall events. These indicators are sufficient to meet the 1987 Manual's wetland hydrology criteria (Environmental Laboratory 1987). Wetland/Water Boundary Determination The boundary of the forested wetland was primarily determined by differences in topography and the presence/absence of wetland hydrology. As mentioned previously, the boundaries of the area were well defined by the presence of elevated roadbeds,pasture, and lawn areas. 5.2.3 Emergent Wetlands Approximately 0.047-acre of emergent wetlands were identified within the study area. These wetlands occurred along the perennial stream in the northwest corner of TL 700 and in a slight depression located on the southern portion of TL 600 (Figure 7). Jones&Stokes. 10 Project No. 03226.03 Terra Weber LLC Arlington Heights III—Phase 2 Vegetation Dominant vegetation in the emergent wetlands adjacent to the perennial stream includes soft rush, velvet grass, bentgrass, and American brooklime. Other species present in this area include curly dock (Rumex crispus; FAC+), creeping buttercup, and willow herb (Epilobium sp.; FACU to OBL). Dominant vegetation within the depressional area on TL 600 includes bluegrass, bentgrass, and white clover. A group of Oregon ash is also present on the edge of this area. Overall, the dominant vegetation of these areas meets the hydrophytic vegetation criteria of the 1987 Manual (Environmental Laboratory 1987). While it did meet the required criteria, the vegetation of the depressional wetland was marginal. Soils Soil samples taken in the emergent wetlands along the stream had matrix chromas of 10YR 4/2 (dark grayish brown) to 1OYR 4/1 (dark gray) with common 1OYR 6/8 (brownish yellow) mottles. In this area, a densely packed rock and gravel layer was present at an approximate depth of 10-inches, possibly indicative of past fill and/or disturbance activities. Soil samples taken in the depressional emergent wetland had a matrix chroma of 1OYR 4/1 (dark gray) with common 5YR 5/8 (yellowish red) mottles. Soils of both areas meet the hydric soil criteria of the 1987 Manual (Environmental Laboratory 1987). Hydrology In the emergent wetlands adjacent to the perennial stream, wetland hydrology was confirmed by the presence of saturation in the upper 12 inches of the soil column, localized ponding, and sediment deposits. Wetland hydrology was confirmed in the depressional emergent wetland by the presence of inundation, saturation in the upper 12-inches of the soil column, drainage patterns, and oxidized rhizospheres. This wetland is fed by the intermittent seep drainage described in Section 5.2.4 (Figure 7). It drains toward the south into a grated inlet along the southern property boundary. These conditions meet the wetland hydrology criteria of the 1987 Manual (Environmental Laboratory 1987). Wetland/Water Boundary Determination The boundaries of the emergent wetlands adjacent to the perennial stream were determined by the edge of the stream channel and topography (Figure 7). These areas are bordered by a noticeable rise in elevation on the north and east and by a small earthen berm on the southwest. This corner of the property appears to have been "cut" out of the existing slope, forming a near vertical bank along the northern boundary and a less severe "step-up" along the eastern side. The small earthen berm along the southwest edge appears to have been placed to keep out-of-channel flows from inundating an adjacent dog run. The boundaries of the depressional wetland were determined by the presence/absence of wetland hydrology indicators. 5.2.4 Intermittent Seep-Drainage The 0.002-acre intermittent seep drainage is located in the southeastern portion of TL 600 and drains into the depressional emergent wetland described in Section 5.2.3 (Figure 7). This drainage originates offsite from the southern intermittent drainage on the Phase 1 property. It consists of an approximately 1-foot wide grassed swale that winds downslope through a maintained lawn and enters the northern end of the emergent depressional wetland near a group of Oregon ash trees. This area does not appear to have a direct connection to the well-defined intermittent channel on the Phase 1 site. Rather, water seems to Jones&Stokes. 11 Project No. 03226.03 Terra Weber LLC Arlington Heights III—Phase 2 "seep" into this swale near the western property line. It appears that this swale may have once had a defined channel and that this channel was filled and graded into the slope when the lawn was established. Vegetation Vegetation within this swale is identical to the adjacent lawn and includes bluegrass, bentgrass, and white clover. Due to the mown condition of this area, the species of these grasses could not be identified. As such, this vegetation was assumed to be FAC and, therefore, meets the hydrophytic vegetation criteria of the 1987 Manual(Environmental Laboratory 1987). Soils Due to the presence of 1 to 3 inches of flowing water, soil samples were not taken within the boundaries of the swale. It is likely that the soils present are similar to those found in the depressional emergent wetland described in Section 5.2.3. As such, the soils are assumed to meet the hydric soil criteria of the • 1987 Manual (Environmental Laboratory 1987). • • Hydrology Hydrology in the form of 1 to 3 inches of flowing water was present within this swale at the time of the site visit. Other hydrology indicators observed included saturation in the upper 12 inches of the soil column and drainage patterns. These conditions meet the wetland hydrology criteria of the 1987 Manual (Environmental Laboratory 1987). Wetland/Water Boundary Determination The boundary of the intermittent drainage seep was determined by a slight break in slope along the top edges of the swale and by the presence/absence of wetland hydrology. 5.2.5 Abandoned Stream Channel The 0.030-acre abandoned channel is located on the west side of the TL 700 driveway, between the location where this driveway enters the parking area around the existing home and the point where the first culvert of the perennial stream enters the wider channel (Figure 7). As mentioned previously, this area appears to have been the original channel of the perennial stream before it was realigned to construct the home on TL 700. The channel varies from approximately 3 to 8 feet wide and 1 to 5 feet deep, with the lower portion being much more incised than the upper end. Vegetation No vegetation is rooted in the bottom channel, however, both sides are lined with trees and shrubs with exposed roots present along the banks. Oregon ash is the most prevalent tree species, with bitter cherry, English hawthorne, and beaked hazelnut also common. Armenian blackberry and sword fern are also present. The dominance of Oregon ash in this area is sufficient to meet the hydrophytic vegetation criteria of the 1987 Manual (Environmental Laboratory 1987). Soils Substrate within the abandoned channel is primarily silt and mud with some scattered gravel. Samples taken in this area had matrix chromas of 10YR 4/2 (ark grayish brown) with some 7.5YR 4/6 (strong Jones&Stokes. 12 Project No. 03226.03 Terra Weber LLC Arlington Heights III-Phase 2 brown) mottling in the upper 3 inches. Overall, samples met the 1987 Manual's criteria for hydric soils (Environmental Laboratory 1987). Hydrology At the time of the site visit, no inundation or saturation was observed within the majority of the abandoned channel. A small area of inundation was noted approximately 15 feet upstream from where the culvert enters the channel. The channel itself is a drainage pattern, which is a primary indicator of wetland hydrology according to the 1987 Manual (Environmental Laboratory 1987). No upstream connections between this area and the perennial stream currently exist. While it is connected to the perennial stream on its downstream end, it seems unlikely that water would back up into this channel. Wetland/Water Boundary Determination The boundary of the abandoned channel was determined to be top of bank. • 6.0 SUMMARY Jones & Stokes identified approximately 0.196-acre of potential wetlands and other waters within the Arlington Heights III, Phase 2 property during a March 29, 2004 site visit. These areas included approximately 0.044-acre of perennial stream, 0.073-acre of palustrine forested/flats wetland, 0.047-acre of palustrine emergent/slope-flats wetland, and 0.002-acre of intermittent seep drainage. In addition, a 0.030-acre abandoned stream channel was also identified, which may not be jurisdictional. This report provides the methodology used to complete the delineation, describes the existing conditions present on the project site, and discusses the results of the wetland investigation. Please note that this report documents the investigation, best professional judgment, and conclusions of Jones & Stokes. It is correct and complete to the best of our knowledge. It should be considered a Preliminary Jurisdictional Determination of wetlands and other waters and used at your own risk unless it has been reviewed and approved in writing by the Oregon Department of State Lands (DSL) in accordance with OAR 141-090- 0005 through 141-090-0055. If impacts to wetlands and other waters on this property are proposed, this report will also need to be reviewed and approved in writing by the U.S. Army Corps of Engineers (COE), Portland District, in conjunction with the submittal of a Joint Section 404/Removal-Fill Permit Application. 7.0 REFERENCES Adamus and Field 2001. Adamus, P.R. and D. Field. Guidebook for Hydrogeomorphic (HGM)-based Assessment of Oregon Wetlands and Riparian Sites. I. Willamette Valley Ecoregion, Riverine Impounding and Slope/Flat Subclasses. Volume IA: Assessment Methods. Oregon Division of State Lands, Salem, OR. Alaback, et al. 1994. Alaback, P., Antos, J., Goward, T., Lertzman, K., MacKinnon, A., Pojar, J., Pojar, R., Reed, A., Turner, N., and Vitt, D. Plants of the Pacific Northwest Coast. Lone Pine Publishing,Redmond, WA. Cowardin, et al. 1979. Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service PUBL. FWS/OBS-79/31. 103p. Jones&Stokes. 13 Project No. 03226.03 Terra Weber LLC Arlington Heights III-Phase 2 DSL. 1997. City of Tigard Local Wetland Inventory. Oregon Department of State Lands. September 1997. Environmental Laboratory. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y- 87-1. U.S. Army Waterways Experiment Station. Vicksburg, Mississippi. Guard. 1995. Guard, B. Jennifer. Wetland Plants of Oregon & Washington. Lone Pine Publishing, Redmond, WA. Kollmorgen Instruments. 1988. Munsell Soil Color Chart. NCDC. 2004. National Climate Data Center. Record of Climatological Observations from the Beaverton 2 SSW Weather Station—October 2003 to March 2004. NRCS. 2000. Hydric Soils List—Washington County,Oregon Detailed Soil Map Legend. Natural Resources Conservation Service. U.S. Department of Agriculture. OCS. 2004. Oregon Climate Service. March 2004 Oregon Weather Summary, Table 3 (http://www.ocs.oregonstate.edu/index.html). Reed. 1988. Reed, P.B., Jr. National List of Plant Species that Occur in Wetlands (Northwest Region 9). U.S.D.I. Fish and Wildlife Service Biological Report 88 (26.9). 89 pp. SCS. 1982. Soil Conservation Service. Soil Survey of Washington County, Oregon. U.S. Department of Agriculture. 138 pp+maps. . 1991. Hydric Soils of the United States. Soil Conservation Service, in Cooperation with the National Technical Committee for Hydric Soils. U.S. Department of Agriculture. USFWS. Undated. National Wetland Inventory Map-USGS Beaverton, Oregon Quadrangle. U.S. Fish and Wildlife Service. Department of the Interior. USGS. 1961. 7.5' Series(Topographic)—Beaverton, Oregon Quadrangle. U.S. Geological Survey. Photorevised 1984. Jones&Stokes. 14 Project No. 03 226.03 FIGURES Q n D ~ STARVIEW Q o v CT•'V. CtLDWOO McFARLAND LLOU a t- O. _ 02 > O 4- v T LLI rn —O Ili U • 43IRDSVIEW x r F- li < r Q o I ~ n w w ST. ° I •�� N r` I- • j j BULL MOUNTAIN RD, q Q Q DR. ELEMA - u. • • • (5.(..3) Z < Off. • VIEW CRE T ka M z �E��a ASPEN ,-- Y • �C • e E� • 132ND AVE. SuMM AUTUM VIEW ^,• e , �e P? 00010■ PROJECT SITE ..el.;•;#1, Nc. " 4 • I 0.. c31 .. � ti- �1, • GEORG PRINC/ pHILLIP JG 153�Q PRIN DWAR. KING RF fir, �., PRINCEA BERT � - �x •• uJ BEEF BEND RD. Q • • z DURHA ,� k • • Y a CITY t_ ROYALTY p X\P' AVE. CT. 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Nov 2004-k3®pm 03226.03 a\Proj \03220.03-T,,-Wub.r-Am.Pr.p.rty\CAD\W.uaw D.lh..ti.n\Anhgtan Height.1I-PUo..Two\Flu/rse 3-S.a.y e !i C 1 . . ) . wf ?1K-. • • ' 4 114 * } r ,# * M • ' p ! ,d j • /r r . • • ; '...V•turr,. a .1 44/ • 4,1 411 .il.4T, ,_, ,, $ a a •' t • .� 4 . t is;01 Y A r STUDY AREA • (,)wrz%f { • ` • 's 'Y ray � r. fiw ,. .4• ill 6 Aii. , • � I ty,f t 1t'r +1 YW• i �� R t 4 ,... i, • i / A " s a •mss . > it . 4 r ' o. ptimiY, .' / ' , 11 Or .M A r* • r. . Si 4is •t ' i . 1$ ' t ., . s . r' .,I. .r 1 I N Legend POWKZx-Palustrine,Open Water,Artificial,Intermittently Exposed/Permanent, excavated POWKZh-Palustrine,Open Water,Artificial,Intermittently Exposed/Permanent, diked/impounded PFO1 W-Palustrine,Forested,Broad-leaved Deciduous,Intermittently Flooded/Temporary PFO1Y-Palustrine,Forested,Broad-Leaved Deciduous,Saturated/Semipermanent/Seasonal PEM1Y-Palustrine,Emergent,Persistent,Saturated/Semipermanent/Seasonal Not To Scale PSS/EM1Y-Palustrine,Scrub-Shrub,Emergent,Broad-Leaved Deciduous,Persistent,Saturated/Semipermanent/Seasonal FIGURE NO. Source:USFWS Undated IQ Arlington Heights III -Phase 2 Jones& USFWS Beaverton,Oregon Terra-Weber LLC 4 , .2« �ON NWI Map PROJECT NO. Nov.2004-«� 03226.03 a\pr.Ya.\03226.03-Two-War-Amu,vr.•at\LAD\W.ua,e D.IMaH.n\NMentan H.pnt.II-Pnar.%W WI*3-0.dug r4 , , -.. 't'PN'T ' •4-4754 4!4.*' 4w v15♦ s y 7V 'g• : • / C0/ 3 0.,jeilf ,, :,:ii;41:-.. : t '' ' , ::- . - - , . -,:-.: .-.4,.1 ' ' • . . 'rat r Q .).4:, , ' 1 ' "' : -• . ' . . . —• , • 4.. r $ f t • 100 ti.;""1 ' Ntai .., . . eilk t 2:e I 1 IP . .. •• , le 1 STUDY AREA 4: I I APO f. �, t , k J 'fi# /` 1 +., r X .4. ,19E �R-► � 4�� p�,>� ;, r 1 {} .- 1 4 2 P,Ai . , , . , .. , ;' i re41 J')41 Gn . i i ,, i - —.f N Legend Al Aloha silt loam 11D Cornelius and Kinton silt foams,12-20%slopes 7B Cascade silt loam,3-7%slopes 11E Cornelius and Kinton silt barns,20-30%slopes 7C Cascade silt loam,7-12%slopes 19B Helvetia silt loam,2-7%slopes 11C Cornelius and Kinton silt barns,7-12%slopes 19E Helvetia silt loam,7-12%slopes Not To Scale F31151 2224 1l4$2: FIGURE NO. Source.SCS 1982 In Arlington Heights Ill-Phase 2 5 Jones & Washington County, Oregon Terra-Weber LLC Soils Map(Sheet 47) v PROJECT NO. Authof' 03226.03 Nov 22.2004-4,30p. Q\Projsote\132x.07-Tom-Weber-Am..Rop.rty\CAD\W.tJ d D.I .otbn\AAFgt ,Heights 11-Ph...T.o\F1Our..3-6.d.g J' . ,. . . ,... ,.. .. . .„6,•.... , , „ . ,.,, .... . .6 . . , , .„ . :, 4 kc , '. , ..4 —, •: '. ..:: ,,,,, , ,., &Ai si.-' ,41 4:4174; + r t �. S �" ^ , �'.'` 4. •• Lot 2S 1OCB007OO v + L r`, ,imir.Ist. tri ik :' .4'Pi. ' ..• • rlington Heights III-Phase I ', Y - �` h .: •? , • a " f '(Ames Property) A 4 • IM I . •r A - -. . , � 4;70-..P1. i zz4 , [.fir * 0 i ,. • 1, : ..,. "i:•;:' .1 ',',1,•''''ve I • ke'7'7i4fw 7441 it • • , l'ISIro•• , t ...„.•. .10000kr . 1 OA * ,. . •a, 'E .:V.. -,, 1r �utly Area d '''' ' c. '` 3> ` (Phase 2) • Phase Sou i a. .! . { ..1., - \h- - . 1•,...4- T .. A E - i 4 t 05,` ...e' r ii '414' — 4 * --'1* iPr M + 'y ' y K4. y - . •.. - •I • ..�.....4 y'i�'•�•I ' y . 1 .. f • r ,0 , ,. , ' 1" = 100' 540 s - 'M r It, ill. • 212,11J; sm. FIGURE NO. Source:METRO Arlington Heights Ill -Phase 2 k (� & Terra-Weber LLC s 2003 Aerial Photograph 6 PROJECT NO. Author 03226.03 Nov 22.2004-*Mere 0:\PrcJaots\01226.03-Terro-Wepr-Ames Proprty\CAD\wanaw DS neotko\Mlkheten Heights II-Phone T.o\i'Ipure.3-11.e.q i \ - I \ ...--,- - \ \ :1' .. ----. 1 P-14 , -IN, P-15, I i 4. \ • :ii P-13 I, P-12 ,� : I • ; 4,,,,, %r:1 , ..„ , _ .ti I fri , ll M, 1 , / I , / rlII Tax Lot /- . - IN I 2S10CB00700 .P;10: , Tax Lot 2S110CB00500 1 t'O 1 1 - ( (5.73 AC.) I' L 1 1 I .I �,ti , Y ± { I 1 HOUSE EXISTING II II II tHousc EXISTING 10- GNP Culvert ' I p 3�. �� tit° ` F - f Siiä4 ern-# " :- Tax Lot 12-Concrete culvert 2S110CB00600( •;ermit (1. A .) I , • ; 18'PVC Culvert 1 � p_3 P-5 I Intermittent Abilifilf—f�� ° Drains e 9 F P-72 1 Concrete Heodwdl i�. P 17 and 36-48' al' , , Culvert / a-ts • ,Grated f° Inlet ifi 4 , f477J EXISTING 1$ Gj HOUSE EXISTING o HOUSE so o 25 80 100 + EXISTING I♦ IN \ 1 inch = 75 tt. Legend • • - ■ Study Area Boundary(Phase 2) Perennial Stream 0—P-1 Wetland Data Plot N — - — Phase 1 Boundary(Ames Property) lam- = ` I Intermittent Stream --- Tax Lots Palustrine Forested/Flats Wetland • -300 Index Contours(10-Foot) A Palustrine Emergent/Flats Wetlands Intermediate Contour(2-Foot) r —•••— Intermittent Seep Drainage Km Abandoned Stream Channel FIGURE NO. Wetland eoundanes were professonally Jones&Stokes surveyed to an accuracy of 0.01-fod by Arlington Heights Ill-Phase 2 317 SW Alder Street,Suite 800 Wetland Delineation Map Terra-Weber LLC Portland,OR 97204 PROJECT NO. Author. 03226.03 Feb 23,ZO5—1247pm APPENDIX A Precipitation Data Re )f( tol, _ t 0 atii 1 uge .., �l Station: IWAVERTON 2 SSW State: OR County: WASHINGTON Standard Time: PACIFIC Record of Climatological Observations Observation'Time Temperature: 0800 Precipitation: 0800 These data are quality controlled and may not be identical to the original (I.sl') observations Temperature(°F) Precipitation(see**) • Monthly Temperature(°F) Monthly Precipitation P _ r at 24 hrs.ending 0 e at observation b 24 Hour Amounts ending At Observ4tion 1 M at observation time Time Y i u D time s e e in a °a r Daily Daily Daily Mean Mean Mean highest Lowest Monthly Monthly Precip Snow Tall n r y v Mean COD HOD Rain,mrlted F F Snow,ire llets, Temp Max Min Temp 'Temp COD 1101)a h a Snow,ice pellets r Max. Min. t snow,etc. I (Inches& I hail,ice i (Inches& a tenths) a on ground y 0 hundredths)g g (Inches) n 2004 02 I 44 34 36 39 0 26 0.20 0 0 2004(12 2 99999 36 38 99999 99999 99999 0.35 0 0 2004 02 3 50 99999 37 99999 99999 99999 0 0 0 2004,12 4 50 37 37 44 0 21 0.08 0 0 2004 2 5 99999 31 34 99999 99999 99999 0 0 0 2004 )2 6 49 99999 99999 99999 99999 99999 0 0 0 2004 2 7 49 39 40 44 0 21 0.25 0 0 . 2004 02 8 50 35 38 43 0 22 0 0 0 2004 02 9 99999 32 36 99999 99999 99999 0.10 0 0 • 2004 02 10 59 31 31 45 0 20 0 0 0 2004 02 11 99999 30 52 99999 99999 99999 0 0 0 2004 02 12 58 99999 99999 99999 99999 99999 0 0 0 200402 13 55 37 37 46 0 19 0 0 0 ' 2004 02 14 47 36 40 42 0 23 0.27 0 0 2004 02 15 60 40 42 50 0 15 0.20 0 0 2004 02 16 59 40 43 50 0 15 0.30 0 0 2004 02 17 47 39 46 43 0 22 0.72 0 0 2004 02 18 57 45 47 51 0 14 0.45 0 0 2004 02 19 53 40 42 47 0 18 0.08 0 0 2004 02 20 99999 33 36 99999 99999 99999 0 0 0 2004 02 21 59 99999 99999 99999 99999 99999 0 0 0 2004 02 22 59 37 45 48 0 17 0 0 0 • 2004 02 23 99999 43 44 99999 99999 99999 0.02 0 0 2004 02 24 55 99999 99999 99999 99999 99999 0 0 0 2004 02 25 50 38 42 44 0 21 0.28 0 0 2004 02 26 49 39 40 44 0 21 0.45 0 0 2004 02 27 47 40 43 44 0 21 0.46 0 0 2004 02 28 52 41 42 47 0 18 0.35 0 0 2004 02 29 49 40 44 45 0 20 0 0 0 44.8 52.5 37.2 60 30 4.56 0 p004 J3 I 48 40 48 44 0 21 0.34 0 0 004 03 2 61 99999 99999 99999 99999 99999 0 0 0 2004 03 3 52 33 36 43 0 22 0 0 0 2004 J3 4 53 36 51 45 0 20 0.25 0 0 2004 03 5 52 38 44 45 0 20 0.04 0 0 2004 03 6 55 36 40 46 0 19 0.04 0 0 2004 U3 7 55 42 99999 49 0 16 0.03 0 0 200403 8 76 41 47 59 0 6 0 0 0 2004 03 9 73 47 53 60 0 5 0 0 0 2004 J3 10 64 33 45 49 0 16 0 0 0 http://www1.ncdc.noaa.gov/pub/orders/754394561015dat.html 11/9/2004 Rec __ ►f C toll( 01 'tit . ..ge 2004 03 I I 71 41 41 56 0 9 0 0 0 2004 0312 63 38 41 51 0 14 0 0 0 2004 0313 61 38 41 50 0 15 0 0 0 2004 03 14 64 41 59 53 0 12; 0 . . .0 0 —2004 03 15 69. 99999 99999 99999 99999 99999 0 0 0 2004 03 16 66 46 64 56 0 9 0 0 0 2004 0317 66 42 45 54 0 Il 0 0 0 2004 03 18 66 42 50 54 0 11 0 0 0 2004 03 19 54 35 41 45 0 20 0.20 0 0 2004 03 20 55 38 38 47 0 18 0 0 0 2004 03 21 68 99999 99999 99999 99999 99999 0 0 0 2004 03 22 75 99999 99999.49999 99999 99999 0 0 0 2004 03 23 73 39 55 56 0 9 0 0 0 2004 03 24 67 45 45 56 0 9 0 0 0 2004 03 25 52 44 47 48 0 17 0.31 0 0 2004 03 26 49 41 41 45 0 20 0.40 0 0 2004 03 27 54 40 43 47 0 18 0.61 0 0 2004 0328 58 34 60 46 0 19 0 0 0 2004 03 29 71 39 55 "5L 0 10 n 0 0 "2004 03 30 77 47 47 62 0 3 0.02 9999.9 0 2004 03 31 56 _ 32 39 44 0 21 _ 0 _ 0 0 50.8 62.1 39.6 _ 77 _ 32 0 _ 390 _ 2.24 0 The'*'flags in Preliminary indicate the data has not completed processing and quality control and may contain errors All 9's(e.g.999999,99999.9,etc.)in the data column indicate that the value was not received or is missing **'i'='i'RACE.A---Accumulated amount since last measure.13=Accumulated amount includes estimated values.S=Included in a subseq_ueut value.E=Estimated auumul. • • http://www l.ncdc.noaa.gov/pub/orders/754394561015dat.html 11/9/2004 rabic . , Ma,..a. ..004 , <<be 1 .,i -, Table 3. Oregon Monthly Precipitation (inches), March, 2004 and Water Year 2003-2004 Station March, 2004 Water Year (since Oct. 1) Last Station Zone Number Observed Normal Percent Observed Normal Percent Month Alsea Fall Creek Hatchery 01 0145 5.57 10.29 54 66.97 73.12 92 98 Astoria WSO AP 01 0328 5.47 7.37 74 51.22 51.37 100 104 Bandon 01 0471 3 .67 7.39 50 48.12 47.09 102 112 Brookings Agrimet 01 1055 5.57 9.61 58 70.21 58.82 119 131 Cloverdale 01 1682 5.98 9.16 65 58.48 62.20 94 99 Coquille 01 1836 3.55 6.92 51 46.61 44.21 105 115 Elkton 3 SW 01 2633 3.05 6.05 50 41.02 42.58 96 104 Fairview 01 2775 5.82 8.29 70 61.76 55.82 111 118 Florence 01 2972 4.87 9.37 52 59.58 60.27 99 107 Gardiner Paper Mill 01 3193 5.31 8.45 63 54.12 55.08 98 105 Gold Beach RS 01 3356 4,.02 10.67 38 57.72 63.58 91 101 Langlois #2 01 4721 4 .63 9.71 48 50.17 58.99 85 92 Laurel Mountain 01 4776 8.67 13.01 67 97.71 96.42 101 107 Nehalem 9 NE 01 5971 8.77 13.05 67 83.54 95.80 87 90 North Bend 01 6073 3.95 7.94 50 54 .56 51.00 107 118 Otis 2 NE 01 6366 6.63 10.81' 61 72.20 74.76 97 103 Port Orford 01 6784 4.35 9.69 45 52.90 58.65 90 99 Port Orford 5E 01 6795 9.16 15.68 58 89.94 95.84 94 101 Seaside 01 7641 5.92 8.44 70 51.00 57.07 89 93 Willamina 01 9372 2.89 5.95 49 38.38 41.22 93 101 Mean 5.39 9.39 57 60.31 62.19 98 105 Bonneville Dam 02 0897 4.62 7.96 58 58.51 59.58 98 104 Cascadia 02 1433 4.02 6.93 58 52.85 46.22 114 124 Clatskanie 02 1643 3.54 5.94 60 33.00 42.87 77 80 Corvallis OSU 02 1862 1.92 4.59 42 34.12 34 .15 100 109 Corvallis Water Bureau 02 1877 4.33 7.59 57 51.23 55.78 92 97 Cottage Grove 1NNE 02 1897 3.20 5.20 62 34.38 34 .56 99 106 Cottage Grove Dam 02 1902 2.68 5.48 49 31.46 37.10 85 91 Dallas 02 2112 1.92 5.33 36 32.75 39.66 83 90 Dilley 02 2325 2.32 4.81 48 31.21 35.72 87 93 Estacada 02 2693 2.66 6.18 43 40.92 42.86 95 104 Eugene 02 2709 1.80 5.80 31 31.32 39.88 79 87 Forest Grove 02 2997 1.56 4.91 32 30.77 36.52 84 92 Foster Dam 02 3047 2.86 5.78 49 42.95 39.46 109 119 Haskins Dam 02 3705 4 .77 8.74 55 51.43 62.07 83 87 Headworks 02 3770 4 .79 8.19 58 54 .99 56.04 98 105 Lacomb 02 4606 3.09 6.14 50 44 .85 40.86 110 120 http://www.ocs.orst.edu/pub_ftp/reports/state/2004/table3_Mar04.html 11/9/2004 Fab Ma 00' �e Leaburg 1 SW 02 4811 3.52 7.31 48 47.01 49.39 95 103 N. Willamette Exp Stn 02 6151 1.09 4.28 25 28.92 31.88 91 101 Portland WSO AP 02 6751 1.53 3.71 41 24.90 27.16 92 100 Rex 02 7127 1.92 4.45 43 31.95 33.09 97 105 1 St. Helens 02 7466 2.72 4.72 58 25.95 33.37 78 81 Salem WSO AP 02 7500 1.43 4.17 34 31.14 30.98 101 111 Scoggins Dam 02 7586 3.11 5.47 57 36.43 39.53 92 98 Silverton 02 7823 2.70 5.03 54 36.37 34 .92 104 113 Troutdale 02 8634 2.58 4.40 59 32.82 32.13 102 109 Vernonia 02 8884 2.54 5.27 48 33.41 37.88 88 95 Waterloo 02 9083 1.92 5.00 38 33.65 33.75 100 110 Mean 2.78 5.68 48 37.75 40.27 94 101 Station March, 2004 Water Year (since Oct. 1) Last Station Zone Number Observed Normal Percent Observed Normal Percent Month Applegate 03 0217 1.95 2.88 68 21.67 20.19 107 114 Ashland 03 0304 1.43 2 .09 68 13.48 13.61 99 105 Buncom 03 1149 1.89 2.58 73 18.17 17.35 105 110 Cave Junction 03 1448 4.95 8.15 61 50.94 53.39 95 102 Drain 03 2406 3.56 5.28 67 36.38 37.52 97 102 Grants Pass 03 3445 2.48 3.66 68 23.43 25.57 92 96 Howard Prairie Dam 03 4060 1.72 3.72 46 26.81 24.47 110 121 Idleyld Park 03 4126 3.96 6.99 57 51.30 48.82 105 113 Lemolo 03 4835 3.89 6.53 60 50.34 49.21 102 109 Lookingglass 03 5026 2.49 4.28 58 32.18 31.20 103 110 Medford WSO AP 03 5429 1.27 1.85 69 14.70 13 .56 108 115 Myrtle Creek 03 5891 2.91 4 .13 70 32.26 29.34 110 116 Oakland 03 6200 1.94 4.28 45 32.87 31.29 105 115 Prospect 03 6907 2.90 4 .71 62 31.40 32.34 97 103 Reston 03 7112 1.34 5.63 24 39.08 41.02 95 107 Riddle 03 7169 1.72 3.51 49 23.58 24 .70 95 103 South Deer Creek 03 7940 2.51 3.98 63 28.64 27.36 105 112 Sutherlin 03 8260 2.40 4.41 54 29.87 31.00 96 103 Toketee Falls 03 8536 2.52 5.44 46 33.03 36.21 91 99 Williams 03 9390 2.10 3.75 56 22.61 26.88 84 89 Winchester 03 9461 2.32 3.97 58 29.52 27.69 107 115 Mean 2.49 4.37 58 30.58 30.61 100 107 Belknap Springs 04 0652 4 .58 7.88 58 53.60 58.97 91 96 Detroit Dam 04 2292 6.20 9.45 66 67.22 67.57 99 105 Government Camp 04 3402 6.26 8.50 74 62.84 65.61 96 99 Marion Forks 04 5221 4 .39 7.32 . 60 51.78 54.42 95 101 http://www.ocs.orst.edu/pub_ftp/reports/state/2004/table3_Mar04.html 11/9/2004 Table s, Marcn 2004 t'age i of 4 McKenzie Ranger Stn. 04 5362 3.58 7.11 50 49.84 50.88 98 106 Oakridge Fish Hatchery 04 6213 2.76 4.82 57 37.77 33.52 113 122 Santiam Junction 04 7554 3.07 6.70 46 41.43 47.29 88 95 Three Lynx 04 8466 3.61 7.58 48 45.39 54 .49 83 89 Mean 4.31 7.42 57 51.23 54.09 95 101 Chemult RS 05 1546 1.54 2.56 60 17.20 19.05 90 95 Crater Lake 05 1946 4.28 7.79 55 47.42 51.59 92 98 Odell Lake East 05 6252 1.78 3.31 54 24.16 25.52 95 101 Silver Lake RS 05 7817 0.34 0.81 42 5.20 5.40 96 106 Summer Lake 05 8173 0.43 1.14 38 5.90 8.07 73 79 Wickiup Dam 05 9316 0.77 2.01 38 13.63 16.07 85 91 Mean 1.52 2.94 48 18.92 20.95 89 95 Arlington 06 0265 0.17 0.76 22 6.21 6.48 96 106 Condon 06 1765 0.59 1.36 43 11.28 8. 94 126 141 Dufur 06 2440 0.79 1.27 62 11.46 9.63 119 128 Hood River Exp Stn 06 4003 1.28 2.88 44 23.56 26.12 90 96 Moro 06 5734 0.61 1.09 56 7.39 7.83 94 101 Parkdale 06 6466 1.64 2.96 55 26.82 26.31 102 108 Pendleton Exp Stn 06 6540 0.72 1.90 38 11.47 11.24 102 115 Pendleton KUMA 06 6541 0.49 1.35 36 8.04 8.61 93 104 Pendleton WSO AP 06 6546 0.72 1.26 57 8.93 8.03 111 121 Pilot Rock 06 6634 0.35 1.55 23 8.96 8.15 110 130 Mean 0.74 1.64 44 12.41 12.13 104 115 Station March, 2004 Water Year (since Oct. 1) Last Station Zone Number Observed Normal Percent Observed Normal Percent Month Alkali Lake 07 0118 0.40 0.79 51 2.34 3.72 63 66 Barnes Station 07 0501 0.69 1.24 56 8.72 7.88 111 121 Bend 07 0694 0.22 0. 92 24 6.78 7.67 88 97 Chiloquin 07 1574 0.94 2.21 43 15.97 15.34 104 114 Dayville 07 2173 0.82 1.26 65 6.94 5.65 123 139 Drewsey 07 2415 0.38 1.17 32 6.18 6.84 90 102 Fossil 07 3038 0.91 1.49 61 7.75 8.93 87 92 Hart Mountain 07 3692 0.37 1.42 26 3.93 6.57 60 69 Klamath Falls Ag. Stn. 07 4511 0.28 1.17 24 8.28 8. 30 100 112 Lakeview 07 4670 0.80 1.70 47 10.09 10.04 100 111 Lower Haycreek 07 5080 0.55 0.94 59 6.94 6.44 108 116 Madras 07 5139 0.30 0.89 34 7.65 6.43 119 133 Madras 2 N 07 5142 0.63 1.05 60 9.14 7.67 119 129 http://www.ocs.orst.edu/pub_ftp/reports/state/2004/table3_Mar04.htm1 11/9/2004 TaLI.. ✓I Willi a.14 .OO-. I alge .-t V1 4 Mitchell 07 5638 0.64 1.03 62 6.91 6.30 110 119 Paisley 07 6426 0.32 1.09 29 4 .84 6.31 77 87 Paulina 07 6500 0.89 1.14 78 6.04 6.40 94 98 Pelton Dam 07 6532 0.27 0.95 28 7.35 7.37 100 110 Prineville 07 6883 0.51 0.95 54 7.05 6.35 111 121 Squaw Butte Exp. Stn. 07 8029 0.28 1.30 22 4.37 7.00 62 72 Mean 0.54 1.20 45 7.22 7.43 96 106 Halfway 08 3604 1.15 2.01 57 15.82 15.62 101 108 John Day 08 4291 0.60 1.28 47 5.74 6.87 84 92 Joseph 08 4329 0.97 1.09 89 6.60 6.03 109 114 LaGrande 08 4622 0.98 1.50 65 9.44 10.07 94 99 Long Creek 08 5020 0.33 1.68 20 7.95 9.28 86 100 Monument #2 08 5711 0.51 1.51 34 7.79 7.97 98 113 Union Exp Stn 08 8746 0.55 1.20 46 7.21 7.01 103 115 Unity Ranger District 08 8780 0.27 0.81 33 5.46 5.80 94 104 Mean 0.67 1.38 49 8.25 8.58 96 105 Ironside 2W 09 4175 0.49 0.98 50 7.56 7.23 105 113 Malheur Exp. Stn. 09 5160 0.25 1.08 23 5.98 6.62 90 103 McDermitt 09 5335 0.09 1.02 9 2.52 4.67 54 67 Ontario KSRV 09 6294 0.17 0.86 20 5.93 6.17 96 108 Owyhee Dam 09 6405 0.05 0.98 5 4 .11 5.54 74 89 Riverside 09 7208 0.20 1.05 19 7.44 5.77 129 153 Rockville 5N 09 7277 0.38 1.41 27 4 .50 6.49 69 81 Rome 09 7310 0.18 0.79 23 3.91 4.17 94 110 • Mean 0.23 1.02 22 5.24 5.83 89 103 http://www.ocs.orst.edu/pub_ftp/reports/state/2004/table3_Mar04.html 11/9/2004 APPENDIX B Wetland Delineation Data Forms DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: _ 3/29/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Palustrine Forested/Flats Wetland Is the area a potential problem area? No Sample Plot: P-1 VEGETATION Species Stratum % Dom. Indicator Species Stratum °0 Dom. Indicator Cover status Cover status Fraxinus latifolia Tree 75 x FACW Rubus armeniacus Shrub 80 x (FACU) Rosa eglanteria Shrub 20 x FACW Spiraea douglasii Shrub 5 FACW Juncus effusus Herb 5 FACW Agrostis sp. Herb T (FAC) %of dominant species that are OBL, FACW, or FAC(excluding FAC-): 2 of 3 = I 66.7 Comments: (Assumed Status) Plot is within a forested area adjacent to a perennial stream. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? No Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-3" 10YR 4/2 n/a n/a silt loam 3-18" 10YR 4/1 5YR 5/8 . 20%/Common/Distinct silty clay loam, Fe masses and depleted areas present Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor x Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Comments: Hydric soil indicators present. Sample did not match mapped profile-likely a hydic inclusion. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12" Depth to free water in pit: 6" x Saturated in upper 12 in x Water-stained leaves Depth to saturated soil: 3" Water marks Local soil survey data Drift lines FAC neutral test x Sediment deposits Other x Drainage patterns in wetlands Comments: Area is located adjacent to a perennial stream channel. Wetland hydrology is present. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? Yes Is this sample plot within a wetland? Yes Wetland Hydrology? Yes Comments: Area is a palustrine forested/flats wetland associated with a perennial stream. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 3/29/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Herbaceous Upland Is the area a potential problem area? No Sample Plot: P-2 VEGETATION Species Stratum %Cover Dom. Indicator Species Stratum %Cover Dom. Indicator status status Poa sp. Herb 40 x (FAC) Trifolium repens Herb 20 x FAC Hypochaeris radicata Herb 20 x FACU Agrostis sp. Herb 10 (FAC) Vicia sp. Herb 5 (FAC) Taraxacum officinale Herb 5 FACU %of dominant species that are OBL, FACW,or FAC(excluding FAC-): 2 of 3 = 66.7 % Comments: (Assumed Status) Plot is located within a maintained lawn area located between a sidewalk and a wetland. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? No Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-8" 10YR 4/2 n/a n/a silt loam 8-18" 10YR 4/2 n/a n/a silt loam mixed with gravel Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Soil has a 2 chroma but lacks mottles in the upper 10". Does not meet criteria for hydric soils. Possibly fill from Comments: consruction of sidewalk HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12" Depth to free water in pit: n/a Saturated in upper 12 in. Water-stained leaves Depth to saturated soil: n/a Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other Drainage patterns in wetlands Comments: No evidence of wetland hydrology present. Area is located on a topographic rise above adjacent wetland. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? No Is this sample plot within a wetland? No Wetland Hydrology? No Comments: Area is an herbaceous upland that maintained as a lawn. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 11/16/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Upland Is the area a potential problem area? No Sample Plot: P-3 VEGETATION Species Stratum % Dom. Indicator Species Stratum °yO Dom. Indicator Cover status Cover status Festuca sp. Herb 80 x (FAC) Geranium robertianum Herb 10 NOL Holcul lanatus Herb 5 FAC Taraxacum ocinale Herb Trace FACU Sonchus oleraceus Herb Trace UPL Bare Ground 5 %of dominant species that are OBL, FACW, or FAC(excluding FAC-): 1 of 1 = I 100.0 Comments: (Assumed Status). Plot is located on a roadbed embankment between a driveway and a wetland. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? No Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-2" 10YR 4/3 n/a n/a silt loam 2-?" n/a n/a n/a gravel, could not dig deeper Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Comments: Gravel roadbed embankment with a thin layer of soil on top. Could not dig beyond 2 inches. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12' Depth to free water in pit: n/a Saturated in upper 12 in Water-stained leaves Depth to saturated soil: n/a water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other Drainage patterns in wetlands Comments: No evidence of wetland hyrology present. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? No Is this sample plot within a wetland? No Wetland Hydrology? No Comments: Area is a gravel roadbed dominated with upland herbaceous species. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 11/16/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1W, Section 10 Is it an atypical situation? No Plant Community: Herbaceous Upland Is the area a potential problem area? No Sample Plot: P-4 VEGETATION Species Stratum %Cover Dom. Indicator Species Stratum %Cover Dom. Indicator status status Festuca sp. Herb 100 x (FAC) Cirsium vulgare Herb 5 FACU Sonchus oleraceus Herb 5 UPL Agrostis sp. Herb 5 (FAC) Vicia sp. Herb Trace (FAC) Rubus armeniacus Shrub Trace (FACU) %of dominant species that are OBL, FACW,or FAC(excluding FAC-): 1 of 1 = I 100.0 % (Assumed Status) Plot is within a pasture area located between the driveway of the adjacet lot and a forested Comments: wetland. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? No Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-6" 10YR 4/2 n/a n/a silt loam 6-18" 10YR 4/2 5YR 5/6 Few/Distinct silt loam Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor x Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Comments: Soils meet hydric soils criteria of the 1987 Manual. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12" Depth to free water in pit: n/a Saturated in upper 12 in Water-stained leaves Depth to saturated soil: n/a Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other Drainage patterns in wetlands Comments: No primary or secondary indicators of wetland hydrology are present. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? Yes Is this sample plot within a wetland? No Wetland Hydrology? No Comments: Area is an upland pasture that is maintained by mowing. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 11/16/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Palustrine Forested/Flats Wetland Is the area a potential problem area? No Sample Plot: P-5 VEGETATION Species Stratum %Cover Dom. Indicator Species Stratum %Cover Dom. Indicator status status Fraxinus latifolia Tree 20 x FACW Rubus armeniacus Shrub ' 20 x (FACU) Rosa eglanteria Shrub 5 FACW Holcus lanatus Herb 60 x FACW Agrostis sp. Herb 20 x (FAC) Geranium molle Herb 10 NOL Cirsium vulgare Herb Trace FACU Rumex crispus Herb Trace FAC+ of dominant species that are OBL, FACW,or FAC(excluding FAC-): 3 of 4 = I 75.0 % Comments: (Assumed Status) Plot is located on the edge of a forested wetland where it transitions into an upland pasture. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? No Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-6" 10YR 4/2 n/a n/a silt.loam 6-18" 10YR 4/1 5YR 4/6 20%/Distinct silt loam Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor x Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Comments: Soils meet hydric soils criteria of the 1987 Manual. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12" Depth to free water in pit: 3" x Saturated in upper 12 in. Water-stained leaves Depth to saturated soil: 0" Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other x Drainage patterns in wetlands Comments: Area meets wetland hydrology criteria of the 1987 Manual. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? Yes Is this sample plot within a wetland? Yes Wetland Hydrology? Yes Comments: Palustrine forested wetland. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 11/16/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Forested Upland Is the area a potential problem area? No Sample Plot: P-6 VEGETATION Species Stratum %Cover Dom. Indicator Species Stratum %Cover Dom. Indicator status status Fraxinus latifolia Tree 20 x FACW Galium trifidum Herb Trace FACW+ Prunus emarginata Tree 20 x FACU Bare Ground 70 Ilex aquilinum Tree 20 x NOL Cratageus monogyna Tree 10 FACU Rubus armeniacus Shrub 50 x (FACU) Rubus ursinus Shrub Trace FACU Festuca sp. Herb 20 x (FAC) Geranium robertianum Herb 10 NOL %of dominant species that are OBL, FACW, or FAC(excluding FAC-): 2 of 4 = I 50.0 Comments: (Assumed Status) Plot is located on the edge of a forested wetland near the edge of a driveway. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? No Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-?" rocks Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Substrate is primarily rock. Likely associated with roadbed for driveway. Could not dig in area. Did not meet hydric Comments: soil criteria. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12" Depth to free water in pit: n/a Saturated in upper 12 in. Water-stained leaves Depth to saturated soil: n/a Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other Drainage patterns in wetlands Comments: No evidence of wetland hydrology present. WETLAND DETERMINATION Hydrophytic Vegetation? No Hydric Soils? No Is this sample plot within a wetland? No Wetland Hydrology? No Comments: Upland forest between existing driveway and forested wetland. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 11/16/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Palustrine Forested/Flats Wetland Is the area a potential problem area? No Sample Plot: P-7 VEGETATION Species Stratum �° Dom. Indicator Species Stratum % Dom. Indicator Cover status Cover status 'Fraxinus latifolia Tree 50 x FACW Rubus armeniacus Shrub 30 x (FACU) Rubus ursinus Shrub 10 FACU Juncos effusus Herb 30 x FACW Agrostis sp. Herb 20 x (FAC) Geranium robertianum Herb Trace NOL Carex sp. Herb Trace (FAC) Bare Ground 50 of dominant species that are OBL, FACW,or FAC(excluding FAC-): 3 of 4 = I 75.0 % Comments: (Assumed Status) Plot is located within a forested wetland that is associated with a perennial stream. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? No Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-18" 10YR 5/1 10YR 18 & 5YR Abundant/Distinct silty clay loam Histol Reducing conditions(test) x Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor x Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Comments: Soil meets hydric soil criteria of the 1987 Manual. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a lrundated Oxidized rhizospheres upper 12" Depth to free water in pit: 4" x Saturated in upper 12 in Water-stained leaves Depth to saturated soil: 0" Water marks Local soil survey data Drift lines FAC neutral test x Sediment deposits Other Drainage patterns in wetlands Comments: Area meets wetland hydrology criteria of the 1987 Manual. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? Yes Is this sample plot within a wetland? Yes Wetland Hydrology? Yes Comments: Palustrine forested/flats wetland. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 11/16/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range. Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Forested Upland Is the area a potential problem area? No Sample Plot: P-8 VEGETATION Species Stratum Dom. Indicator Species Stratum % Dom Indicator Cover status Cover status Fraxinus latifolia Tree 30 x FACW Rubus armeniacus Shrub 20 x (FACU) Rosa sp. Shrub 20 x (FAC) Festuca sp. Herb 40 x (FAC) Galium aparine Herb 10 FACU Galium trifidum Herb 5 FACW+ Bare Ground 45 %of dominant species that are OBL, FACW,or FAC(excluding FAC-): 3 of 4 = 75.0 (Assumed Status) Plot is located between a forested wetland associated with a perennial stream and an existing Comments: driveway. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? No Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance,Size, Contrast Soil Texture 0-8" 10YR 4/2 n/a n/a silt loam 8-?" n/a n/a • n/a gravel Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Gravel roadbed embankment with a layer of soil on top. Could not dig beyond 8 inches. Upper layer of soil did Comments: not meet hydric soil criteria HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12" Depth to free water in pit: n/a Saturated in upper 12 in. Water-stained leaves Depth to saturated soil: n/a Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other Drainage patterns in wetlands Comments: Area does not meet wetland hydrology criteria of the 1987 Manual. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? No Is this sample plot within a wetland? No Wetland Hydrology? No Comments: Forested upland. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 11/16/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Palustrine Forested/Flats Wetland Is the area a potential problem area? No Sample Plot: P-9 VEGETATION Species Stratum %Cover Dom. Indicator Species Stratum %Cover Dom. Indicator status status Fraxinus lafifolia Tree 30 x FACW Rubus armeniacus Shrub 5 (FACU) Holcus lanatus Herb 30 x FAC Agrostis sp. Herb 20 x (FAC) Rumex crispus Herb 10 FAC+ Geranium robertianum Herb 5 NOL Juncus effusus Herb Trace FACW Bare Ground 35 %of dominant species that are OBL, FACW,or FAC(excluding FAC-): 3 of 3 = I 100.0 % Comments: (Assumed Status) Plot is located within a forested wetland adjacent to a perennial stream. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? No Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-18" 10YR 4/2 10YR 5/6 Few/Distinct silt loam Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor x Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Comments: Soil meets hydric soil criteria of the 1987 Manual. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12" Depth to free water in pit: n/a Saturated in upper 12 in. Water-stained leaves Depth to saturated soil: n/a Water marks Local soil survey data Drift lines FAC neutral test x Sediment deposits Other x Drainage patterns in wetlands Comments: Area appears to receive out-of-channel flows from stream. Meets wetland hydrology criteria of the 1987 Manual. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? Yes Is this sample plot within a wetland? Yes Wetland Hydrology? Yes Comments: Palustrine forested/flats wetland adjacent to a perennial stream. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 11/16/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Herbaceous Upland Is the area a potential problem area? No Sample Plot: P-10 VEGETATION Species Stratum %Cover Dom. Indicator Species Stratum %Cover Dom. Indicator status status Festuca sp. Herb 95 x (FAC) Polystichum munitum Herb 5 x FACU Hocus lanatus Herb Trace FAC of dominant species that are OBL, FACW,or FAC(excluding FAC-): 1 of 1 = 100.0 % (Assumed Status) Plot is located just outside an abandoned stream channel in a maintained lawn area between Comments: the channel and a gravel driveway. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? Yes Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-18" 10YR 4/3 n/a n/a silt loam Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Comments: Soils do not meet hydric soil criteria of the 1987 Manual. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12" Depth to free water in pit: n/a Saturated in upper 12 in Water-stained leaves Depth to saturated soil: n/a Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other Drainage patterns in wetlands Comments: Area does not meet the wetland hydrology criteria of the 1987 Manual. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? No Is this sample plot within a wetland? No Wetland Hydrology? No Comments: Herbaceous upland adjacent to an abandoned stream channel. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 11/16/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Abandoned Perennial Stream Is it an atypical situation? No Plant Community: Channel Is the area a potential problem area? No Sample Plot: P-11 VEGETATION %Species Stratum % Dom. Indicator Species Stratum Cover Dom. I statusor Cover status 'Fraxinus latifolia Tree 90 x FACW Galium trifidum Herb Trace FACW Prunus emarginata Tree 10 FACU Bare Ground 75 Rubus armeniacus Shrub 5 (FACU) Agrostis sp. Herb 10 (FAC) Polystichum munitum Herb 5 FACU Hocus lanatus Herb 5 FAC Mitella sp. Herb 5 (FAC) Geranium robertianum Herb Trace NOL %of dominant species that are OBL, FACW,or FAC(excluding FAC-): 1 of 1 = 100.0 % Comments: (Assumed Status) Plot is located within an abandoned perennial stream channel. Most of vegetation is growing along edges of channel. Very little is actually rooted within the channel itself. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? No Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-3" 10YR 4/2 7.5YR 4/6 20%/Distinct silt loam 3-18" 10YR 4/2 n/a n/a silt loam • Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor x Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(win 3",>2mm) On hydric soils list Comments: Soil meets hydric soil criteria of the 1987 Manual. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12" Depth to free water in pit: n/a Saturated in upper 12 in. Water-stained leaves Depth to saturated soil: n/a Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other x Drainage patterns in wetlands Although there is no evidence of recent inundation or saturation, the channel itself is a drainage pattern and Comments: meets the wetland hydrology criteria of the 1987 Manual. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? Yes Is this sample plot within a wetland? Yes Wetland Hydrology? Yes Comments: Area is an abandoned perennial stream channel that is bordered by hydrophytic vegetation. Channel itself is largely unvegetated. Channel does not appear to receive flows anymore. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 3/29/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Herbaceous Upland Is the area a potential problem area? No Sample Plot: P-12 VEGETATION Species Stratum c�0 Dom. Indicator Species Stratum Dom. Indicator Cover status Cover status Salix scoulerana Tree 30 x FAC Populus balsamifera Tree 20 x FAC Rubus armeniacus Shrub 10 (FACU) Festuca sp. Herb 20 x (FAC) Holcus lanatus Herb 20 x FAC Agrostis sp. Herb T (FAC) %of dominant species that are OBL, FACW,or FAC(excluding FAC-): 3 of 4 = 75.0 % Comments: (Assumed Status) Maintained lawn area adjacent to a perennial stream and associated emergent wetland. .SOILS Mapped Unit Name: Cornelius and Kinton silt loarns Matches Profile? Yes Taxonomy (subgroup) Ultic Haploxerolls/Typic Drainage Class: Moderately well-drained Fragiochrepts Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-18" 10YR 4/3 n/a nia silt loam, friable Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Comments: Soils do not meet hydric soil criteria of 1987 Manual. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12" Depth to free water in pit: n/a Saturated in upper 12 in. Water-stained leaves Depth to saturated soil: n/a Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other Drainage patterns in wetlands Comments: No evidence of wetland hydrology present. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? No Is this sample plot within a wetland? No Wetland Hydrology? No Comments: Herbaceous upland with a few trees located adjacent to a perennial stream and associated emergent wetland. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 3/29/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Palustrine Emergent/Flats Wetland Is the area a potential problem area? No Sample Plot: P-13 VEGETATION Species Stratum %Cover Dom. Indicator Species Stratum %Cover Dom. Indicator status status Juncus effusus Herb 20 x FACW Epilobium sp. Herb Trace (FAC) Holcus lanatus Herb 20 x FAC Agrostis sp. Herb 20 x (FAC) Ranunculus repens Herb 20 x FACW Festuca sp. Herb 10 (FAC) Veronica americana Herb 5 OBL Rumex crispus Herb 5 FAC Salix scoulerana Herb Trace FAC %of dominant species that are OBL, FACW,or FAC(excluding FAC-): 4 of 4 = 100.0 Comments: (Assumed Status) Plot is within an herbaceous area adjacent to a perennial stream. SOILS Mapped Unit Name: Cornelius and Kinton silt barns Matches Profile? No Taxonomy Ultic Haploxerolls/Typic y (subgroup) Fragiochrepts Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-3" 10YR 4/2 10YR 6/8 common, distinct silty clay loam 3-10" 10YR 4/1 10YR 6/8 common distinct silty clay loam 10"- rock and gravel Histot Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor x Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Comments: Soils meet 1987 Manual hydric soil criteria. Could not dig deeper that 10" due to rock/gavel layer. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12" Depth to free water in pit: 4" x Saturated in upper 12 in. Water-stained leaves Depth to saturated soil: 0" Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other x Drainage patterns in wetlands Comments: Area is located adjacent to a perennial stream. Meets 1987 Manual criteria for wetland hydrology. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? Yes Is this sample plot within a wetland? Yes Wetland Hydrology? Yes Comments: Palustrine emergent/flats wetland located adjacent to a perennial stream. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 3/29/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Palustrine Emergent/Flats Wetland Is the area a potential problem area? No Sample Plot: P-14 VEGETATION Species Stratum % Dom. Indicator Species Stratum % Dom Indicator Cover status Cover status Prunus emarginata Tree 10 FACU Ranunculus repens Herb 10 FACW Cratageus monogyna Tree 10 FACU Polystichum munitum Herb 10 FACU Rubus armeniacus Shrub 10 (FACU) Cytisus scoparia Shrub Trace NOL Juncus effusus Herb 20 x FACW Agrostis sp. Herb 20 x (FAC) Festuca sp. Herb 20 x (FAC) Holcus lanatus Herb 20 x FAC %of dominant species that are OBL, FACW,or FAC(excluding FAC-): 4 of 4 = 100.0 Comments: (Assumed Status)Area is located adjacent to a perennial stream. SOILS Mapped Unit Name: Cornelius and Kinton silt loarns Matches Profile? No Taxonomy (subgroup) Ultic Haploxerolls/Typic Drainage Class: Moderately well drained Fragiochrepts Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture large Fe masses present, silty clay 0-18" 10YR 3/1 5YR 6/8 Abundant/Distinct loam Histol Reducing conditions(test) x Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor x Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Comments: Area meets hydric soil criteria of 1987 Manual. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated x Oxidized rhizospheres upper 12" Depth to free water in pit: 4" x Saturated in upper 12 in. Water-stained leaves Depth to saturated soil: 0" Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits _Other Drainage patterns in wetlands Comments: Area is located adjacent of a perennial stream. Meets 1987 Manual wetland hydrology criteria. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? Yes Is this sample plot within a wetland? Yes Wetland Hydrology? Yes Comments: Area is a palustrine emergent/flats wetland located adjacent to a perennial stream. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 11/16/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Herbaceous Upland Is the area a potential problem area? No Sample Plot: P-15 VEGETATION Species Stratum �!0 Dom. Indicator Species Stratum °!0 Dom. Indicator Cover status Cover status Prunus emarginata Tree 10 FACU Cratageus monogyna Tree 5 FACU Rubus armeniacus Shrub 10 (FACU) Cytisus scoparius Shrub Trace NOL Trifolium repens Herb 50 x FAC Festuca sp. Herb 30 x (FAC) Agrostis sp. Herb 20 x (FAC) Hypochaeris radicata Herb Trace FACU %of dominant species that are OBL, FACW,or FAC(excluding FAC-): 3 of 3 = I 100.0 % (Assumed Status).Area is located within a pasture on a moderately steep slope. Over half the dominants are Comments: assumed FAC. SOILS Mapped Unit Name: Cornelius and Kinton silt loarns Matches Profile? Yes Taxonomy (subgroup) Ultic Haploxerolls/Typic Drainage Class: Moderately well drained Fragiochrepts Depth Matrix Color Mottle Color Mottle Abundance, Size,Contrast Soil Texture 0-3" 10YR 4/3 5YR 4/6 Common/Distinct silt loam 3-18" 10YR 5/3 5YR 4/6 Common/Distinct silt loam • Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(wfin 3",>2mm) On hydric soils list Area is located downslope from a sanitary sewer manhole. Soil likely disturbed. Does not meet the hydric soil Comments: criteria of the 1987 Manual. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated x Oxidized rhizospheres upper 12" Depth to free water in pit: n/a Saturated in upper 12 in. Water-stained leaves Depth to saturated soil: n/a Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other Drainage patterns in wetlands Only one secondary indicator of wetland hydrology observed. Does not meet the hydrology criteria of the 1987 Comments: Manual. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? No Is this sample plot within a wetland? No Wetland Hydrology? No Comments: Area is an herbaceous upland located on a slope above a perennial stream and associated emergent wetland. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 3/29/2004 Client/Owner: Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township, Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Palustrine Emergent/Slope Wetland Is the area a potential problem area? No Sample Plot: P-16 VEGETATION Species Stratum °�0 Dom. Indicator Species Stratum % Dom. Indicator Cover status Cover status Fraxinus latifolia Tree 30 x FACW Poa sp. Herb _ 30 x (FAC) Trifolium repens Herb 30 x FACU Festuca sp. Herb 20 x (FAC) Hypochaeris radicata Herb 10 FACU Taraxacum officinale Herb 10 FACU Geranium robertianum Herb Trace NOL of dominant species that are OBL, FACW,or FAC(excluding FAC-): 3 of 4 = 75.0 % (Assumed Status).Area is located on a slope within a slight depression in the middle of a maintained lawn. Many Comments: of the grasses could not be positively identified due to mown condition. Group of ash trees on northern end. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? No Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-18" 10YR 4/1 5YR 4/8 Common/Distinct silt loam Histol Reducing conditions(test) x Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor x Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/n 3",>2mm) On hydric soils list Comments: Soils meet hydic soil criteria of 1987 Manual. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated x Oxidized rhizospheres upper 12" Depth to free water in pit: 1" x Saturated in upper 12 in. Water-stained leaves Depth to saturated soil: 0" Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other Drainage patterns in wetlands Area is fed from the north by an intermittent seep drainage. Drains downslope into a grated inlet along southern Comments: property boundary Met wetland hydrology criteria of 1987 Manual. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? Yes Is this sample plot within a wetland? Yes Wetland Hydrology? Yes Comments: Palustrine emergent/slope wetland. DATA FORM ROUTINE WETLAND DETERMINATION (1987 USACE Wetlands Delineation Manual, Modified) Project#: 3226.03 Date: 3/29/2004 Client/Owner Terra-Weber LLC State: Oregon Investigator: M. Kuziensky County: Washington Do normal circumstances exist on the site? Yes Township. Range, Section T2S, R1 W, Section 10 Is it an atypical situation? No Plant Community: Herbaceous Upland Is the area a potential problem area? No Sample Plot: P-17 VEGETATION Species Stratum %Cover Dom. Indicator Species Stratum %Cover Dom. Indicator status status Poa sp. Herb 30 x (FAC) Trifolium repens Herb 30 x FACU Festuca sp. Herb 20 x (FAC) Hypochaeris radicata Herb 10 FACU Taraxacum officinale Herb 10 FACU %of dominant species that are OBL, FACW,or FAC(excluding FAC-): 2 of 3 = I 66.7 % Comments: (Assumed Status). Area is located within a sloped maintained lawn. Many of the grasses could not be positively identified due to mown condition. SOILS Mapped Unit Name: Helvetia silt loam Matches Profile? No Taxonomy (subgroup) Ultic Argixerolls Drainage Class: Moderately well drained Depth Matrix Color Mottle Color Mottle Abundance, Size, Contrast Soil Texture 0-18" 10YR 4/2 n/a n/a silt loam Histol Reducing conditions(test) Gleyed Histic epipedon High organic content surface layer Organic streaking Sulfidic odor Mottled(w/in 10") Organic pan Probable aquic moisture regime Concretions(w/in 3",>2mm) On hydric soils list Comments: Soils do not meet hydic soil criteria of 1987 Manual. HYDROLOGY Primary Indicators: Secondary Indicators: Depth of surface water: n/a Inundated Oxidized rhizospheres upper 12" Depth to free water in pit: n/a Saturated in upper 12 in. Water-stained leaves Depth to saturated soil: n/a Water marks Local soil survey data Drift lines FAC neutral test Sediment deposits Other Drainage patterns in wetlands Comments: No evidence of wetland hydrology present. Does not meet the 1987 Manual's criteria for wetland hydrology. WETLAND DETERMINATION Hydrophytic Vegetation? Yes Hydric Soils? No Is this sample plot within a wetland? No Wetland Hydrology? No Comments: Herbaceous upland. APPENDIX C Site Photographs I WO. 0 i. 4\\\1 o l ^i� r HOUSE �r lING I c: Ja)11.:::....i..�i. ti� flirrHZ.043111041 ' '‘ , illiAlli - fli Tax Lot L 2S110CB00500 • :I (5.73 AC.) 4••••/ i a o � '/1 Iflf ^o iiir HousE EwsnNG 10'� Culvert it(il! , iiirrirr, - i 141 ii ) f 1. V i 12' 111101' .Tri, ' ' - 1 Concrete Culvert U :00 00 JJ (1 At ) ♦ft♦af 6 lig in al p ♦♦�•'f VC Culvert ,Il � { %f♦a��♦��f� 18'P N IF'C♦♦♦♦ ♦•r♦s1f.♦ I '►ffff l�IS Intermittent ♦♦♦♦ 1�(/ ,(/ Seep Drainae ������+�!%;r�!�if�fNliflLf�iNliif 1 4.11:4*:•:•: - tss/ Concrete Headwall I. +' and.38-48',,/ 1704# culvert ) 1,- Te. Ar k [;:::1 1 iffi-,' ,10 ,01''' HousE $ Inlet ,��t 4 J� NG /,! `\O EXI Ow' 0 HOUSE EXISTING —__-- - o HOUSE u >m 1ao f `` EXISTING = 1 inch – 75 ft Legend IN ■ Study Area Boundary(Phase 2) Perennial Stream 1 Photo Location N — — — Phase 1 Boundary(Ames Property) 1 1 Intermittent Stream ———— Tax Lots Palustrine Forested/Flats Wetland Index Contours(10-Foot) I Palustrine Emergent/Flats Wetlands Intermediate Contour(2-Foot) Intermittent Seep Drainage _. I Abandoned Stream Channel FIGURE NO. Wetland boundaries were professionally io y surveyed to an accuracy of 0.01-foot b y HarrisMcMonagle Pssocaates C 1 Jo es&Stokes Arlington Heights Ill-Phase 2 Terra-Weber LLC 317 SW Alder Street,Suite 800 Photo Location Map Portland,OR 97204 PROJECT NO. ~' 03226.03 Fab 73.7003-21♦Pm Terra Weber LLC Arlington Heights I11—Phase 2 t. I , i.'4 ..- i } • ;r r " . Is r e ' Photo 1. Facing northwest. Photo shows - • perennial stream where it enter the northwest corner of the study area from the Arlington Heights III, Phase 1 Property to the west. Channel then flows toward the east -h along the northern property boundary. t f'_ . • fa. .,. ,‘4 -14.- ..),,,.......,...., ,„.. ,+.,.,irioriti4„, r , y ! _� _ * ... 1 1,''.,444- $ , r .l:• tit a 'j• / :,t• ` ' r� {. A A` + .,` „ �, . t • r�=fi�� '• . ,1 i } ?'• Y � � t , { X11 a A.,r,, 4tw. t, { k:= f, ra +':1' <.. 1 i. r. '..r. ` ` �- 1 -. ..r �` ..--,.--,..„..4.,,,,� ^,j . '.yai• ',4 k: Z-A. i1.�• v ._• 4 �F' ti• { ,* -A4-,t,,itt.. - N{y^1'� - - .�• Ax...-4- �T''.r r�`, ' •.. N.'y.'.- ,`,'�`.`,.i� .. 1 ft. i.,.., f 4. a 1 + •r s ii c ;a t-yam„p.- „*””-^ "if•11.' t't �', t�' 1:_,:.. _ °• .1...„.,4,.y ,, .,cam 'yt, vs1`t, ,fir -*'.-- V•`•rjy •N ,,.�.. .�. --i--•i t- -‘ ' ``� w -fit T V 4;44K"aT .• , c i. , ,., , S } r• • '�•• ....- .i., , ....),... , .tf.., .„4,....,..„. .....„ „,Y ...i ��y ��' . 3.- 5• .Ike` , '136''ai , 1.:�' : • Photo 2.Facing west.Photo shows section of perennial stream channel along northern property boundary Jones&Stokes. C-1 Project No. 03226.03 Terra Weber LLC Arlington Heights III—Phase 2 f - el:: • f.A - u ∎ )111, .�� , f s ..".`... . . ,, to... .! . .. lippi, 414... „.410 r, ''t ., r 'i 't,i4 k ,•.- ..Z ti y'• - .` `\�" ` �.~ ,.,- m.0.. '�. _ , 0. ... 1 i..,.. -40. 4;0f; 0 ' , a ,' .; _ _ . •r�{? '- ,J ..i:;11:a r ". ., - �r `.tt L. y _�— � y` •lay ' "1: Photo 3.Facing southeast. Photo shows perennial stream and associated emergent wetlands in the northeast corner of the study area. •?;,<a ;' . ,"x •.F• 3,_'fit•. .ar '' ' 't �` ,t 14 �i +�*fie a a ''.i •'�',�;' .+' -"Z t �• ' ( +s' . ''', X1`1 �;s i ,\+,"} T'- yam',' ..?e i'�11:.•.,y, o . ': '. . -: ;+ ' �•' 'fi .r Ke e{ $i y � lfit '1 Si / y .':y, 4r • ' ., f , �i ' ""'I� ,, t. rrti;� 6t 4 r L�r rtir' S y ,•.-.‘r--� ., i ) � * yr. . ., ,rr ''' M� fi . ' y+t-. -1#11,:k L -- ' � r f �, r} .,n f1;,i 47ta� •.s ? " r .+r , .!y 7{t . ;- : i — ,- :' 'Y `f, ,4e ,,, 1. Y' i p '',v,.--f-11.4.,.T.:e---.:11'.,"47- ,-1-.'.4..--'2<"!--t.--.1,"--'";"!: ,ti,.. '44.1.",, -k-m---'—' '-;;;t7.4. li1"•__ y:., . r jj�C`cSr, ✓r ¢��R � rL r i •` Photo 4.Facing north. Photo shows perennial stream channel and emergent wetlands in northeast corner of study area. Jones&Stokes. C-2 Project No. 03226.03 Terra Weber LLC Arlington Heights III—Phase 2 . Y - ii,,,, ' R R q 'it ; +/ r a , . i R 'e ' Vw • .•v • ' �• Y iAi d��f y1b. �� ��� lfr J y ..)'''''‘'$.....r.i1N.... itglir, 4 iik :,; t, A .. : ,k").70 'v;.:-11F0r '' . tP., -, -1 `. . .40 .. • , .. .........' •-s . • . • ,. t; , f S f � d .w• c t1�.,■ a. Photo 5. Facing south. Photo shows perennial stream channel between eastern property boundary and the TL 700 driveway. Channel is located along the left side of the photograph Y G rtei ,,t . / r! k ' i t',. Photo 6. Facing north.Photo shows \ • 1, I perennial stream channel between eastern y; ' { property boundary and the TL 700 iZ ' ! driveway. Stream enters a 10-inch CMP 1 l I j. \ culvert located under the driveway at this location. / .tlf. ; ' ear .fir, .j` T �('. ,',. • ■ Jones&Stokes. C-3 Project No. 03226.03 Terra Weber LLC Arlington Heights III—Phase 2 ilq `t '� is , tµ.U-`4 •L1' t• ��r. �` - .a I ' •Syll r till `c i' t • 4., +•'11 L i • w,-p er ,�� / " \.1�!" l r 3 �, f: \\ � ,.w, fi i y „t,,, r I ',PR,y .4p ----watc, Photo 7. Facing southwest.Photo shows the downstream end of the 10-inch CMP culvert where it conveys the perennial stream into a wider channel. Y ,< , h S4, r,e.:2-,:,:.,,, 1411K..4%05„, Y e 4 ,r� . t! ,,fit. 'Y �• t� •�' 1' ,� " 047.,:• II' th•d‘.. ... -"*" 144 - 't' I... '•.,i} :e r..^14,k r j i ;'1` ,, t./ f " '`� !R i! ! k. 4164";! _�. / . \, ,I V. \y-, , ,- t' lw_ ,..1,:1-.1.,-1\-- t'•.% • f Photo 8.Facing north.Photo shows typical conditions within perennial stream channel between the two culverts.Note forested wetland on right side of photograph. Jones&Stokes. C-4 Project No. 03226.03 Terra Weber LLC Arlington Heights III—Phase 2 jricitt r r ss • i i' M tt w � _ 3, 3 'Y r 'uJ?. ' A' t 1'.44! , F -> .i E 1) J.: �! . 1 ^ 4- 1 .� " r •r '' "` <7 d. 7{�� y S 7! 4 r ini, _ . " {', 1-.. srt -. Yf , . y.} a 1 I�{T1 31 + "4 1 i. x4 { e 1 ., 1•'-‘,'‘''''•'r--, ...; ,, ...,, ,, ,,os , ri 1,6 k.,,i r., • .11.'"' .''''''''''''.:4'1.4'''''''cl"-'4":'''''''41-.--41-4.;0'.. ..771''I '111'.1'. '''''''':;.:1\.• l': :.: ,i' ''';''.44''''''':.-:',',7:-.:1,..:7\i',:;'''':-. ‘....:-'''''-',..'',..11'::::-.1--: --- .' \•• J /' a o,/, �i h f , e L7f4t y!, a si Photo 9.Facing north. Photo shows perennial stream entering the section culvert(12-inch concrete)under the TL 700 driveway. , ►` �4-t ,QA. \ {, ;,., �a_ 1044,1!".1t., ♦ • Q � 4 �r�irr. -II i� ��` jjj • • A -,`IIIIII77777 4 •f y� `•. e'" ,r ; , : c ..7., � �: a-. Photo 10.Facing south. Photo shows downstream end of second culvert under TL 700 driveway, where perennial stream is conveyed into a larger forested wetland. Jones&Stokes. C-5 Project No.03226.03 Terra Weber LLC Arlington Heights III—Phase 2 gKr 'r ti 7w. yrr • •• ., ° :.u, r ;_ire « .s7 `Y c. Photo 11.Facing northwest. Photos shows downstream end of perennial stream and forested wetland located in the southeast corner of the study area. Driveway on right side of photo is for the adjacent property to the east(TL 500).Fence in foreground is set on top of a concrete headwall around the 36 to 48-inch culvert under SW Beef Bend Road. ' thy. 114, )114 - .ter••-s.—,�,;..+..�a ,....,. ti7R'._ _ �N•.....mss^+ .a .r ..�... �..rr.^^" Y .v Photo 12. Facing south. Photo shows concrete headwall and culvert structure that carries the perennial stream under SW Beef Bend Road.Noted the roadside ditch that enters the stream from the left.This ditch extends from an 18-inch PVC culvert under the driveway of the adjacent property to the east(TL 500). Jones&Stokes. C-6 Project No. 03226.03 Terra Weber LLC Arlington Heights III—Phase 2 -1,..' �Y ♦ 4 PP,T yak :; f �' a #► iii t R7 .own III � • i1 4 . Jw �'+ I , Li r � Photo 13.Facing south. Photo shows the palustrine emergent/slope wetland located in the southern portion of the study area. Intermittent seep drainage is shown entering this area in the lower right hand corner of the photo. ^j� 'P -4. .' , �„-::. =0 0.,..,.,0:‘,^; '"`X14";1 r , +•_ ��t-_ , . ,� , "',�' �w, i 1.-,, ■*`.4 ' ' .�.f4.41' "1 .. 'S, r1. $ .*. • VY -�f-S,s� ie+ ;S..,-.:.r.. -.�.w:,3' ,. ,,�' q,.y'"�r'r�". "'iiii IS.;'+,' ,'am'''•: d �7 w, +.,'. gbAF'a". •• fzy�'y++: li.0 . ,- mow• a. , • a t 114-2'. y Y 4 - -- - rL�:�r 2-ii"."-.W.."`/., 1w4`:,,,T� g:4, =A .,ex°; .r rr e .,}. W$7 ,a 1. 4 5 r. i r i F f :?Y*" • 7"1♦ '1,-•, . d • .• .J."1.1'1-''. Ylr) ,, y ; .1 M ..i.,�,'.y _ Tit` , may,; 9r Photo 14. Facing northwest. Photo shows palustrine emergent/slope wetland from it southern end. Grated inlet that it drains to is marked by the stake in the center foreground. Jones&Stokes. C-7 Project No. 03226.03 Terra Weber LLC Arlington Heights III—Phase 2 • . r,y Photo 15. Facing southeast. Photo shows grated inlet that receives drainage from the • - palustrine emergent/slope wetland in the southern portion of study area. • _ a -. - . :.. 44 J ; ` Photo 16.Facing northwest. Photo shows r ., '� � :, d- intermittent seep drainage located in r. ;"; southeastern corner of study area ,.� y Y Y r� Jf �/ t .}. ■ Jones&Stokes. C-8 Project No. 03226.03 Terra Weber LLC Arlington Heights 111—Phase 2 •4 sti .— • , O 1 1 1'. r � i z. Fi .r `i . ` \ C`, ` t zt„ t *;'/. .\-, rim ' .r. - , '. 7r _ e ,�, 1..,„ 00 • miii, tat.. ' tic.\ , 1 e Y I , :Q.:. ,•-• .^',_ '`fi 0-144, G •f * p _ n e , ..... , ,- ' ''.':.;"irli.-'1Z,;:i.;.,, ,---'-,.- .; ''.-,•7.,Ns: ' r-: ,P--'1, 'per+_,� i.,::: -ae 0' ali • Photo 17. Facing south. Photo shows typical conditions in abandoned channel upstream from where the 10-inch CMP culvert enters. '.... „... r0-..„ . ,i.„.,..., ., . , ,.. .. _ , .. „ , , ,.. , ., . 4 . , : ..- , 4.1\ +. } , A* ,..,, ti 1,11 --, ,-. ' iiii itN, 1, , ',I' tit :1 1., .4., '- ' : ',, .. .., .- .. ..,f41' . ' 1 ).•;*''..-.7-1,-#0.: . ,..4wittr,„, [L),, t ' 'i r l+ At.,; . " t . - is R' t•� , `` ' _, 1•, '4r k t,r` 1 rti • i r, • r1.1., • •., 4 ��r• Photo 18.Facing north. Photo shows typical conditions in the northern portion of the abandoned stream channel. Jones&Stokes. C-9 Project No. 03226.03 APPENDIX C Vegetated Corridor Condition Assessment Forms • Jones and Stokes Project: f Y r ")r\ # G t rs."%; Date: \T(Aiv.- 14 200 y' Observer: (a , A- . IVle1/4..vd.. Plot#: 1 Photo #: Plant Community Type: fi4—e4$ c1 "7r`--e - Comments: P(o-1- toca!'-A ot, wlec+` c_o✓v‘z-✓ —f--Ax 1csi Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree La}Ler -7 0 Shrub Layer l0-2) Herbaceous Layer Species % Cover Species % Cover Species %Cover T<+nv� 1At,fel+G 51) 124A inks d1s�(,6 o C-t�a Se. s PaunuS emar nr4 I° Gory lwS c.or ' to °/C Cover Native Plants: S U , % Cover Tree Canopy: -7 0 .% Cover Invasive/Noxious Plants: 9 0 4 is Mh,t-c-- /tJ ��v Jones and Stokes Project: ( l vt.�� ✓1 �e l In 19111-0-(— 2 Date: 1-u I , 2vo `4- Observer: 6 A- M e 1701— Plot #: 2- s Photo #: . Plant Community Type: fiO4^-/5 G��.. e,� i#' v -., Comments: S ( . A Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree Layer /. Shrub Layer D 1. Herbaceous Layer lam-+ /, Species % Cover)Species % Cover Species %Cover Gtv1 (nww � _ Ion% • L Cover Native Plants: 11° % Cover Tree Canopy: if 0 % Cover Invasive/Noxious Plants: 0 Jones and Stokes Project: r{i,, ��,,.. .h-6151N1 P . Date: I 2vo 4 Observer: ( • P- M E-m Plot #: 3 Photo #: Plant Community Type: 1,4y, .1 c 144 Vin Comments: Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree Layer 0 7. Shrub Layer 0 /• Herbaceous Layer 1 Species % Cover .�S ecies %Cover Species °%Cover t lav'✓x 1611 • % Cover Native Plants: 0 % Cover Tree Canopy: 0 % Cover Invasive/Noxious Plants: 0 pt- Jones and Stokes Project: -A kC Date: \,-14 ,�.c, I 2v o Li- Observer: 6 Ar E�7 A- P lot #: Photo #: Plant Community Type: 'Pac---w Comments: Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree Layer 0 /. Shrub Layer I U Herbaceous Layer Species % Cover Species % Cover Species % Cover -- fQrn 5.-3 S caiCY31 - j 3 Fes ter,.c.F e•, : °/ 0 • Cover Native Plants: 0 % Cover Tree Canopy: 0 Cover Invasive/Noxious Plants: j u Jones and Stokes Project: f-'1(1 f-'1(1 nh, )11, . �— Date: 1.--u rV—, I Zoe,- Observer: 6 ,AC M Plot #: Photo #: Plant Community Type: (1Aiycgt c.6 is` He-r2-p woo D Po"G ST— Comments: Dominant Spp.: 10-foot radius plot for herbaceous vegetation;30-foot radius plot for woody vegetation Tree Layer_ 7 a Shrub Layer H o Herbaceous Layer t S Species '% Cover Species % Cover Species %Cover ?Seidl 0�s4,o. !wows', y for (-tis ter-n,4+-A. "* 2- Fri+-N.us- se. I'rax r 4• LS l a-14011 A j24.,4 d S 7_ 6 a 1 r u, u,p Prurtus e,mar irto , o 6er.,-.nrm. Se Z Cover Native Plants: O Cover Tree Canopy: -1 U % Cover Invasive/Noxious Plants: Zo t1/41/7f LA- Jones and Stokes Project: AY t -1'1/it t til- Z Date: �U At.- J 2vo`t Observer: 6 A- MET] ,'- Plot : (o Photo St: Plant Community Type: y/1 X% C.,, fen _ H i- Vtvu0 r) -Fis 2E5-r- Comments: Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree Layer Lt o Shrub Layer 2 S Herbaceous Layer 9 Species % CoverlSpecies % Cover Species %Cover PrU vu�S e,sw �r- -J `1. 'mil S cl l$ co[6,1' 1 S �1r,$l�lS c p . 0 fray?"14_t I G+1-f 4 it D 7 64,Y l KS Gar^. �-�, t o F4f4- 4 r,« 1 r 3(.3 I F'+-'1 Ou t 11fu Zo • % Cover Native Plants: -7 c % Cover Tree Canopy: 14 v % Cover Invasive/Noxious Plants: I S -4 N a4-ta,• Jones and Stokes Project: I =uf 1 e t 1. "S Z Date: JUrtc, I t ?ya `t Observer: G M 7 k-- Plot #: 7 Photo #: Plant Community Type: r r K ED Co N , • •�t- Dwoop Comments: Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree Layer 70 Shrub Layer Herbaceous Layer 5 LSpecies % Cover Species % Cover Species °%Cover Psetd•-fslk Cf1ZIl411' 70 tiettr heifr& "fe f�� SFt c�nur+ n.+or-0—kk 5 P—tA J./ s c. * 2� Corr tk.s cork, .I-u '1E 1 % Cover Native Plants: C(o Cover Tree Canopy: 10 % Cover Invasive/Noxious Plants: 7 0 4 t..t - - JH•mac Noy°v�— Jones and Stokes Project: V 1 ;tire I '1-� t i � ? Date: T^ I , Zo p `- Observer: G . A- ME ;■ - Plot#: Photo #: Plant Community Type: M r)r c p Go Iv /'FS 2 - -i , r2 r2 v o 7 Comments: • Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree Layer Shrub Layer a Herbaceous Layer B Species % Cover Species % Cover Species %Cover pCr,'ft mu IH��j1iN 30 Cory (443 Grn� ' I0 ��41,«� sO Lfa l9(urlu( /Pt"W31'1 IJ 1(2...t,bHS d,Scol,.- 30 It rosjas 5r yp V cf '(- �.C.rG nr4n. I4,7 7- % Cover Native Plants: ';-"& % Cover Tree Canopy: L-(-O % Cover Invasive/Noxious Plants: 30 Jones and Stokes Project: 1 1(--5 k 2 Date: (U1,�c� 1 7ya �-�{ Observer: 6 A- M E.7 p4— Plot #: 10 Photo #: Plant Community Type: Al/y6 ij Gori Fr*(-n W a c p -r— Comments: Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree Layer ( o Shrub Layer Herbaceous Layer 1�v Species % Cover Species % Cover Species %Cover Pro r,it& Cw,a,to to C.'!7 (L -�i. - Fes .t S e ,sue 12-4 124 s dts 1 * to pk. ,i s („�_ti. 213 1 Oft(At- feicM l t, ol c IAyA ye Cover Native Plants: 2v Cover Tree Canopy: VJ % Cover Invasive/Noxious Plants: 0 'Apt. Jones and Stokes Project: f 1 .-. �� 41,€ S Date: � 1/1 n.(, ( I o a `t Observer: 6k Al Plot#: 1 1 Photo #: Plant Community Type: t 51'I4�c.. Comments: Dominant Spp.: 10-foot radius plot for herbaceous vegetation; 30-foot radius plot for woody vegetation Tree Layer Shrub Layer I 0 / Herbaceous Layer /0 J• Species % Cover Species % Cover Species °% Cover 4 S &SG. L * to rps v.... sr- - y'O �T.f%sue V sr 3 e Peie.--- 30 % Cover Native Plants: O .% Cover Tree Canopy: d Cover Invasive/Noxious Plants: r♦0 IV -)E n arti Nd-�.-- Jones and Stokes Project: - i- s 114 r1 S rffs P h -&- Z- Date: ru. ! Zook Observer: G ,- 11/16-S7 ,�-- Plot #: 110- Photo #: Plant Community Type: p Comments: Dominant Spp.: 10-foot radius plot for herbaceous vegetation;30-foot radius plot for woody vegetation Tree Laver 0 /. Shrub Laver I b /. Herbaceous Layer Species % Cover Species %Cover Species °,%o Cover %r _.r o Fes 41t,-C4- �e. , 1 o P- 1 % Cover Native Plants: 0 % Cover Tree Canopy: 0 Cover invasive/Noxious Plants: (V '`k rt/ 7ré AF76ur1 '5 CTS ENGINEERS February 4,2005 Project: OR04.067.T01-Arlington Heights III Mm ber 12755 r.To SW We 69th Avenue,Suite 100 Portland,OR 97223 SUBJECT: Traffic Analysis for the proposed Arlington Heights III Subdivision,along the north side of SW Beef Bend Rd.,and west of SW Turnagain Dr.in Tigard,Oregon Dear Mr.Weber, As you requested,a traffic impact analysis has been prepared for the proposed Arlington Heights III subdivision. This development is split into two phases. Phase I will contain 53 single-family homes on approximately 14.17-acres and Phase II will contain 11 single-family homes on approximately 2.91-acres,including 2 existing homes,one of which will be removed. The site is designated R-7 in the City of Tigard Comprehensive Plan,which permits the development proposed. This development will be located along the north side of SW Beef Bend Road and west of SW 122"d Avenue(Figure 1). The traffic flow pattern entering and exiting the Arlington Heights III subdivision is accomplished via four separate,yet interconnected,access locations(Figure IA). From the south,the site is accessed off of SE Beef Bend Road. From the North,the site is accessed by an extension of SW Summerview Drive,plus two separate locations from the Summit Ridge subdivision towards the west:one in the southwestern area and the other in the northwestern area. The public streets included in the Arlington Heights III subdivision will be constructed to Skinny Street standards as contained in City Development Code Figure 18.810.4B. This Code states that public streets with an ADT of less than 1,000 vehicles per day,a typical section may be used which includes 28 feet of pavement within 50 feet of right-of-way,including 5.5 foot planter strip and 5 foot sidewalks on both sides,and parking permitted on both sides,except within 30 feet of the roadway intersections at SW Beef Bend Road,SW Solstice Street,and SW Summerview Drive. It should be noted that trips from the two existing homes on the site already exist on the surrounding roadway system. Therefore,only 62 homes(64 homes minus 2 existing homes)will be used to compute the traffic impact of this development because this number represents the additional homes Arlington Heights III will add to the surrounding roadway system. ..O85 NW TANASBOURNE DR. STE.B IILLSBORO OREGON 97124 The operational analysis of the surrounding roadway system will,in addition to the trips PH 503. 690. 8080 generated by the Arlington Heights III subdivision,include vehicle trips generated by 5 EX 503. 645. 5930 additional off-site homes(Figure 1A). These homes are not included in the Arlington Heights subdivision,but their vehicle trips will be routed through the subdivision to SW WWW.CTSENGINEERS.COM Summerview Drive and therefore will impact the operational analysis of SW Summerview Drive. The additional homes include one existing home to the west which will access SW Summerview Drive by way of a reconstructed driveway connection,and PARATI CORPORATE OFFICE HILLSBORO OREGON 4 homes to the east in the proposed Mountain View Estates subdivision which will access SW Summerview Drive by way of a street connection from Mountain View Estates ADDITIONAL PARATI OFFICES (Figure 1A). Therefore,the operational analysis of SW Summerview Drive will include TILLAMOOK OREGON trips generated by 69 homes(62 new homes,2 existing on-site homes, 1 existing off-site VANCOUVER WASHINGTON home and 4 off-site Mountain View Estate homes). BELLEVUE WASHINGTON COEUR D'ALENE IDAHO SACRAMENTO CALIFORNIA CLERMONT FLORIDA Arlington Heights III Page 2 February 4, 2005 This traffic analysis includes a detailed assessment of the traffic impacts on the surrounding roadway network of the proposed Arlington Heights III subdivision and the off-site homes being routed through the subdivision,as well as growth in background traffic due to other sources. Based on the results of this analysis,it is concluded that the proposed Arlington Heights III subdivision can be constructed without adversely affecting traffic operations or safety characteristics of the adjacent street system. Specific findings of this study are as follows: • When the entire Arlington Heights III site is developed, it is estimated that the proposed 62 additional homes(64 new homes minus 2 existing homes)will generate approximately 593 net new vehicle trips(Table 6) on the adjacent roadway system during a typical weekday, including 47 vehicle trips during the AM peak hour and 63 trips during the PM peak hour. • The 5 new and existing off-site homes included in this study are estimated to generate approximately 48 vehicle trips on the adjacent roadway system during a typical weekday, including 4 vehicle trips during the AM peak hour and 5 vehicle trips during the PM peak hour. • Analyses of existing traffic conditions found that the major nearby intersection of SW Beef Bend Road/SW 122nd Avenue currently operates at LOS B or better during both AM and PM peak hours. • In the future(i.e.2007),study area intersections(SW Beef Bend Road/SW 122nd Avenue and future SW Beef Bend Road/SW 127th Avenue)are estimated to operate at acceptable LOS C or better during both AM and PM peak hour periods,regardless of the construction of the Arlington Heights III subdivision. • Additional vehicle trips that will be generated by the proposed Arlington Heights III subdivision will slightly increase traffic volumes along roadways in the immediate vicinity. However,these trips will have little impact on traffic operations along SW Beef Bend Road. The study area intersections are estimated to continue to operate at LOS C or better during both AM and PM peak hour periods when the proposed Arlington Heights III subdivision is completely built out. • The ADT along SW Summerview Drive, including trips generated by Arlington Heights III, re-routed existing homes,and Mountain View Estates homes,is estimated to be about 572 vehicles per day. • The new sections of SW Summerview Drive and Solstice Drive have been designed to comply with the City of Tigard's Code for Street Utility Improvement Standards Section 18.810.030 E,Table 18.810.1,and Figure 18.810.4B for a Skinny Street Option as a Local Residential Street with an ADT of less than 1,000 vehicles per day. Specifically,they will have a right-of-way width of 50 feet, including a pavement width of 28 feet,a 5.5 foot planter strip,and a 5 foot sidewalk on both sides,with parking permitted on both sides. The Skinny Street Option Criteria includes a Traffic Flow Plan demonstrating that queuing along SW Summerview Drive, with its reduced travel width,will not limit traffic operations at its intersection with SW Beef Bend Road(Figure IC), and that parking be prohibited within 75 feet of the intersection of SW Beef Bend Road,and 30 feet from the intersections of SW Solstice Drive and SW Summerview Drive,as illustrated in Figure 1B. Finally, it should be noted that the design of SW Summerview Drive is driven by the existing terrain and unique features of the site and that the design is consistent with other local streets, including the Arlington Heights III Page 3 February 4, 2005 existing SW Summerview Drive,and all have acceptable traffic operations and safety records. • No specific off-site roadway improvements are necessary to accommodate this development or mitigate its impact. The following report documents the details of our analysis,study results,and major findings. PROPOSED DEVELOPMENT Figure 1 shows the site area and vicinity for the proposed Arlington Heights III subdivision,and Figure IA presents the proposed site plan. This development is split into two phases: Phase I will contain 53 single-family homes on approximately 14.17-acres,and Phase II will contain 11 single-family homes on approximately 2.91-acres,including 2 existing homes,one of which will be removed. The site is designated R-7 in the City of Tigard Comprehensive Plan,which permits the development proposed. This development will be located along the north side of SW Beef Bend Road and west of SW 122"d Avenue(Figure 1). There will be four separate,yet interconnected,access routes to the Arlington Heights III subdivision(Figure 1A). From the south,the site is accessed off of SW Beef Bend Road, from the north by an extension of SW Summerview Drive,and two separate locations from the Summit Ridge Subdivision toward the west,one in southwestern area and the other location in northwestern area. The driveway from two existing single family homes to the west of the site will be reconstructed. A new driveway which connects with SW Summerview Drive will provide access for one of the homes. Access to the other home will be redirected to the west through the Bella Vista subdivision. Also,a street connection will be constructed to the east which will provide access to Summerview Drive through the Arlington Heights III subdivision for 4 homes in the proposed Mountain View Estates subdivision. EXISTING CONDITIONS Study Area Figure 2 shows the approximate location of the Arlington Heights III development relative to the surrounding roadway network,including lane configurations within the study area. Area Roadway System The main roadways in the study area include SW Beef Bend Road and SW 122"d Avenue. The intersection of SW Bull Mountain Road/SW Terraview Drive will be analyzed only to determine the percentage of increase in average daily traffic(ADT)due to the impact of site-generated trips. The intersection of SW Beef Bend Road/SW 127th Avenue will also be analyzed for 2007 background and total buildout traffic conditions. Table 1 presents the characteristics of these roadways. Both existing and future traffic analyses in this study were conducted assuming existing roadway conditions,with the exception of the new section of Summerview Drive that will connect to SW Beef Bend Road. SW Beef Bend Road's function classification is a Minor Arterial and it has two travel lanes and a center two-way left-turn lane. Arlington Heights III Page 4 February 4,2005 Table 1: Summary of Study Area Roadway Characteristics Road Pavement Speed Bike On-Street Street Name Width Limit Sidewalks Class (Feet) (mph) Lanes Parking SW Beef Bend Rd. Minor Arterial 42 35 Yes No No Neighborhood Yes Yes SW 122 Avenue Route 26 25 (along west No (along west side only) side only) SW Terraview Drive Neighborhood 30 25 Yes No Yes (At Bull Mountain Road) Route Study Area Land Uses Land uses in the immediate vicinity of the site consist of single-family home developments,undeveloped residential land,drainage basins,wetlands,wetland buffers,steep slopes,and significant resources. The Arlington Heights III site is bordered to the south by SW Beef Bend Road and King City;to the west by Summit Ridge and Bella Vista subdivisions(single-family residential subdivisions under construction);to the north by Arlington Heights II,Arbor Summit,and Thornwood subdivision;to the east by wetlands, wetland buffers, significant resources and the proposed Mountain View Estates subdivision. Pedestrian and Bicycling Considerations Few pedestrians or bicyclists were observed during our intersection volume counts. No bicycle lanes are present along SW Beef Bend Road or SW 122nd Avenue in the immediate vicinity of the site. Sidewalks are present along both sides of SW Beef Bend Road and along the west side of SW 122nd Avenue. As described in the Land Use Application,the Land Use Narrative,and the Preliminary Engineering Documents for the Arlington Heights III subdivision,the public streets will have 28-feet of pavement, including a 5.5-foot planter strip and a 5-foot concrete sidewalk on both sides,all contained within a 50- foot right-of-way. Furthermore,the private streets will have a minimum of 24-feet of pavement with 5 foot concrete sidewalks on one side and 4-foot extensions for parallel parking in specified locations,thus maintaining a minimum of 20-foot travel way for emergency vehicle access. The Arlington Heights III subdivision will include sidewalks as required by the City of Tigard on all internal streets,public and private,as specified above. These sidewalks will provide pedestrian connectivity through the site to SW Beef Bend Road and to adjacent residential developments. Transit Considerations Tri-Met does not provide transit service in the immediate vicinity of the site. Currently,there are three bus routes operating along Hwy 99,which is approximately 0.5 miles east of the site. Bus route No. 12 (Barbur Blvd.)provides service to/from Sherwood and Portland. Bus route No. 94(Sherwood/Pacific Highway Express)provides service to/from Sherwood and Portland. Finally,bus route No. 95 (Tigard/I-5 Express)provides service to/from Sherwood and the Lloyd District via Portland. With no relatively convenient bus stop locations in the vicinity of the site, it is unlikely that future residents of the Arlington Heights III subdivision would use transit as an alternative mode of transportation in the immediate vicinity of the site. Arlington Heights 1II Page 5 February 4,2005 Existing Traffic Volumes A reconnaissance of the site and its vicinity was conducted. To assess the buildout impact of the proposed Arlington Heights III residential development,traffic operations were analyzed during both AM and PM weekday peak hours because these periods represent a reasonable"worst case"for traffic scenarios in the study area. Traffic Volumes Figure 3 shows recent weekday AM and PM peak hour volumes obtained at key intersections in the vicinity of the site. These counts were performed during January and September of 2004. Traffic volumes greater than 25 were rounded upward to the nearest five vehicles. This data collection revealed that the morning peak hour typically occurs between 7:00-8:00 AM and the afternoon peak hour typically occurs between 5:00-6:00 PM. Single-unit trucks with 2 axles or more accounted for less than 1.5 percent of the traffic observed along SW Beef Bend Road. Peak Hour Traffic Operations Traffic conditions at key intersections in the study area were analyzed during both AM and PM peak hours. Intersection operational analyses were conducted using Traffix Software and the procedures in the Highway Capacity Manual(2000)for evaluating signalized and unsignalized intersections,which describe the traffic operations of an intersection in terms of its Level of Service(LOS). For unsignalized intersections,the intersection's LOS is stated relative to the most critical intersection approach or maneuver,typically the left turns from the minor street approach. The LOS criterion is stated as a letter grade,ranging from"A,"indicating little or no delay,to"F,"indicating that drivers experience long delays. The LOS worksheets for the results presented in this study are included in the Appendix to this report. Washington County and the City of Tigard standards require that signalized intersections operate at LOS D or better and unsignalized intersections operate at LOS E or better(if a signal is not warranted). Table 2 shows the calculated existing LOS estimates for the study area intersection based on the weekday peak hour traffic volumes shown in Figure 3. Traffic operations at SW Beef Bend Road/SW 122nd Avenue and SW Bull Mountain Road/SW Terraview Drive are estimated to operate at LOS B or better during both AM and PM peak hours. Table 2: 2004 Current Levels of Service AM Peak Hour PM Peak Hour Intersection Minor Street Stop Control Avg Vehicle LOS Avg Vehicle LOS Delay(SecNeh) Delay(SecNeh) • SW Beef Bend Rd./SW 122"d Ave 11.7 B 13.3 B Critical Leg: SB Approach SW Bull Mountain Rd./SW Terraview Dr. 15.6 C 17.1 C Critical Leg:NB Approach Arlington Heights III Page 6 February 4, 2005 Traffic Safety Crash Analysis Discussions were held with Washington County staff(Mr.Jinde Zhuand,PE),and ODOT(Ms. Christina Rife,Traffic Data Technician)in October 2004 to obtain the most recent three years of available data for traffic safety and crash history in the study area. Our research found that no crashes were reported along SW Beef Bend Road in the vicinity of SW 122"d Avenue or the proposed new site access street intersection of SW Summerview Drive. Sight Distance A preliminary assessment of driver sight distance was performed where the proposed new site access street(SW Summerview Drive)will connect with SW Beef Bend Road. Washington County and the City of Tigard standards require 350 feet of sight distance for a roadway with a posted speed limit of 35 mph. At this location,driver sight distance was measured to be approximately 400 feet to the west and to the east,from a position 15 feet back from the edge of the curb(photos in the Appendix document available preliminary sight distance along SW Beef Bend Road). These preliminary measurements exceed the minimum driver sight distance requirement by Washington County and the City of Tigard. Based on the above crash record information and our field observations,it does not appear that the applicant needs to address any specific traffic safety issues in the immediate vicinity of the site. Area of Influence Figure 2A shows the"area of influence"map as required by the Washington County's traffic study policy. SW Beef Bend Road is classified as a Minor Arterial and SW 122"d Avenue is classified as a Neighborhood Route. Washington County requires that at a minimum,our analysis consider all road segments,access points,and intersections of significance within the influence area defined by the site's frontage,plus a distance of at least 600 feet extending out from the site's property line. The future intersection of SW Beef Bend Road/SW 127th Avenue will be analyzed for total background 2007 and total future 2007 conditions because this intersection is approximately 585 feet west from the site's frontage. The intersection of SW 122"d Avenue is approximately 620 feet from the site's property line, but will be analyzed in detail. Access to SW Turnagain Drive and SW Prince Edward Court from SW Beef Bend Road is for emergency vehicles only. These two intersections are within the 600 foot area of influence. However,they will not be analyzed in detail because they are only serving as emergency vehicle access. Discussions with Washington County staff indicated that an Access Management Plan will not be required for this development because its new intersection along SW Beef Bend Road does meet their criteria. Thus,traffic analysis of the site's buildout year and a standard traffic impact study will be required. TRAFFIC IMPACT ANALYSIS The impact of traffic associated with the complete buildout of the Arlington Heights III subdivision on the surrounding street system during the critical weekday peak hours was analyzed as follows: • Based on the projected year of completion for Arlington Heights II1(i.e. 2007),existing traffic volumes were adjusted to estimate future background traffic volumes that will occur regardless of the proposed development. This included other nearby developments that will be completed before 2007. • Total AM and PM peak hour trips both into and out of the proposed Arlington Heights I11 subdivision were estimated for complete buildout conditions. Arlington Heights III Page 7 February 4,2005 • Existing traffic volumes on the roadways surrounding the site and the site's proximity to major roadways were evaluated to estimate trip distribution patterns throughout the study area for vehicle trips generated by the proposed development. • Estimated site-generated traffic volumes for the weekday AM and PM peak hours were assigned to the roadway network and added to the estimated 2007 background traffic volumes to represent total future traffic conditions with full buildout of Arlington Heights III. • Future 2007 Levels of Service at key study area intersections were calculated for both the future background and total future traffic volume scenarios. Future 2007 Background Traffic Volumes Full buildout of the proposed Arlington Heights III subdivision is expected to occur by the end of 2007. To assess the likely future traffic conditions regardless of the proposed development,we estimated increases in traffic due to general growth and other proposed/approved developments in the vicinity of the site. Discussions/meetings were held with City of Tigard and Washington County planning staff to review the area. County and City staff research found that there are several other major developments that must be included as part of growth in background traffic: Bull Mountain Heights, Summit Ridge, Eagles View,Bella Vista,Arbor Summit,Roseberry Development and Edgewater. County staff also sent us the traffic study trip assignment figures for the developments mentioned above. Reconnaissance of the site and vicinity later determined that the Eagles View subdivision is built out and its generated trips would not impact future traffic volumes along SW Beef Bend Road at the intersections of SW Summerview Drive(site access)and SW 122nd Avenue. Also,trip generation from Bull Mountain Heights would not impact SW Beef Bend Road. Thus, Summit Ridge,Bella Vista,Arbor Summit, Roseberry Development and Edgewater will be considered. Attached in the Appendix to this report are traffic study figures from the developments mentioned above containing the assignments of traffic that are associated with them. Figure 5 presents a compilation of the in-process vehicle trips that will be generated by these developments and the resulting assignment of trips onto the roadway network regardless of the proposed Arlington Heights III development. To account for future growth in traffic due to sources outside the immediate study area,traffic was increased by three percent per year. Based on this,the existing volumes as shown in Figure 3 were increased by 9 percent(3 years x 3 percent)to account for other increases in traffic due to sources outside the study area during the next three years to 2007. Thus,future background 2007 traffic volumes were estimated by multiplying existing peak hour traffic volumes shown in Figure 3 by 1.09,and adding the in-process traffic volumes shown in Figure 5. The resulting future background 2007 peak hour traffic volumes are displayed in Figure 6. Capacity analyses of future background 2007 volumes at study area intersection were performed for the traffic volumes shown in Figure 6 and the results of these analyses are presented in Table 3. Comparing these results with the LOS results for existing conditions indicates that with these conservative assumptions,traffic conditions will degrade slightly but will continue to operate at acceptable LOS C or better at the intersections along SW Beef Bend Road at SW 122"d Avenue and future SW 127th Avenue during both AM and PM peak hour periods. Arlington Heights III Page 8 February 4,2005 Table 3: Future Background 2007 Levels of Service AM Peak Hour PM Peak Hour Intersection Minor Street Stop Control Avg Vehicle LOS Avg Vehicle LOS Delay(Sec/Veh) Delay(SecNeh) SW Beef Bend Rd./SW 122"d Ave 13.3 B 15.8 C Critical Leg: SB Approach SW Beef Bend Rd./SW 127th Ave 12.7 B 17.6 C Critical Leg: SB Approach Site-Generated Traffic Volumes As shown in Figures 1 and 1A,the proposed Arlington Heights III development will be located along the north side of SW Beef Bend Road. This development is split into two phases. Phase I will contain 53 single-family homes on 14.14-acres and Phase II will contain 11 single-family homes on 2.92-acres. Together,both phases will contain a total of 64 single-family homes. Currently,there are two existing single-family homes on the Phase II site. One of the existing homes will be removed as part of the Arlington Heights III Phase 2 development. There are also 5 off-site homes that will access onto SW Summerview Drive. These include 2 existing homes to the west,one of which will access onto SW Summerview Drive,while the other will be redirected through Bella Vista;and 4 homes in the proposed Mountain View Estates subdivision which will access on to SW Summerview Drive by way of a new connecting street through the site. The trips from the off-site homes have been included in the overall trip generation and operational analysis along Summerview Drive. Thus,69 single-family homes(62 new homes,2 existing on-site homes, 1 existing off-site homes,and 4 Mountain View Estate homes)will be used for purposes of calculating the estimated trips along this street. The numbers of vehicle trips were estimated using standard trip generation rates for Single-Family Detached Housing(ITE Land Use Code 210)presented in the ITE Trip Generation Report(7`h Edition). As shown in Table 6,it is estimated that based on these rates,the Arlington Heights III subdivision will generate approximately 593 net new vehicle trips throughout a typical weekday, including 47 vehicle trips during the AM peak hour and 63 vehicle trips during the PM peak hour,and the off-site homes included in this analysis will generate a approximately 48 vehicle trips through out a typical weekday,including 4 during the AM peak hour and 5 during the PM peak hour. Table 6: Estimate of Weekday Trip Generation for Full Buildout of Arlington Heights III I Land Use Daily AM Peak Hour PM Peak Hour ITE Land Use Code 210 Trips Total In Out Total In Out 62 New Homes(net new trips) 593 47 12 35 63 40 23 2 Existing Homes 19 2 1 1 2 1 1 1 Off-Site Homes to West 10 1 0 1 1 1 0 4-Off-site Homes(Mountain View 38 3 1 2 4 3 I Estates) 69 Homes Total Trips along 660 53 14 39 I 70 45 25 Summerview Drive Directional Distribution and Assignment of Site-Generated Trips Arlington Heights III Page 9 February 4, 2005 Residential traffic generated by the Arlington Heights III subdivision was assigned to the roadway network by considering existing travel patterns along SW Beef Bend Road and SW 122"d Avenue. To estimate travel patterns away from the site's area,we obtained and analyzed recent and projected traffic volumes shown in Figure 3 throughout the study area. Figure 7 displays the trip distribution that was estimated from the traffic counts and the assignment of vehicle trips generated by the Arlington Heights III subdivision and estimated trips re-routed through the site from adjacent developments. This analysis found that approximately 70 percent of the traffic is to/from the east, 15 percent is to/from the west,and 15 percent is to/from the north. This distribution was partly based on the existing traffic pattern at the SW Beef Bend Road/SW 122nd Avenue intersection,and partly based on our professional judgment. Site Generated Traffic Comparison Washington County requires a comparison of site-generated Average Weekday Trips(AWT)with the future 2007 background Average Daily Traffic(ADT)along SW Beef Bend Road. The AWT and ADT along SW Beef Bend Road was calculated based on the ratio of PM peak hour and total weekday trip generation rates presented in the ITE Trip Generation Report(7th Edition)for Land Use Code 210 single-family homes. The rate for PM peak hour trips is 1.01 vehicle trips per home and the rate for total weekday trips is 9.57 vehicle trips per home. To estimate AWT and ADT,the PM peak hour traffic was divided by 11%(1.01/9.57=10.6%). The estimated AWT,based on the site-generated traffic volumes showed in Figure 7, and ADT,based on the future background traffic volumes shown in Figure 6, is summarized in Table 7. A similar comparison of site-generated AWT with 2004 ADT along SW Bull Mountain Road was calculated.Again,the estimated AWT,based on the site-generated traffic volumes showed in Figure 7, and ADT,based on the existing traffic volumes shown in Figure 3, is summarized in Table 7. From these estimates it is clear that the contribution of site-generated AWT along SW Beef Bend Road will be less than 450 vehicles per day,which is less than 10 percent of future background 2007 traffic. Furthermore,the most impacted area by the proposed Arlington Heights III subdivision will be along the section of SW Beef Bend Road from the site access to Highway 99. Also,the estimate shows that the contribution of site-generated AWT along SW Bull Mountain Road will be less than 60 vehicles per day, which is less than 2.0 percent of existing 2004 traffic. Arlington Heights III Page 10 February 4, 2005 Table 7: Percentage Increase in ADT from Site-Generated Trips Direction To/From PM AWT PM ADT Along SW Beef Bend Road Site-Generated 2007 Background Percentage Traffic Volumes Increase in ADT West 44 400 5,173 " (44/0.11) 569 (569/0.11) . 7.7 /o East 10 91 355 3,227 2.8"/o (10/0.11) (355/0.11) Along SW Bull Mountain Road Site-Generated 2004 Existin Percentage g Traffic Volumes Increase in ADT West 3 27 4,609 U (3/0.11) 507 (507/0.11) 0.6 /o East 6 59 2954 % (6/0.11) 325 1.9 /o(325/0.11) Total Future 2007 Volumes and Traffic Operations The total future 2007 peak hour traffic volumes,which are based on full buildout of Arlington Heights III and traffic re-routed through the site from surrounding developments,are presented in Figure 8. Table 8 summarizes the results of the intersection LOS analyses for this total future buildout scenario. The LOS results in this table are very similar to the results for the future background traffic conditions. Thus,the study area intersections(SW Beef Bend Road/SW 122"d Avenue and SW Beef Bend Road/SW 127th Avenue)will continue to operate at an acceptable LOS C or better during both peak hour periods. The intersection of SW Beef Bend Road/SW Summerview Drive(site access)is estimated to operate at LOS C or better during both peak hour periods. Table 8: Total Future 2007 Levels of Service with Buildout of the Arlington Heights III Subdivision Intersection AM Peak Hour PM Peak Hour Minor Street Stop Control Avg Vehicle Delay LOS Avg Vehicle Delay LOS (Sec/Veh) (SecNeh) SW Beef Bend Rd./SW 122od Ave 13.7 B 16.5 C Critical Leg: SB Approach SW Beef Bend Rd./SW 127th Ave 12.8 B 17.8 C Critical Leg: SB Approach SW Beet Bend Rd./SW Summerview Dr. 14.6 B 21.1 C Critical Leg: SB Approach Arlington Heights III Page 11 February 4, 2005 Warrant Analysis As noted earlier, SW Beef Bend Road contains a center two-way left-turn lane. Additional analyses were conducted to determine whether or not increased traffic along SW Beef Bend Road at SW Summerview Drive would meet warrants for requiring a separate right turn lane under total future 2007 traffic conditions. As shown in Table 9 and based on the volume criteria in ODOT's Turn Lane Warrants,the westbound right turning vehicles along SW Beef Bend Road at SW Summerview Drive do not meet warrants for requiring a separate right turn lane when Arlington Heights III is fully built out. Table 9: Results of Right Turn Warrant Analyses under Total Future 2007 Volume Conditions (Full Build-Out of the Arlington Heights III Subdivision) Total Future 2007 PM Peak Hour ODOT Criteria Intersection Right Turns Design Hour Volume Minimum Criteria Warrant (vph) (vph/Lane) (Right Turns-vph) Met? Westbound SW Beef Bend Rd 33 596 34 No (at SW Summerview Drive) DESIGN OF SW SUMMERVIEW DRIVE During our Pre-Application conference,City of Tigard's Planning and Engineering staff members (Morgan Tracy&Kim McMillan,P.E.)stated that SW Summerview Drive and the extension of SW Summerview Drive are designated as Local Residential Streets,subject to City's Design Standards as defined and specified under the City of Tigard Development Code Section 18.810.030; hence from the southern end of the existing SW Summerview Drive continuing through the proposed site in a southerly direction towards the proposed T-intersection,connecting with SW Beef Bend Road. The proposed extension of SW Summerview Drive is designed to meet the Specifications and Standards for a Local Residential Street as defined in the City of Tigard's Development Code Chapter 18.810 Street and Utility Improvement Standards. More specifically, Section 18.810.030,Table 18.810.1 and Figure 18.810.4 A& B. As shown in Table 6, the estimated ADT for SW Summerview Drive of 572 is well under the criteria to meet the requirements of Figure 18.810.4 A(1,500 vpd)and/or B (1,000 vpd). Therefore, since our estimated Average Daily Vehicle Traffic(ADT)is less than 1,000 vehicles per day,the City's typical street Cross-Section shown in Figure18.810.4 B(Skinny Street Option)will be adhered to. The estimated ADT along the proposed extension of SW Summerview Drive south through the subdivision to an intersection with Beef Bend Road was calculated based on the ratio of PM peak hour and total daily trip generation rates presented in the ITE Trip Generation Report(7a Edition) for Land Use Code 210 single family homes. The rate for PM peak hour trips is 1.01 vehicle trips per home and the rate for total daily trips is 9.57 vehicle trips per home. To obtain estimated average daily traffic (ADT),the PM peak hour traffic was divided by 11%(1.01)/9.57=10.6%). The estimated ADT for the proposed extension of SW Summerview Drive based on total future traffic volumes with buildout of Arlington Heights III subdivision shown in Figure 8 is summarized in Table 10. At its maximum point, just north of Beef Bend Road, its ADT was estimated to be 572 vehicle trips(site generated trips plus rerouted trips)during a typical weekday. From these estimates it is clear that the ADT along the new segment of street will be less than 1000 vehicles per day at the connection with SW Beef Bend Road and the ADT will decrease to the north as fewer and fewer homes have access to the street. Arlington Heights I11 Page 12 February 4,2005 Table 10: Summary of Estimated ADT for Arlington Heights 111 Subdivision Location PM Peak Hour Average Daily Traffic (Vehicle Trips) (ADT) SW Summerview Drive at 63 572 SW Beef Bend Road SW Summerview Drive 54 490 North of"AA"Street SW Summerview Drive 33 300 North of Solstice Drive The criteria for a Skinny Street Option(City Development Code,Figure 18.810.4 B)requires that parking along the street(SW Summerview Drive)be prohibited within 30 feet of street intersections. Figure IB presents the areas along SW Summerview Drive were no parking will be permitted based on the Skinny Street Option criteria. The Skinny Street Option criteria also requires that a Traffic Flow Plan be prepared which demonstrates that queuing along SW Summerview Drive,with its reduced travel width, will not limit traffic operations. The intersections of SW Solstice Drive and"AG"Street are free flowing along SW Summerview Drive and the parking restrictions,required by City Code,will permit unimpeded two-way traffic flow through these intersections. In contrast,the intersection of SW Beef Bend Road requires traffic along SW Summerview Drive to stop before entering SW Beef Bend Road. The potential queuing of southbound traffic along SW Summerview Drive at SW Beef Bend Road was analyzed using SimTrafc traffic modeling software and the procedures in the Highway Capacity Manual(2000). Based on the of total future traffic conditions shown in Figure 8,the estimated 95th percentile queue along SW Summerview Drive will be approximately 42 feet during the AM peak hour and approximately 48 feet during the PM peak hour. This equates to an estimated queue of 2 southbound vehicles(assumed vehicle length 25 feet)at the intersection of SW Beef Bend Road. For the purpose of the Traffic Flow Plan,one additional queued vehicle was assumed. The Traffic Flow Plan at the intersection for the Skinny Street Option configuration is illustrated in Figure IC. Based on the potential queuing of up to 3 vehicles,it is recommended that on-street parking be prohibited on both sides of SW Summerview Drive for a distance of 75 feet from the intersection with SW Beef Bend Road. With the proposed parking, restriction of potential queuing at the intersection is not anticipated to impede the flow of vehicles, including emergency vehicles,or affect the safety characteristics along SW Summerview Drive at SW Beef Bend Road. The proposed Arlington Heights III subdivision is located on the south slope of Bull Mountain with a natural slope to the south and west. This topographic constraint and existing improvements requires that the construction of the new extension of SW Summerview Drive continue with similar slopes as those found on the existing portion of SW Summerview Drive. On-site field observations found that the existing grade along SW Summerview Drive from SW Autumnview to SW Terraview had an average slope around 18%with an approximate maximum of just over 21%. The proposed street grade is consistent with the surrounding land and that of recently developed street improvements,including SW Summerview Drive. Additionally,the proposed grade prevents excessive earthwork and significantly reduces the magnitude of the grading of these lands,thus reducing the extent of the disturbance of the site, which will all have positive environmental impacts. Furthermore,the proposed grade is consistent with other roadways in the vicinity with similar topographic constraints and average daily traffic volumes (ADT). Table 11 and Figure 9 presents a summary of the grades for similar streets in the vicinity of Arlington Heights II1. The locations listed all have ADTs equal to or greater than the estimated ADT for Arlington Heights III subdivision. Arlington Heights III Page 13 February 4,2005 Table 11: Summary of Street Grades in Vicinity of Arlington Heights III Subdivision ( Approximate Grade Location SW Aspen Ridge 14% South of Bull Mtn Road SW Woodhue Street South of SW 143`d Avenue ° SW Peachtree Drive 18% North of Beef Bend Road SW Colyer Way 150/0 North of Beef Bend Road SW 122nd Avenue 1204 North of Beef Bend Road SW Summerview Drive 19% South of Bull Mountain Road CONCLUSIONS Based on the results of the analyses described in this report,the Arlington Heights III subdivision should have little impact on future peak hour traffic conditions in the vicinity of the site. The intersections in the study area are expected to operate at an acceptable LOS during the critical AM and PM peak hours when Arlington Heights III is completely built out. The construction of the proposed extension of SW Summerview Drive and SW Solstice Drive(Public Streets)to the standards specified in the City of Tigard Development Code for Street Utility Improvements Section 18.810.030 E,Table 18.810.4B,for a Skinny Street Option as a local residential street with an ADT of less than 1,000 vehicles per day,are not anticipated nor have they been found to impede the normal flow of traffic along the proposed roadways and the proposed grade of the roadway. Streets with similar grades have been constructed in the vicinity without any reported operational or safety concerns. The proposed private streets will have a minimum of 24 feet of pavement with 4 foot extensions for parallel parking in specific locations,thus maintaining a minimum of a 20 foot travel way for emergency vehicle access and a 5 foot sidewalk on one side. No specific off-site improvements are recommended to accommodate this development or mitigate its impact. Although it should be noted that in the Arlington Heights II subdivision,the existing street section is 42 feet of right-of-way with 28 feet of pavement. Hence,no transitional zones are expected nor will they be required. If you have any questions related to the data or analyses discussed in this report,please contact me directly. 1144Sikv. & %,.... .1‘4,... PRO!£ , .t ("\QAtikf-:- John in,PE Nte.4 Traffic ' neer l. 19'it. Attachments °yW 110 RENEWAL 6130/2005 Figure 1: Site Area and Vicinity Map Arlington Heights Ill Site i ,, _4 n = m rr, e I Li 4 1�f£, �L , 11 4 C ors ,r 1L r -if- s3`' frl >o co 7J II • 1 ' �__ _.-_�_ -. 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'll.., , ii _i__....--- ,,,iti .'at. •Itielr lw •••*4 '.. , MO W ■ z .• . , • - '• : z.: : 14‘ •$MIK,'2.N. ..4!.‘ I,. jj ",• \ , _." .Ph v...FPT-E.wse ....,::, .....,•,,joikne_. Lim' ,Pmul.,, a ti 40 1 ...44. _am f ) 4I .. 44 7T7 Y MO 11.. 4$ 46 TRACT gl■•• -1'"'"' * ,,, •K ..,1.... .—; ,. , Srlt., .• 42 t 42 SIM Sr 1 i. ! -:.:' ''.:... i 11,0 I 2. - •,,, 1..,1 za4t^iv-',' PA.. Oar A. ....i._ Wellimamarpre/A4 It ,.•'',q.i''' Traffic Flow ..,1111°. It4s.'"(r '.. Prwr ani--''''...,,e.•..,.*„... •• . IN ■.,.'it.‘.4 ... . 1.4 ,, , ....i. ..'4. % ; i.,--Iv: ,.:‘..,., l':.,,,."4). , ,,,.. 9 i, ,;, , •V t No Parking ? .: . . , : 4 •1.,i / 1 ,• '..' ‘ii.43/4,7 . :, .';. ; ,4ii.....-.1.:..., ......'"'" >1 li , •:2 .i ,. 1. V ' Skinny Street Option Criteria- No Parlcing within 30 feet of .. II I:, .1 ?: ' ......'". . I ',..-_. '-'-'1,......,:r i i 0 ,i ,' .r Itt i . - , intersection .,,,,,.. - , / :tZlti>'i . %,• ' \ / Xlet ' v.,..,..... ',.. ,. ; , Drawing Not To Scale c --o--- ENGINEERS OR04.067.T01-Arlington Heights III Subdivision u 0 u Figure 1C: Arlington Heights III Subdivision 40 Skinny Street Option - Traffic Flow Plan 0 SW Beef Bend Road at Site Access (SW Summer View Drive) 0 111 0 ILO ` a O t%3 , 63 O it iveway ` __________------"\ 0 28f. t 1 - O Driveway , t l` \ 0 . \ \ --- :11''11 \ \ \ \ O 11. ",7 A , \--,---\ \ \ s ....- \ . f O \,` v 64 `� 1/ �` .,0 C \friveway , 0 \ \ '. 1 \ 0 t. # , - . 40 .. \ # t -,''''FC 111 ■ t s,. lb \`‘ \ \ 4 . dc '''' 0 N a lo •' / Pvi ,7 7 7:-- (\':4:Th\-) ' ''‘\ ° 4110 Z (36'\: /4* z ,,,,- 0 U95%Queue From Analysis O AM Peak-42 feet(2 Vehicles) PM Peak-48 feet(2 Vehicles) O Assumed Queue-3 Vehicles 0 o Parking Permitted On Both Sides Of Street,Except At Intersection. Parking Prohibited 75 feet from intersection(3 vehicle lengths) ,0 N 40 Assumed Vehicle Length-25 feet Drawing Not To Scale " Proposed Site El 40 (0-7> Proposed Roadway ——— „ ENGINEERS OR04.067.T01-Arlington Heights III Subdivision 0 0 Figure 2: Study Area Intersections and Lane Configurations Existing 344k- i_ I -. I C--- f . " a) . . .---..----,_. > 7 I .. . zirt l'r-ittititis -":::------ ,:•:•. :•4.:•:•: . 1••••• •:•:::•::::::... _ .--- .__--- L-1 ________----- __----- Tigard _ -- --- __.-- C-----±---- 1 j C_. --_• _,_....) (. 704''' [•1 if) / I 7,., .--. . ------..---4_,, - ' ------:,---) . ' e ■.--.:14. ----------- -'-:-:',' ' ' • p.-•N:::•:. -.4.- a ::::.9•:-.f,,:..:•: :..:• , ::: . . . . ., . . ..,.•,•,..-•-• t Bell a Vista :•:•:-,e2:•:v:•:;:•.-c: , y King City , , Subdivision :iii;:::;-;:i::::::;I:; X,> Golf Course 0 1 / r :::::::::!:!!:!•14:: ocrii:■!":: ::7:::::::.::: •.7" • er..) * . . L . _ _--' *04 . :s ..//// . . ,,,, j eizP I 1 / . ",_.. _---.0 --- -- rS47-7------------------- ------ o (1. . I..I 11-------- ----- //:/// 1'4 _---- ), --- - Note. Alc ih, SW Beef Bend Road wntain a center two way,left-tam lane 11P- ..,,,._ A)c 4 A*. k J -•- 4— -.- -4.- N Existing Drawing Not To Scale Stop Sign ... Emergency Access Only 1-1 Proposed Intersection by Proposed Bella Vista Subdivision Proposed Site Proposed Roadway --- ENGINEERS OR04.067.T01-Arlington Heights HI Subdivision Figure 2A: Area of Influence Map i .:t ✓i 11° I,p 1SD t, "w of• �°of ,• 0" ►L ARLINGTON ' I /V"-: 1 OM 14`811% kik C HEIGHTS III . I t o" •C - �` SUBDIVISION, wr' • r ". I S ..6A. arm-4 t-Rafe o 1 Imo, A rr a'ow, .� k, 1 -.- r 1v.�� `� I '� 914 . - 4, . F. ft ., _--- ami K--."—IROR., -1%1.-4-CiFolikt41 *1\)%"""C4 • a moo �• r " w•.. ma e ln �� 7I1- e 4 y 3900 •g-.-�..gy �. ' .r s �+ fa N., i , SS tl . ; ,• 1, P }app fl...r.M• 1 • .14 ,•..'1 ,.,... t,.; '''t , ' own; dir -." tim`- -1,-...s.` !Tr so./. ww= rtb / -, kiilaz::::00,1r , , ,ii MIN.600 FEET AREA OF INFLUENCE Note: Access to SW Prince Edward Court and SW Turnagain Drive onto SW Beef Bend Road are for emergency vehicles only. N Drawing Not To Scale Emergence recess Only U Q____717.S. ENGINEERS OR04.067.T01-Arlington Heights III Subdivision Figure 3: Recent Weekday Peak Hour Traffic Volumes at Study Area Intersections n 0 .. January 2004 (2)3.) IL.4(2) ` (310)540— . i-185(495) �a I. (7)3 r 8(30) (2)1. 0(23) 2 f l' (280)360 -4-125(440) '3 L5274' Sept.29,2004 iigaiu t :_ _1 — r SW F$ul1 Moun d -tain ' _a -A. I 1 -, U J6I, [i 1;7' __ ,,,„,et v.- :r : : : :•: :,. y r Bell a Isla ::-:-$-:-:%:-:.:.:.:.:-. I E. :::i:g:: •:p i::: 2 King City .?:::f:::•:a::: Subdivision ::: j:3:: Golf Course ::1› CP°Cg� , rfr • I ` 's =_ rn King City �•: :__-- - (282)361—► .4-130(445) Estimated N Drawing Not To Scale Traffic Signal 6 Stop Sign _a_ In-Process Site Area a Emergency Access Only U Proposed Site 4:% :]5:4.) Proposed Roadway --- ENGINEERS 0R04.067.T01-Arlington Height III Subdivision Figure 4: Traffic Crash History Patterns Throughout the Study Area (Jan. 2001 - Dec. 2002) — a _ tyan u _— __-- Figure 5: In-Process Development Peak Hour Traffic Volumes 19(32) (21)40—> E—2t(41) (18)31—� (4)2-"N 3(9) (4)1-.)1 r4(13) n o St �� i Ji___1 ig, ..-: 71 �' --"i*HpUll M I-1- _,1,17 r----.....- ..[.........,... (.1,, .,,, . i ._::... .....==......:„i J _, ,, IL .L,..1 ,!.,r,‘-i.L-1; ..:,... i; I ' (1 © �� _,l �� 0 . ca 11 L f 2 .1. —1. c'C''' , 1)1.-":4t,*11 1 ��..,,,:,,., e St`" aka _ ] !~ `'. 1 )-,1 4 King City f -_ rlit �.�4�_ `,;, 13 ►! Q� - Q - �t.EatRI7 .. Ti; U Kin• City b./ M ii 7 r I III --i L Golf C 1urss pi . 1.I❑ i l t>7 r .: t _ r-1 1 IJ L1 l_ ;'. rI j r n I •'R -1 ll,I �I�. t , (48) r16(59) (nIIIIIII t I II ((i IItt ,� Q criet Rd:'� i 'r. S\---- F III ''s- ■!N LEI r- J■ n4L, __ mmrce.te O f ;' T I —IL, t Corp.and/or its suppliers.All rights reserved. , !!` r i c it -fir ci 1L- In-Process Developments: O Bull Mountain Heights E �' 1,.l) =-0- .*--23(84) OSummit Ridge N O Eagles View(Built Out) C Estimate Drawing Not To Scale 7(25) OBella Vista -4-16(59) 5 Arbor Summit Traffic Signal 6 Roseberry Development Stop Sign -I- 0 Edgewater In-Process Site Area Emergency Access Only LI Proposed Site CTS Proposed Roadway ENGINEERS OR04.067.T01-Arlington Heights III Subdivision Figure 6: Future Background 2007 Weekday Peak Hour Traffic Volumes At Study Area Intersections r5 ItgdIu CA Ci) C•••e' S ; ►1, fain Rd o` D r en f a, $' R. -,:s I SW AsQec — r ■ cr • • g. • r: := • (1s N C� �`'ty `:• r f :;.*:$ :/:.; ,7• c.7 King City ii: y;!' '`' ;Ii : t , �'7,7.t Golf Course ts'� L AQJ�� j;'' -�_ , , _. ,,, ..., ,,. .• _ .q( �� �er� r I I,, ., ' a [a King City f tir t OcP y (22)6-.1 k•-.7(25) (3)2i 2(25) (343)447 .--158(544) (349)464—► .-159(564) l N Drawing Not To Scale (355)470—s- .-165(569) Traffic Signal 0 Stop Sign In-Process Site Area a Emergency Access Only U (c-----f Proposed Site EI Proposed Roadway ––– ENGINEERS OR04.067.T01-Arlington Heights III Subdivision Figure 7: Weekday Peak Hour Site Generated Traffic Volumes at Study Area Intersections (1)0_,.. 1(0) (1)1--► <— o(1) (3)1--\ r°(1) (1)0� r1(2) 1 i� 1 S---. �C. •�,S�t__`` I � , I \ t i 1 1 - 1 �l .i,i., H :--.1 ,„.$,.. ?.r.) ,:::::,.. It 41 '\--2. I _ i.'tT T .rs.^S -. In 1 J 1i ..,.,._____„____ _,... . . h, +' _ - , } I SIN niKcf -- ,,I �I I � 10% 11 _ '---:—, ' 1[ 5, i _ M ua} (7)2-0. .4—6(4) ti; II VII 5% (17)27-10. X10(31) • z 1 1 .. 15% x 7 I•li 11 i,..,,III _ ..�• 70/ P .-:.:'='',,, \::::......:= - ,,i,_,, ..„....:_:__, ....., ,, i,, Ilit -I� ; ;� 'S•• `} ` ` �� 555 ti. . J+, 'J I' _ C -1(3)a. .,_1 D--Tan I I _11— -----::::__-- Rerouted Traffic Pi _ l Avw, _ �--1 r I .. - �� C,i �l I (Estimated) In out �� King City ' LJ L_ p— c Golf AM Peak Hour 7 Er---~ R- Course n , '! 62 New Homes 12 35 n 2 Existing On-Site 1 1 v .: 1 Existing Off-Site 0 1 4 Mt View Est 1 2 N Total 14 39 (7)2—j. �1 n 1,3I 1 Drawing Not To Seale PM Peak Hour 62 New Homes 40 23 Traffic Signal IS 2 Existing On-Site 1 1 IL 1 Existing Off-Site 1 0 Stop Sign 4 Mt View Eat 3 1 In-Process Site Area a Total 45 25 Proposed Site 0 Proposed Roadway ■■a■ Emergency Access Only LI ( ç_:fu ) AM(PM)Peak Hour Volumes ENGINEERS 0R04.067.T01-Arlington Heights III Subdivision Figure 8: Total Future 2007 Weekday Peak Hour Traffic Volumes At Study Area Intersections With Buildout of Arlington Heights III _ , - t min u _ _-__- _---- s tain;f =— --1-41:11 i I/: C. F 4r, cisic-okg, IL, pc' \` -=-T e y�mp V y . ....:.,.i:.. ...,..:... .4.AI :'ar''::•:: :E:I,: a King City Ir ::::46. :::: Golf Course {%?:).5• . J r _ „ .� , g Q tz_. L,.. __, , ao L L! , ,.., " 1 a 1nKing City 1 . i_ /t--- - ,oA d y (22)6i k.._7(25) a (35o)449--> .4-164348) (3)2-) �2(25) (367)494--0. <-171(596) N Drawing Not To Scale ( 3„) Traffic Signal a Stop Sign -*- In-Process Site Area El Emergency Access Only U (� Proposed Site\C T S Proposed Roadway ENGINEERS OR04.067.T01-Arlington Heights III Subdivision Figure 9: Local Street Grades in Vicinity of Arlington Heights III 1'\-- iLl - -- v",.4,.. Aspen Ridge � � �� � � # 1#% Grade l r ' r L-C L _ R SW Su Ddie '--] . i 19 rade • 1 f rll - p � II =6 )I rt • �� u P fir;ti; I _ . r . co '" ' r SW Colyer ay cn--- ---L. + `. c.'' �m V SW 122ild'Avenue .ti�� S W00 Ue S# _ro SW Peachtree Drive 1. c;` i Grade �0 j,i c \.,,..j'......\--\. ilk c-.. \.„,\----,:, - 18% Grade '''4 3 --- ( -‘).-'■ 0 '``,,,•1/ ,.; 4,1 SW Woodhue Street) yd - " Proposed Arlington gts III '= 15% Grade { . Subdivision r'' L — IL 7 f l`# —� 1 +pkit Irr / -. 1 kiwi City Cnlf C'nursw 1 1 N Drawing Not To Seale C Proposed Site Proposed Roadv,a■ ENGINEERS OR04.067.T01-Arlington Heights III Subdivision ENGINEERS TECHNICAL APPENDIX Attached is the Technical Appendix for the CTS Engineers traffic study for Project OR04.067.T01, Arlington Heights III subdivision. It includes the following information: 1. Photos of the Proposed Site And Surrounding Roadway System 2. Trip Generation Worksheets 3. Manual Turning Movement Counts 4. In-Process Traffic Worksheets 5. Warrant Analysis 6. Accident Data 7. Queuing Analysis 8. Traffic Analysis—2004 Existing Traffic 9. Traffic Analysis—2007 Future Background Traffic 10. Traffic Analysis—2007 Total Future Traffic with Arlington Heights III Subdivision ARLINGTON HEIGHTS III SUBDIVISION TYPICAL VIEWS •' "`iii ' 7 t,,, Yom- '∎i '�` j ■ I. v SW Beef Bend Road Looking West from Site Access .11.4... •K I 11 . y r � _ iiii. SW Beef Bend Road Looking East from Site Access (...._ ..-- ENGINEERS ARLINGTON HEIGHTS III SUBDIVISION TYPICAL VIEWS • • , ,. L • t Asi •+i if y r • Site Access Looking East Along SW Beef Bend Road o ` ! , v ~' ,', - ;cam;, I.I' - Imo , iw.o' A. . . ..... . _ �' , ..tr v Site Access Looking West Along SW Beef Bend Road QT--. s / ENGINEERS TRIP GENERATION WORKSHEET RATES 10/12/04 Development: Arlington Heights Ill Subdivision Size: 62 Homes ITE Land Use Code: Single Family Homes, Code 210 (7th Edition) Variable: Number of Homes (H) Total Weekday Trips T = 9.57x(H) Enter Exit Total Vehicle Trips 297 296 593 Site Distribution 50% 50% 100% Weekday AM Peak Hour Trips T = 0.75x(H) Enter Exit Total Vehicle Trips 12 35 47 Site Distribution 25% 75% 100% Weekday PM Peak Hour Trips T= 1.01x(H) Enter Exit Total Vehicle Trips 40 23 63 Site Distribution 63% 37% 100% TRIP GENERATION WORKSHEET RATES 10/12/04 Development: Arlington Heights III Subdivision Size: 2 Homes ITE Land Use Code: Single Family Homes, Code 210 (7th Edition) Variable: Number of Homes (H) Total Weekday Trips T = 9.57x(H) Enter Exit Total Vehicle Trips 10 9 19 Site Distribution 50% 50% 100% Weekday AM Peak Hour Trips T = 0.75x(H) Enter Exit Total Vehicle Trips 1 1 2 Site Distribution 25% 75% 100% Weekday PM Peak Hour Trips T= 1.01x(H) Enter Exit Total Vehicle Trips _ 1 1 2 Site Distribution 63% 37% 100% TRIP GENERATION WORKSHEET RATES Development: Arlington Heights Ill Subdivision Size: 1 Homes ITE Land Use Code: Single Family Homes, Code 210 (7th Edition) Variable: Number of Homes (H) Total Weekday Trips T = 9.57x(H) Enter Exit Total Vehicle Trips 5 5 10 Site Distribution 50% 50% 100% Weekday AM Peak Hour Trips T = 0.75x(H) Enter Exit Total Vehicle Trips 0 1 1 Site Distribution 25% 75% 100% Weekday PM Peak Hour Trips T= 1.01x(H) Enter Exit Total Vehicle Trips 1 0 1 Site Distribution 63% 37% 100% TRIP GENERATION WORKSHEET RATES Development: Arlington Heights Ill Subdivision Size: 4 Homes ITE Land Use Code: Single Family Homes, Code 210 (7th Edition) Variable: Number of Homes (H) Total Weekday Trips T = 9.57x(H) Enter Exit Total Vehicle Trips 19 19 38 Site Distribution 50% 50% 100% Weekday AM Peak Hour Trips T = 0.75x(H) Enter Exit Total Vehicle Trips 1 2 3 Site Distribution 25% 75% 100% Weekday PM Peak Hour Trips T= 1.01x(H) Enter Exit Total Vehicle Trips 3 1 4 Site Distribution 63% 37% 100% INTERSECTION TURN MOVEMENT SUMMARY REPORT File: MADA.mod T=6.9% P=0.68 Peak Hour LOCATION: . 07:00-08:00 1 19 1 T SW BEEF BEND RD AT 122ND AVE Total Entry Volume TIGARD,OR 5 0 14 501 . 130 E1 y <-125 1 _T to Date: 09/29/04 Day:WED Time: 07:00-09:00 T=3.4% T=6.4% 356 X125 Report Prepared for: • P=0.83 P=0.74 CTS ENGINEERS 0 Surveyed By: 357 --� T 370 _ TRAFFIC SMITHY,INC 0 0 0 1225 NW Murray Blvd Suite 111 T=%Trucks By Approach Portland,OR 97229 0 0 Phone: 503-641-6333 Fax:503-643-8866 P=PHF By Approach T=0% P=0 Report Reviewed by:JG EASTBOUND SOUTHBOUND NORTHBOUND WESTBOUND TIME PERIOD -1. y (I T r> t ALL 07:00-07:05 35 0 1 0 0 10 0 46 07:05-07:10 24 0 0 2 0 8 0 34 07:10-07:15 35 0 0 0 0 8 0 43 07:15-07:20 35 0 0 1 0 6 0 42 07:20-07:25 38 0 0 3 0 7 0 48 07:25-07:30 27 0 0 1 0 8 0 36 07:30-07:35 27 0 0 2 0 13 0 42 07:35-07:40 36 0 0 2 0 10 0 48 07:40-07:45 25 0 0 0 0 16 0 41 07:45-07:50 18 0 1 1 0 9 0 29 07:50-07:55 31 0 3 1 0 17 0 52 07:55-08:00 25 1 0 1 0 13 0 40 08:00-08:05 10 1 0 0 0 3 0 14 08:05-08:10 13 0 0 0 0 4 0 17 08:10-08:15 9 0 0 1 0 2 0 12 08:15-08:20 45 -0 1 2 0 15 1 64 08:20-08:25 32 1 0 1 0 14 0 48 08:25-08:30 40 2 0 1 0 11 0 54 08:30-08:35 28 1 1 2 0 16 0 48 08:35-08:40 32 0 0 0 0 11 0 43 08:40-08:45 23 0 0 0 0 11 2 36 I • 08:50-08:55 0 25 0 0 0 1 0 0 0 0 11 0 37 08:55-09:00 0 20 0 0 0 0 0 0 0 0 14 0 34 TOTALS 0 667 6 7 0 22 0 0 0 0 246 4 952 PHF 0 0.82 0.25 0.31 0 0.58 0 0 0 0 0.74 0 0.94 %Tricks 0 3.4 0 14.3 0 4.5 0 0 0 0 6.1 25 4.3 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Pedestrians 0 0 0 1 INTERSECTION TURN MOVEMENT PEAK HOUR REPORT File: MADA.mod T=5.3% P=0.68 Peak Hour LOCATION.' 07:00-08:00 1 19 1 t SW BEEF BEND RD AT 122ND AVE Total Entry Volume 5 0 14 501 TIGARD,OR 130 1 4 <--1,25 1 _i' to Date: 09/29/04 Day:WED T=2.5% T=8% Time: 07:00-09:00 356 — —125 Report Prepared for: P=0.89 P=0.8 CTS ENGINEERS 0 y Surveyed By: 357 El I 1-' 370 . > TRAFFIC SMITHY,INC o o 0 1225 NW Murray Blvd Suite 111 T=%Trucks By Approach Portland,OR 97229 `1' I 0 0 T P=PHF By Approach Phone:503-641-6333 Fax:503-643-8866 T=0% P=0 - Report Reviewed by:JG EASTBOUND SOUTHBOUND NORTHBOUND WESTBOUND TIME PERIOD —I, --) - E-1 1 14 Fl T r' 1-- — L ALL ALL VEHICLES 07:00-07:15 0 94 0 1 0 2 0 0 0 0 26 0 123 07:15-07:30 0 100 0 0 0 5 0 0 0 0 21 0 126 07:30-07:45 0 88 0 0 0 4 0 0 0 0 39 0 131 07:45-08:00 0 74 1 4 0 3 0 0 0 0 39 0 121 LIGHT TRUCKS (SINGLE UNIT 2 AXLES) 07:00-07:15 0 0 0 0 0 0 0 0 0 0 1 0 1 07:15-07:30 0 3 0 0 0 0 0 0 0 0 1 0 4 07:30-07:45 0 2 0 0 0 0 0 0 0 0 6 0 8 07:45-08:00 0 3 0 1 0 0 0 0 0 0 2 0 6 MEDIUM TRUCKS (SINGLE UNIT>2 AXLES) 07:00-07:15 0 0 0 0 0 0 0 0 0 0 0 0 0 07:15-07:30 0 1 0 0 0 0 0 0 0 0 0 0 1 07:30-07:45 0 0 0 0 0 0 0 0 0 0 0 0 0 07:45-08:00 0 0 0 0 0 0 0 0 0 0 0 0 0 HEAVY TRUCKS (SEMI-TRACTOR TRAILER) 07:00-07:15 0 0 0 0 0 0 0 0 0 0 0 0 0 07:15-07:30 0 0 0 0 0 0 0 0 0 0 0 0 0 07:30-07:45 0 0 0 0 0 0 0 0 0 0 0 0 0 07:45-08:00 0 0 0 0 0 0 0 0 0 0 0 0 0 BICYCLES 07:00-07:15 0 0 0 0 0 0 0 0 0 0 0 0 0 07:15-07:30 0 0 0 0 0 0 0 0 0 0 0 0 0 07:30-07:45 0 0 0 0 0 0 0 0 0 0 0 0 0 07:45-08:00 0 0 0 0 0 0 0 0 0 0 0 0 0 PEDESTRIANS Crosswalk SOUTH WEST EAST NORTH ALL 07:00-07:15 0 0 0 0 0 07:15-07:30 0 0 0 0 0 07:30-07:45 0 0 0 1 1 07:45-08:00 0 0 0 0 0 Peak Hour By Movement PHF 0 0.89 0.25 0.31 0 0.7 0 0 0 0 0.8 0 0.96 %Trucks(Ali) 0 2.5 0 20 0 0 0 0 0 0 8 0 4 %Trucks(M+H) 0 03 0 0 0 0 0 0 0 0 0 0 0.2 Stopped Buses o 0 0 0 0 0 0 0 0 0 0 0 0 Hourly Totals 07:00-08:00 0 356 1 5 0 14 0 0 0 0 125 0 501 07:15-08:15 0 294 2 4 0 13 0 0 0 0 108 0 421 07:30-08:30 0 311 5 5 0 12 0 0 0 0 127 1 461 07:45-08:45 0 306 6 6 0 10 0 0 0 0 126 3 457 08:00-09:00 0 311 5 2 0 8 0 0 0 0 121 4 451 INTERSECTION TURN MOVEMENT SUMMARY REPORT File: MADB.mod T=0% P=0.63 Peak Hour LOCATION: 17:00-18:00 1, 5 25 T SW BEEF BEND RD AT 122ND AVE Total Entry Volume TIGARD,OR 3 0 2 749 F`442 1 <-462 2 J t23 Date: 09/29/04 Day:WED T=3.4% T=2.5% Time: 16:00- 18:00 280 —). <-439 Report Prepared for: P=0.77 P=0.86 CTS ENGINEERS 0 .G° Surveyed Y By: 282 --a El T r 282 > TRAFFIC SMITHY,INC 0 0 0 1225 NW Murray Blvd Suite 111 T=%Trucks By Approach Portland,OR 97229 1 o o I P=PHF By Approach Phone: 503-641-6333 Fax:503-643-8866 T=0% P=0 Report Reviewed by:JG EASTBOUND SOUTHBOUND NORTHBOUND WESTBOUND TIME PERIOD -1, 1 - ' I Li - i T l4 1— F-- c_ ALL 16:00-16:05 0 10 0 0 0 15 2 27 16:05-16:10 0 25 0 0 0 15 2 42 16:10-16:15 0 16 0 0 0 25 1 42 16:15-16:20 0 11 1 0 0 22 0 34 16:20-16:25 0 20 0 1 0 26 1 48 16:25-16:30 0 21 0 0 0 29 0 50 16:30-16:35 0 23 0 0 0 34 1 59 16:35-16:40 0 20 1 0 0 45 0 66 16:40-16:45 0 22 0 0 0 39 1 62 16:45-16:50 0 12 0 0 0 24 1 37 16:50-16:55 0 13 0 2 0 29 0 44 16:55-17:00 0 21 0 2 0 28 0 51 17:00-17:05 0 21 0 0 0 30 2 53 17:05-17:10 0 22 0 0 0 45 1 68 17:10-17:15 0 23 0 1 0 39 0 63 17:15-17:20 0 24 1 0 0 46 3 74 17:20-17:25 0 18 0 0 0 33 0 51 17:25-17:30 0 29 0 0 0 23 7 59 17:30-17:35 0 38 2 0 0 29 1 71 17:35-17:40 0 23 0 0 0 48 3 74 17:40-17:45 0 28 0 0 0 42 2 72 17:45-17:50 0 11 0 0 0 35 0 46 17:50-17:55 0 14 0 1 0 36 4 56 17:55-18:00 0 29 0 0 0 33 0 62 TOTALS 0 494 3 5 0 7 0 0 0 0 770 32 1311 PHF 0 0.78 0.5 0.38 0 0.5 0 0 0 0 0.84 0.52 0.86 %Trucks 0 3.4 0 0 0 0 0 0 0 0 2.6 0 2.8 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Pedestrians 0 0 0 4 INTERSECTION TURN MOVEMENT PEAK HOUR REPORT File: MADB.mod T=0% P=0.63 Peak Hour LOCATION: 17:00-18:00 1 5 25 T SW BEEF BEND RD AT 122ND AVE Total Entry Volume TIGARD OR , 3 0 2 749 , 442 1 <--462 2 J' t23 Date: 09/29/04 Day:WED T=3.5% T=2.8% Time: 16:00- 18:00 280 --> E-439 Report Prepared for: P=0.78 P=0.92 as ENGINEERS 0 .G-0 Surveyed By: 282 E i t f 282 > TRAFFIC SMITHY,INC 0 0 0 1225 NW Murray Blvd Suite 111 T=%Trucks By Approach Portland,OR 97229 1 o 0 P=PHF By Approach Phone: 503-641-6333 Fax: 503-643-8866 T=0% P=0 Report Reviewed by:IG EASTBOUND SOUTHBOUND NORTHBOUND WESTBOUND TIME PERIOD -1. -Is (--1 y 14 Fl T 14 1-- E— t_ ALL AU.VEHICLES 17:00-17:15 0 66 0 0 0 1 0 0 0 0 114 3 184 17:15-17:30 0 71 0 1 0 0 0 0 0 0 102 10 184 17:30-17:45 0 89 1 2 0 0 0 0 0 0 119 6 217 17:45-18:00 0 54 1 0 0 1 0 0 0 0 104 4 164 LIGHT TRUCKS (SINGLE UNIT 2 AXLES) 17:00-17:15 0 1 0 0 0 0 0 0 0 0 4 0 5 17:15-17:30 0 6 0 D 0 0 0 0 0 0 3 0 9 17:30-17:45 0 0 0 0 0 0 0 0 0 0 0 0 0 17:45-18:00 0 0 0 0 0 0 0 0 0 0 2 0 2 MEDIUM TRUCKS (SINGLE UNIT>2 AXLES) 17:00-17:15 0 0 0 0 0 0 0 0 0 0 1 0 1 17:15-17:30 0 1 0 0 0 0 0 0 0 0 1 0 2 17:30-17:45 0 1 0 0 0 0 0 0 0 0 0 0 1 17:45-18:00 0 1 0 0 0 0 0 0 0 0 0 0 1 HEAVY TRUCKS (SEMI-TRACTOR TRAILER) - 17:00-17:15 0 0 0 0 0 0 0 0 0 0 0 0 0 17:15-17:30 0 0 0 0 0 0 0 0 0 0 1 0 1 17:30-17:45 0 0 0 0 0 0 0 0 0 0 1 0 1 17:45-18:00 0 0 0 0 0 0 0 0 0 0 0 0 0 BICYCLES 17:00-17:15 0 1 0 0 0 0 0 0 0 0 0 0 1 17:15-17:30 0 0 0 0 0 0 0 0 0 0 0 0 0 17:30-17:45 0 0 0 0 0 0 0 0 0 0 0 0 0 17:45-18:00 0 0 0 0 0 0 0 0 0 0 0 0 0 PEDESTRIANS Crosswalk SOUTH WEST EAST NORTH ALL 17:00-17:15 0 0 0 0 0 17:15-17:30 0 0 0 1 1 17:30-17:45 0 0 0 1 1 17:45-18:00 0 0 0 2 2 Peak Hour By Movement — — PHF 0 0.79 0.5 0.38 0 0.5 0 0 0 0 0.92 0.57 0.86 %Trucks(All) 0 3.6 0 0 0 0 0 0 0 0 3 0 3.1 %Trucks(M+H) 0 1.1 0 0 0 0 0 0 0 0 0.9 0 0.9 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 0 Hourly Totals 16:00-17:00 0 214 1 2 0 5 0 0 0 0 331 9 562 16:15-17:15 0 229 1 2 0 6 0 0 0 0 390 7 635 16:30-17:30 0 248 1 2 0 5 0 0 0 0 415 16 687 16:45-17:45 0 272 1 3 0 5 0 0 0 0 416 20 717 17:00-18:00 0 280 2 3 0 2 0 0 0 0 439 23 749 T-----Is ANA , \\ ° ` " \ ' Q :-ef :-n. Rea. O(Rov Rogers Rood 1 1 000 E-0 000 (---19 E-I 4,1-> 9 E-J.,L 22 o-T Tr4 o_1' E-1Tr> 0—> oo-• o--) N0o 1- �' 4� 2 2 F-0 �0 X25 ,v 86 150th Avenue 3 3 00 N o:0 ESA, (L 11-T El T 22-t <-1 T 'CO CD 64-� th 271, °O 0 73 4 4 0 0 o_ 10 'L 39 ((4 E-0 o v E-o <-1 L 0 L 133rd.9 Avenue - \ ( 9 5-1\ 21,T /'J 0-4 0--4\/ 1 `t L__-J PROJECT T AM PEAK PM PEAK SITE 0 c s ' /74,0 o Iii 991y n. 1 © Z IN,. Not to Scale L TRAFFIC VOLUMES Site Trips (Before 133rd Avenue Connection) AM & PM Peak Hours BMZC1.dwg -14- Figure 6: Weekday Peak Hour Traffic Volumes Generated By Bella Vista (8)2 J� 1(4) (7)2t2(6) (7)2 6(3) (3)4 e■10. 41"m" 114)/ 9 e 5�a� �� \kk c 403 5 ��eoepc 40% • ‘5 60% S� $t• Prince Albert St KingCit 5 n;na Cho G7tt Deer Creels �, Elementary SW Be ey r" sw King Charles Av Fw SW Peachvale c7,4 4 m Fr-) w Sw v3.-- $` ry (15)4 ♦..13(8) 1 Traffic Signal IN OUT Stop Sign Proposed Roadway - - - ' AM 7 22 AM(PM)Peak Hour Volumes PM 25 14 ri Project Site Drawing Not To Scale Bella Vista `"`�` I i��1\1. %\7, -- \.\ cZ .. Figure 7: Weekday Peak Hour Site Generated Traffic Volumes at Study iArea Intersections With The SW Greenfield Dr Connection Re-routing of In-process traffic Ir 4(13) F 15(19) (4)1 1� 4(13) (n)20—t -'r� ff 7(20) f, t(1) ' (10)5--), 1 (7)u-•► r-�N ,y v O :i ' I 77 S I- I Li-, it " ' . i .. ., -n i Lli• 4�__ -.__• - . _ wards fn �i,_. i -_ � 1 1 7t'y..-'-- -_ \''..—s _• ,1 it41 +L�' j! r�j�"1z�F�— ii ��:�;,•S A 20% -fir -�_. _ - . ;,err—� i a it r y 1 i;, n` "�i 5 ic% _: s-_ 75% _Ii ii 'r y, ;t I! -:::::-.%.-._ .Ji ., Ji.. .• - I T-'. �+ I. �_L. __ �1 ; if "; ' -'-'jig. •_ let. • `- Q „ 1:17111t--%:' - 1`L 't far ' :J�__ .. ' ,' '� ~s. _1t iL --s 13 ' o /1.1 Sir DurtSarn Rd•i:�_ AI y' (fir li P- .,' . Am.;' '.! tival= `.s King Cdy 9 t i �Is GoM d IB1 it , V Course r " i' -OA *=In-process traffic volumes that have been re-routed due to completion of the SW Greenfield Dr connection. N Added Site Traffic Drawing Not To Seale I (30 Single Family Homes) (1)o J.{ Trams Signal * In Out Slop Sisat -I- AM Peale Hoar 6 16 : Planned/Proposed Site -e= PM Peak How 19 11 Planned/Proposed Roadway ■■■a �+ AM(PM)Peak How Volumes IC t a..7 Engineers,Inc CR04.005.701-Arbor Summit I V_OSVAV:-_ NN — \\A QN.IJU. S Figure 6: Added Site Generated Traffic Volumes at Study Area Intersections (13)4 r r(4) J Ste."V ___�. n v co _._--_ -.... _ _ per' ' ,I' s V . 0) 4544 c4-1 CL P•i- • G (to)15 C $ 0 (14)22Th4 ¢ -_----- o is °S , =__A St ,,• - 4']. es Ave co y � °_ . . ... B St t. = __-_; 4.Gotf cause 1 -r;" . r co - ' i , _ !Sr . cr)r H CI 8(26) `A , r .. -•: _ ∎.:- -- -SW :_iIts reserved. _ .. `_ - > f N Drawing Not To Scale Added Site Traffic In Out Traffic Signal a AIL AM Peak 13 37 Stop Sign PM Peak 44 24 Proposed Site F:71 1 AM(PM)Peak Hour Volumes 1. OR03.027 Roseberry _.„* ft,-.,:P-.. Engineers,. Engineers,Inc %sv,tr/u4 td:Da rAA 503 645 7910 WASH.CO.LUT WALNUT CTR.- 411002/005 i . i 0 NORTH (NOT TO SCALE) In ID IL 0—'• •-20 10�--0- 'l--z$ ,s-� C 5 10--.4. r15 1 r if j !. • • a • SWBEEFBENDRD SW DURHAM RD V g in c ____ 4 �// 0 FtSclot RD •. • • ���f 3 1 i c. 4 50-.14 1 \\,.........8 , • i 0 1. 1 SITE-GENERATED TRAFFIC VOLUMES ' WEEKDAY AM PEAK HOUR' EDGEWATER RESIDENTIAL DEVELOPMENT FIGURE ri KING CITY,OREGON _ DECBER 2002 � EM 56681DWGSIPHASE Via 6ti5588PN2(YXE searta ti NI . 06/27/03 13.:59 FAX 503 846 7910 WASH.CO.LUT WALNUT CTR.- Ij003/005 ...._________ , _ III • 0 NORTH 4 . (NOT TO SCALE) a (----- elf 1111 . k....., 1 25--b- —15 30—! 1,-15 .f fir c.-5 3\\5::.................x -DS A . �o t N • • 1 • • • i : • I a p i. co• I - ! !, 1 �. f BEEF 6�RU SW DURHAM RD C. I' © 1 O cr w ,: c# . . fl ot RD - II r TE I. • k e 45-' 35� P. f P. Iii I; 64w P-84 . it SITE-GENERATED TRAFFIC VOLUMES WEEKDAY PM PEAK HOUR EDGEWATER RESIDENTIAL DEVELOPMENT FIGURE K , KING N O oECEMBER 2002- ...■ 6868.D W G BWHA5 E2 P 105\5968PI12(YXE:6668PHH) Crashes on Beef Bend Road Page 1 of 1 From: Christina.M.RIFE@odot.state.or.us Sent: Tuesday, October 26, 2004 5:15 PM To: Rohit Vithalbhai Cc: Christina.M.RIFE@odot.state.or.us Subject: Crashes on Beef Bend Road Dear Mr.Vithal: Attached are the PRC and Summary reports for 1-1-2000 through 12-31-03 for the above location that you requested. If you have questions, or need more information, please contact me. Christina Rife «CR.BB122-137(KC)_CDS380.pdf» «CR.BB122-137(KC)_CDS150.pdf» Crash Data Technician Crash Analysis and Reporting Unit Transportation Data Section 555 13th Street NE, Suite 2 Salem, OR 97301-4178 503-986-4239 Fax:503-986-4249 mai Ito:jchristina_m.rife(u�odot.state.or.us] 1/12/2005 § /j §§ \ 2 § § § [; §B g \ / k \ \ \ \ ,k ( } § \ § ()a I. \ } ( } § Z §k f t ° ` ° it ° U /\k\ ) § } ( ) } § ) } ) k } k0 ( § j/ � \\- 2 / / k§!§ ||§ U 2=�- , ¥;, )7 ` 2 2|f , . z zz . )6k\( ) , , k§` ., E§k � t pr. 5 - ; . §u� §!) § n!©! §!1_ % Z - b 2" : )2kd E - ; § � _ e! - r ' L. L 2E m § §§/ § - - } § § ) § § u:§ ■ = 4 § � )§k " & § 41 . \ \ § §k[ +4. - 0 � - { \ ��\\\ z 7 ' ) 2 ! :§ <, ; §§ 2 § § 2 CDS380 10/26/2009 OREGON DEPARTMENT OF TRANSPORTATION - TRANSPORTATION DEVELOPMENT DIVISION PAGE: 1 TRANSPORTATION DATA SECTION - CRASH ANALYSIS AND REPORTING UNIT COUNTY ROAD CRASH LISTING SW Beef Bend Rd from SW 122nd to SW 137th in and near King City WASHINGTON COUNTY 2000 - 2003 S D p R S W ROAD- INT-TYP CRASH VEHICLE E A U C O DATE MILE ENT COUNTY ROADS CHAR (MEDIAN) INT-REL OFF-RD WTHR TYPE USE /TRLR MOVE A S SERM. E L G H R DAY DIST FROM FIRST STREET DIRECT LEGS TRAF- MST SURF COLL OWNER FROM PRTC- G E LICNS PRO INVEST D C S L K TIME INTERSECT SECOND STREET LOCTN (MLANESI CONTL DRVWY LIGHT SEV Vk TYPE TO Pp TYPE INS E X RES LOC ERROR ACT EVENT CAUSE 00950 N N N 01/15/2003 SW BEEF BEND RD INTER 3-LEG N N CLR ANGL-OT 1 NONE TURN- 02 Wed SW 131ST AVE CH STOP SIG N DRY TURN PRVTE S W 015 00 8A 01 95 N DAY INJ PSNGR CA 1 DRV NONE 57 1 OR-Y 028 000 02 05525 2 NONE STAGS PRVTE E W 000 PSNGR CA 1 DRV INJC 23 1 014-7 000 000 00 OR>25 000 2 PSN INJC 23 1 000 000 00 CDS150 10/26/2001 OREGON DEPARTMENT OF TRANSPORTATION - TRANSPORTATION DEVELOPMENT DIVISION PAGE: 1 TRANSPORTATION DATA SECTION - CRASH ANALYSIS AND REPORTING UNIT CRASH SUMMARIES BY YEAR BY COLLISION TYPE SW Beef Bend Rd from SW 122nd to SW 137th in and near King City 2000 - 2003 NON- PROPERT'. INTER- FATAI FATAL DAMAGE TOTAL PEOPLE PEOPLE DRY WET INTER- SECTIOP OFF- COLLISION TYPE CRASHES CRASHES ONLY CRASHES. KILLEC INJURE' TRUCKS SURE SURE DAY DARE SLCTIOE RELATE' ROAI YEAR: 2002 REAR-END 0 0 2 2 0 0 0 2 0 2 0 2 0 0 2002 TOTAL 0 0 2 2 0 0 0 2 0 2 0 2 0 0 YEAR: 2003 TURNING MOVEMENTS 0 1 0 1 0 2 0 1 0 1 0 1 0 0 2003 TOTAL 0 1 0 1 0 2 0 1 0 1 0 1 0 0 FINAL TOTAL 0 1 2 3 0 2 0 3 0 3 0 3 0 0 Queuing and Blocking Report 5 run average SW Beef Bend Rd at Summerview AM Peak Intersection: 1: SW Beef Bend Road & SW Summerview Dr ��m f:.cu.;}•J '^.}+�: i>'� •� T-W �;/:<}}CSar" w.a : w�,....{ . � 'Y< N'C � � �� f r ;t.� ftd.�5. p�� `•t':yf,,�•: u,r.,r�rn :�fr .. .�,iYldS!f ry,t\ "'v`�{f f .%4 :ktl�; Directions Servedr L LR .......... .:::::.:v ::::.....:::..:::.v. v...:a . v:•r:..•::::::.v...-::: ::n-:::.w: ,-xr •..- \„} a ..... .}i}•.�.v.}??.!t:;t4:txt9i4n .:prr:{ :.....:. .... ..........,... ...,a.......... ,.......::. ......L.:w..,. }...{.5:,...fiCdCnY..k.L.:.... .. .... : ;�J:i??:i i????yi?:-i:;l., .. .. ............. n...:::n.. .: :::::........ v:f•i:}Y:•:i}........:;.;. ..r.:vv:::r:,:::'v?r. ..:.:�. vi�,.ri .{:k•??•uyf,5 Y: h. .y.{{ZM-.C,;v?:%f:.^}.AAL:. tr:r ii}``>.F: :rJTvL`S:Gi� :'< 3Ytax��u ?:' MVV.�.�i:3#= 4:J.�'.,' •Ai.r. rrr>a..h.:,w�=i-':rig.%:._,...�.fi{:.}}:..t.,.. 4••.}+3:\=: ._ - -----_.....f.::�:::::;:xig;: i�>x.:Y::3}:•a-:{4:::x7��.-:-*.�•}..#.tn:��.:. ".;?:i.:...........:.....:..:nii<va:�i'}`x`,3:..#:..�a .�.�..,.-.;�......?-.........'F�...�.-�-----....°----.....,.:......3.:.4...a.r.\a:. :zy: Average Queue (ft) 0 23 ��th:>Qli4'1��::. .2., M1. �,yno•-.;4},. -_°:r. :. •• � r�w .� ':�"•;�e'2;fi. •�`•r` a:-c� A ::::::::::::::::::::::::::::: �a-dt: : .a. .6:h::`:xi{.,:.a-,:.,-:.�:..:::.:r.-r.«x ':•. .3.:'-.::{:..?;........::s-:::,.ro:w}74:m}::F.w.:,i:aan.£a:.•• .a:um.. ..:-' a: "'-�r+rx•. .., Link Distance (ft) 568 236 . .���Oi:. f tf M i y et ffSy r7trir.:;:..xra::v:; • uaw ti ti wt� .,» 4w.. ? aC... . g\ - Queuing.Pen lty...:(ve h) y» r ... yp » jitw a : m.,.....}v...:.:w:- :. / :"x} iJ{r e} : w v avwN m x \ tg@ 43 ; n w F Storage Bik Time (%) ., ......._.:.i:........:fl i:':w-rr:n-:r yi r. .v:ryf:":::..,,,.,,,.:,.,.::. ___ - i-y?:v., _ _ -•:'�: .,!-y?•�.f{-?. +L{ iY•.Mtv:llff;1:Fli(!1.-.L_l+i-- , '':'{ ..S"`:r1.�c{' Yfi� -::'r".%::r.-r..r:” _ _ _ _ :::Y<x{::.x.. •:: ceA' .iRl .f'?etta .. � rrA;.•::}:.i-r°::::.....:.. -.:'... �->. .............. ......�c�:. ......�'.�r+-:::::::r::: :.. .:.. --. ..,-:x,..,-::::-:.::.�.L:.;-:r.e„.: •. LC. arrS:;.; ;;,.:{t..,.{ v{{.:;:;:::;;:.:_;;:: ::i ;�?:?:.::: 'f•:%85;;9crm-?:.: ...r...,.r..�z 2f..:::.�::.:....!nx..�......!'.5�..k..............r. .r.. -,....,.......r..i>.,.........--'--'--......f..t....:..ex?�i.. �. ...... Nework Summary ..... ... ., .. ... •• :. :::::.,.:::::::::::.. .:....,..t..::}. ....a:>..,,.x..K.....X.---�",.:.::;:L;:.:;};;::}?::.???:;}:.:{: �:::f:::kc?? :eir:-}.,•:.r~1... -Ni. ::c's?ii>` ::?,?:{4:r�:-:a:LV}:. r ...Lr'.n`::: .::................... »,}•;.::;<•rrt;t•;:rr:;{{:r:r?:.}:,:.r.".??:,;r.,:.,.>::?»y_w;:::f::it::;r:::?:£i::'ir: ::';;:..... .rG.:...�>:.:.. ..f..... i�etik:: �:�t �,� :.:��: .:�::>':s::::>;;;t•??:•:,:s:?;: ,��w. .'3=:•:.::.._y::.�:,•.,k.:{.?"-;}:;�,:r.:.?: r;1a-;::. , ..•r.....ro�r�.�.,r:.:rr...,-ra,..r,..,::.�.,..:_.:. ...vr::.»a,,,.,.- .c�.w,..wxru,aw:iaiL:.•±t.:.??:;.x;;.?r.?>->x�-------:--::_-------- GS"»,...:x:..»osw:utd}}mfr.&d,e;'-'��`'x4-'---------{._-a.,,.._r........_::�s,--r--a?.h>;?:» SimTraffic Report Page 1 CTS Engineers, Inc Queuing and Blocking Report 5 run average SW Beef Bend Rd at Summerview PMPeak Intersection: 1: SW Beef Bend Road & SW Summerview Dr I:XI��r�.Fv�.�31:::5�'.kX�;i.:s•..'. � v-5.--;<a,;+, A - '• ` .� .. ......... ........ ..... ... ...... ...- ... Directions Served L LR ..::. ..:...:.. ............ .::::............ ... Average Queue (ft) 3 18 9:..6...t::.k::L:..:# L0r.•: ....:::...::vE w: I '-- l y .::---- A—...i . m S t k 4.aY ` : t a• itm+ oGL �x� ' Link Distance(ft) 568 236 ............................:::-...___.......:_:::::.,.A,x::.:. ::::::-+4-: �:4F-:C;;;;�-;.:::; ::.�,.� :.. __ <:v •:}crcr<.cw:..o;ca:;' ,.:.+.. ':'i``/.,'• ii3:f?:' .. ........... ......:v+ .::• :+.\kf+G.::::+....::}::}}ST6.�ti'}i;4:i:::it}T.ti;X4i]:'<::: 'S{"'$}-d=. +�rr:: h :;-: ax-}:-?:;.?x;:h:;....<:•.`, .•:::,s:,.r_.}.:.}x-,}}::',2}..:i;:cy c,w:�liw xan�h,.'^E4s5:d'{.:a`..:.1,7:"V :.` ':;!:4Scro::':x:L7.�•. F:C+>• {����y�'�a1iE.�k..T�TY��':{f�1aYr. ... .:.:,::;,:-;4:;:;•; ::�.�.::t.{r• {q,,"�:•�:�-t-":+>:•..� -.r. `"�.e?'- +,..x==---=---�--::.aa:}:���.,�'f�+�::.�"°.,v:?....::?ri.'•."�°••.�"'..�s -:,.G:•-.n:.::.:::,::.,..,,.r.,: ::.:::::::::::i:.::b.}i:-}X;;;:.r;.:::.?:t::::....__...�.,...,.....--'--........�.V.;.:�i•;?::i4[5...,,.,..,.n'�v,r.,`.::i':.x.::_.....r:r.4W:Y• Vsvu-- - --•--.... .... Queuing Penalty (veh) �..�€Qrag060.jF0fst.M;:,.; ;:. ;}:::: ,. :_: h: :::. , :::: ,.,-.x;a:.:::.$}..:..egg........,..,4..............:., ,... Storage Blk Time (%) . ._..._.::: :..v::. .::.r:.;-: ,-:::.. aw. ..........:.:.... ....a.<acu.?,+•<ms,-:.,,...::,..:,:::::r::;�:::-. w:<<;;.c4:v<:...v-:.:iiur::;,,...t:..::.'_r};':w::. - ..;... ,},-: r.,r..r_,.____".ro-_. �..eci -- 3,39'.^):^ - _ ' .wry;r..},-., ,rs3.c..`r-:-:.,:??�`F..::.>:........ .,aY.. }.<.....<:......:>�?. :Y: «;.:" P.qs:.:,:::,+: to ,u->S`v:fi':...'?:r}x.:::-::-:.-:}:.- ::,.:r :::;.;e::�::uk<�scdK..'.. ::,:..:}.:..:Y-:h7:`:;;fit� �it:`•F.:-, -,.{;4.•,derr:S,n}.rt ...V.n::: -.._.__..:tn,..?r.+ ::4:n: :}:..::.::hf:S.....,. N ................. :............ . 'i i-}v:-}:;:r}::::.v..._::::::::.r::nv::.�::x::.vnwn,vv:.,xv::,.:r..:...-......r::?A.>��?:i.. ....iAOa: N•,:,:,Y,......v. Nework Summary . ..: {� l��/Y. - :-: :r::::::.v:rv:.:...,::::::.::nw::::..,•.nn.,.:;-yv?.::nx-:.!4;,:.:}:.:4}:::-i:-}:}?}}--i}::}i<:}}:.:}'W.:: _--_.u-:,r ii..rr...-.ev::n,1vr.:.vtr..v..._ i---.. „_.,:...::,._V::-_„p-io}s:ia4:i..,:I::{::•_::::3.}$:-=v}:;;-i:::::..?..;J:;;4:iu>_�i;;.v:i._,.,—.:.�+_L_-__:_w:.,v:.vrrw--,unW.L.vuvw:xw.-vv-„u,AU_._.: SimTraffic Report Page 1 CTS Engineers, Inc Arlington Heights Ill OR04.067.T01 October 14, 2004 SW Beef Bend Rd/SW Summer View Drive TF PM Right Turn Lane Criterion 800 - SEE NOTE 700 600 .... 111\X WB SW Beef Bend Rd. m C N 1- 500 o o. o 7 o 400 >45 mph 0 <45 mph im 300 H m C1 200 100 0 10 20 30 40 50 60 70 80 90 100 110 120 130 140 150 160 170 180 190 200 Right Turn Volume NOTE: If there is no right turn lane,a shoulder needs to be provided. If this intersection is in a rural area and is connected to a public street,a right turn lane is needed. Right Turn Criterian _ Right-Turn Volume Design Hour Volume Minimum Criteria Approach (vph) (vph per Lane) (Right Turns-vph) Criterion Met WB SW Beef Bend Rd. 27 596 34 - If Speed>45MPH et s Engineers,Inc. Existing Weekday Peak Hour Traffic Volumes AM Wed Oct 13, 2004 14:21:56 Page 2-1 OR04.067.T01 Arlington Heights III Existing 2004 Conditions Level Of Service Computation Report 2000 HCM Unsignalized Method (Base Volume Alternative) ******************************************************************************** Intersection #1 SW Summer View Dr/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.0 Worst Case Level Of Service: A[ 0.0] ******************************************************************************** Street Name: SW Sumner View Dr. SW Beef Bend Raod Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II I1 I Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 1! 0 0 0 0 1 0 0 0 0 1 0 0 I II II II I Volume Module: >> Count Date: 29 Sep 2004 << AM Peak Base Vol: 0 0 0 0 0 0 0 365 0 0 130 0 Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 0 0 0 0 0 0 0 365 0 0 130 0 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 PHF Volume: 0 0 0 0 0 0 0 429 0 0 153 0 Reduct Vol: 0 0 0 0 0 0 0. 0 0 0 0 0 Final Vol. : 0 0 0 0 0 0 0 429 0 0 153 0 I I I II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx I II II II' I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Potent Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Move Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx I I I I I II I Level Of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx 0 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx xxxxxx ApproachLOS: * * * * Traffix 7.7.0715 (c) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. PM Wed Oct 13, 2004 14:21:58 Page 2-1 OR04.067.T01 Arlington Heights III Existing 2004 Conditions Level Of Service Computation Report 2000 HCM Unsignalized Method (Base Volume Alternative) ******************************************************************************** Intersection #1 SW Summer View Dr/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.0 Worst Case Level Of Service: A[ 0.0] ******************************************************************************** Street Name: SW Summer View Dr. SW Beef Bend Raod Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 1! 0 0 0 0 1 0 0 0 0 1 0 0 I I I II II I Volume Module: >> Count Date: 10 Sep 2004 << PM Peak Base Vol: 0 0 0 0 0 0 0 285 0 0 445 0 Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 0 0 0 0 0 0 0 285 0 0 445 0 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 PHF Volume: 0 0 0 0 0 0 0 335 0 0 524 0 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol. : 0 0 0 0 0 0 0 335 0 0 524 0 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx I I I II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Potent Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Move Cap. : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx I II II II I Level Of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx 0 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx xxxxxx ApproachLOS: * * * * Traffix 7.7.0715 (c) 2004 Dowling Assoc_ Licensed to CTS ENGINEERS, INC. AM Wed Oct 13, 2004 14:21:56 Page 3-1 OR04.067.T01 Arlington Heights III Existing 2004 Conditions Level Of Service Computation Report 2000 HCM Unsignalized Method (Base Volume Alternative) ******************************************************************************** Intersection #2 SW 122 Ave/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.5 Worst Case Level Of Service: B[ 11.7] ******************************************************************************** Street Name: SW 122nd Avenue SW Beef Bend Road Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 1! 0 0 0 1 0 0 0 0 0 1 0 0 I II II II I Volume Module: >> Count Date: 10 Sep 2004 << AM Peak Base Vol: 0 0 0 14 0 5 1 360 0 0 125 0 Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 0 0 0 14 0 5 1 360 0 0 125 0 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 PHF Volume: 0 0 0 16 0 6 1 419 0 0 145 0 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol.: 0 0 0 16 0 6 1 419 0 0 145 0 I II II II I Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 6.4 xxxx 6.2 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 3.5 xxxx 3.3 2.2 xxxx xxxxx xxxxx xxxx xxxxx I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 566 xxxx 145 145 xxxx xxxxx xxxx xxxx xxxxx Potent Cap.: xxxx xxxx xxxxx 489 xxxx 907 1449 xxxx xxxxx xxxx xxxx xxxxx Move Cap. : xxxx xxxx xxxxx 488 xxxx 907 1449 xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx 0.03 xxxx 0.01 0.00 xxxx xxxx xxxx xxxx xxxx I II II II I Level Of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx 0.0 xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx 7.5 xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * A * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx 556 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx 0.1 xxxxx 0.0 xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx 11.7 xxxxx 7.5 xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * B * A * * * * * ApproachDel: xxxxxx 11.7 xxxxxx xxxxxx ApproachLOS: * B * * Traffix 7.7.0715 (c) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. PM Wed Oct 13, 2004 14:21:58 Page 3-1 OR04.067.T01 Arlington Heights III Existing 2004 Conditions Level Of Service Computation Report 2000 HCM Unsignalized Method (Base Volume Alternative) ******************************************************************************** Intersection #2 SW 122 Ave/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.1 Worst Case Level Of Service: B[ 13.3] ******************************************************************************** Street Name: SW 122nd Avenue SW Beef Bend Road Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 1! 0 0 0 1 0 0 0 0 0 0 1 0 I I I II II I Volume Module: PM Peak Base Vol: 0 0 0 2 0 3 2 280 0 0 440 23 Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 0 0 0 2 0 3 2 280 0 0 440 23 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 PHF Volume: 0 0 0 2 0 3 2 326 0 0 512 27 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol.: 0 0 0 2 0 3 2 326 0 0 512 27 I II II II I Critical Gap Module: critical Gp:xxxxx xxxx xxxxx 6.4 xxxx 6.2 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 3.5 xxxx 3.3 2.2 xxxx xxxxx xxxxx xxxx xxxxx I II II I I I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 855 xxxx 525 538 xxxx xxxxx xxxx xxxx xxxxx Potent Cap.: xxxx xxxx xxxxx 331 xxxx 556 1040 xxxx xxxxx xxxx xxxx xxxxx Move Cap.: xxxx xxxx xxxxx 331 xxxx 556 1040 xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx 0.01 xxxx 0.01 0.00 xxxx xxxx xxxx xxxx xxxx I II II II I Level Of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx 0.0 xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx 8.5 xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * A * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx 437 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx 0.0 xxxxx 0.0 xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx 13.3 xxxxx 8.5 xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * B * A * * * * * ApproachDel: xxxxxx 13.3 xxxxxx xxxxxx ApproachLOS: * B * * Traffix 7.7.0715 (c) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. Future Background 2007 Weekday Peak Hour Traffic Volumes AM Mon Oct 25, 2004 11:48:44 Page 3-1 OR04.067.T01 Arlington Heights III Future Background 2007 Conditions Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #2 SW 122 Ave/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.4 Worst Case Level Of Service: BE 13.3] ******************************************************************************** Street Name: SW 122nd Avenue SW Beef Bend Road Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 1 1 0 0 1 0 1 0 0 0 0 1 0 0 I II 11 II I Volume Module: » Count Date: 10 Sep 2004 « AM Peak Base Vol: 0 0 0 14 0 5 1 360 0 0 125 0 Growth Adj: 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 Initial Bse: 0 0 0 15 0 5 1 392 0 0 136 0 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 In-Process: 0 0 0 0 0 0 0 72 0 0 23 0 Initial Fut: 0 0 0 15 0 5 1 464 0 0 159 0 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 PHF Volume: 0 0 0 18 0 6 1 540 0 0 185 0 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol. : 0 0 0 18 0 6 1 540 0 0 185 0 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 6.4 xxxx 6.2 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 3.5 xxxx 3.3 2.2 xxxx xxxxx xxxxx xxxx xxxxx 1 II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 728 xxxx 185 185 xxxx xxxxx xxxx xxxx xxxxx Potent Cap. : xxxx xxxx xxxxx 394 xxxx 862 1402 xxxx xxxxx xxxx xxxx xxxxx Move Cap. : xxxx xxxx xxxxx 393 xxxx 862 1402 xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx 0.05 xxxx 0.01 0.00 xxxx xxxx xxxx xxxx xxxx I II II II I Level Of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx 0.0 xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx 7.6 xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * A * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx 459 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx 0.2 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx 13.3 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * B * * * * * * * ApproachDel: xxxxxx 13.3 xxxxxx xxxxxx ApproachLOS: * B * * Traffix 7.7.0715 (c) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. PM Mon Oct 25, 2004 11:48:46 Page 3-1 OR04.067.T01 Arlington Heights III Future Background 2007 Conditions Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #2 SW 122 Ave/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.1 Worst Case Level Of Service: C[ 15.8] ******************************************************************************** Street Name: SW 122nd Avenue SW Beef Bend Road Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 11 0 0 1 0 1 0 0 0 0 0 1 0 I II II II Volume Module: PM Peak Base Vol: 0 0 0 2 0 3 2 280 0 0 440 23 Growth Adj: 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 Initial Bse: 0 0 0 2 0 3 2 305 0 0 480 25 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 In-Process: 0 0 0 0 0 0 0 44 0 0 84 0 Initial Fut: 0 0 0 2 0 3 2 349 0 0 564 25 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 PHF Volume: 0 0 0 3 0 4 3 406 0 0 655 29 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol. : 0 0 0 3 0 4 3 406 0 0 655 29 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 6.4 xxxx 6.2 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 3.5 xxxx 3.3 2.2 xxxx xxxxx xxxxx xxxx xxxxx I I I I I I I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 1081 xxxx 670 685 xxxx xxxxx xxxx xxxx xxxxx Potent Cap.: xxxx xxxx xxxxx 243 xxxx 461 918 xxxx xxxxx xxxx xxxx xxxxx Move Cap. : xxxx xxxx xxxxx 243 xxxx 461 918 xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx 0.01 xxxx 0.01 0.00 xxxx xxxx xxxx xxxx xxxx I I I I I I I Level Of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx 0.0 xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx 8.9 xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * A * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx 339 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx 0.1 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx 15.8 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * C * * * * * * * ApproachDel: xxxxxx 15.8 xxxXoc xxxxxx ApproachLOS: * C * * Traffix 7.7.0715 (c) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. AM Mon Oct 25, 2004 11:48:44 Page 4-1 OR04.067.T01 Arlington Heights III Future Background 2007 Conditions Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #4 Bella Vista Road/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.9 Worst Case Level Of Service: BE 12.7] ******************************************************************************** Street Name: Bella Vista Road SW Beef Bend Raod Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II I Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 1 1 0 0 1 0 1 0 0 0 0 1 0 0 I II II II 1 Volume Module: Peak Hour Base Vol: 0 0 0 0 0 0 0 365 0 0 130 0 Growth Adj: 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 Initial Bse: 0 0 0 0 0 0 0 398 0 0 142 0 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 In-Process: 0 0 0 23 0 18 6 49 0 0 16 7 Initial Fut: 0 0 0 23 0 18 6 447 0 0 158 7 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 PHF Volume: 0 0 0 27 0 21 7 526 0 0 186 8 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol. : 0 0 0 27 0 21 7 526 0 0 186 8 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 6.4 xxxx 6.2 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 3.5 xxxx 3.3 2.2 xxxx xxxxx xxxxx xxxx xxxxx I II II II 1 Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 729 xxxx 190 194 xxxx xxxxx xxxx xxxx xxxxx Potent Cap. : xxxx xxxx xxxxx 393 xxxx 857 1392 xxxx xxxxx xxxx xxxx xxxxx Move Cap. : xxxx xxxx xxxxx 391 xxxx 857 1392 xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx 0.07 xxxx 0.02 0.01 xxxx xxxx xxxx xxxx xxxx 1 II II 11 I Level Of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx 0.0 xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx 7.6 xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * A * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx 514 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx 0.3 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx 12.7 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * B * * * * * * * ApproachDel: xxxxxx 12.7 xxxxxx xxxxxx ApproachLOS: * B * * Traffix 7.7.0715 (c) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. PM Mon Oct 25, 2004 11:48:46 Page 4-1 OR04.067.T01 Arlington Heights III Future Background 2007 Conditions Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #4 Bella Vista Road/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.7 Worst Case Level Of Service: C( 17.6) ******************************************************************************** Street Name: Bella Vista Road SW Beef Bend Raod Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R II II II Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 11 0 0 1 0 1 0 0 0 0 1 0 0 I II II II Volume Module: PM Peak Base Vol: 0 0 0 0 0 0 0 285 0 0 445 0 Growth Adj : 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 Initial Bse: 0 0 0 0 0 0 0 311 0 0 485 0 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0 In-Process: 0 0 0 12 0 14 22 32 0 0 59 25 Initial Fut: 0 0 0 12 0 14 22 343 0 0 544 25 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 PHF Volume: 0 0 0 14 0 16 26 403 0 0 640 29 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol. : 0 0 0 14 0 16 26 403 0 0 640 29 Critical Gap Module: Critical Gp:xxxXx xxxx xxxxx 6.4 xxxx 6.2 4.1 xxxx xxxxx xxxxx xocx xxxxx FollowUpTim:xxxxx xxxx xxxxx 3.5 xxxx 3.3 2.2 xxxx xxxxx xxxxx xxxx xxxxx I II II II Capacity Module: Cnf1ict Vol: xxxx xxxx xxxxx 1110 xxxx 655 669 xxxx xxxxx xxxx xxxx xxxxx Potent Cap. : xxxx xxxx xxxxx 234 xxxx 470 930 xxxx xxxxx xxxx xxxx xxxxx Move Cap.: xxxx xxxx xxxxx 229 xxxx 470 930 xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx 0.06 xxxx 0.04 0.03 xxxx xxxx xxxx xxxx xxxx II II II Level Of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx 0.1 xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx 9.0 xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * A * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx 316 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx 0.3 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx 17.6 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * C * * * * * * * ApproachDel: xxxxxx 17.6 xxxoocx xxxxxx ApproachLOS: * C * * Traffix 7.7.0715 (c) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. Total Future 2007 Weekday Peak Hour Traffic Volumes With Arlington Heights III MITIG8 - AM Fri Nov 12, 2004 12:01:02 Page 1-1 OR04.067.T01 Arlington Heights III Total Future 2007 Conditions With Builtout of Arlington Heights III Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #1 SW Summer View Dr/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.7 Worst Case Level Of Service: B[ 14.6] ******************************************************************************** Street Name: SW Summer View Dr. SW Beef Bend Raod Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II I I II I Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 1! 0 0 1 0 1 0 0 0 0 0 1 0 I II II II I Volume Module: >> Count Date: 29 Sep 2004 << AM Peak Base Vol: 0 0 0 0 0 0 0 365 0 0 130 0 Growth Adj: 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 Initial Bse: 0 0 0 0 0 0 0 398 0 0 142 0 Added Vol: 0 0 0 25 0 5 2 0 0 0 0 8 In-Process/: 0 0 0 2 0 0 0 72 0 0 23 1 Initial Fut: 0 0 0 27 0 5 2 470 0 0 165 9 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 PHF Volume: 0 0 0 32 0 6 2 553 0 0 194 11 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol.: 0 0 0 32 0 6 2 553 0 0 194 11 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 6.4 xxxx 6.2 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 3.5 xxxx 3.3 2.2 xxxx xxxxx xxxxx xxxx xxxxx I I I II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 757 xxxx 199 204 xxxx xxxxx xxxx xxxx xxxxx Potent Cap.: xxxx xxxx xxxxx 379 xxxx 847 1379 xxxx xxxxx xxxx xxxx xxxxx Move Cap. : xxxx xxxx xxxxx 378 xxxx 847 1379 xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx 0.08 xxxx 0.01 0.00 xxxx xxxx xxxx xxxx xxxx I II II II 1 Level of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx 0.0 xxxx xxxxx xxxxx xxxx xxxxx stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx 7.6 xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * A * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx 414 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx 0.3 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx 14.6 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * B * * * * * * * ApproachDel: xxxxxx 14.6 xxxxxx xxxxxx ApproachLOS: * B * * Traffix 7.7.0715 (c) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. MITIG8 - PM Fri Nov 12, 2004 12:05:14 Page 1-1 OR04.067.T01 Arlington Heights III Total Future 2007 Conditions With Builtout of Arlington Heights III Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection 11 SW Summer View Dr/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.5 Worst Case Level Of Service: C[ 21.1] ******************************************************************************** Street Name: SW Summer View Dr. SW Beef Bend Raod Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II I I I I 1 Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 1! 0 0 1 0 1 0 0 0 0 0 1 0 I I1 II II I Volume Module: >> Count Date: 10 Sep 2004 << PM Peak Base Vol: 0 0 0 0 0 0 0 285 0 0 445 0 Growth Adj: 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 Initial Bse: 0 0 0 0 0 0 0 311 0 0 485 0 Added Vol: 0 0 0 16 0 3 6 0 0 0 0 28 In-Process/: 0 0 0 1 0 0 0 44 0 0 84 3 Initial Fut: 0 0 0 17 0 3 6 355 0 0 569 31 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHI' Adj: 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 PHF Volume: 0 0 0 20 0 4 7 417 0 0 669 36 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol.: 0 0 0 20 0 4 7 417 0 0 669 36 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 6.4 xxxx 6.2 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 3.5 xxxx 3.3 2.2 xxxx xxxxx xxxxx xxxx xxxxx I II II II I Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 1119 xxxx 688 706 xxxx xxxxx xxxx xxxx xxxxx Potent Cap.: xxxx xxxx xxxxx 231 xxxx 450 902 xxxx xxxxx xxxx xxxx xxxxx Move Cap.: xxxx xxxx xxxxx 229 xxxx 450 902 xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx 0.09 xxxx 0.01 0.01 xxxx xxxx xxxx xxxx xxxx I I I II II I Level Of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx 0.0 xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx 9.0 xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * A * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx 248 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx 0.3 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx 21.1 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * C * * * * * * * ApproachDel: xxxxxx 21.1 xxxxxx xxxxxx ApproachLOS: * C * * Traffix 7.7.0715 (c) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. AM Mon Oct 25, 2004 11:48:01 Page 3-1 OR04.067.T01 Arlington Heights III Total Future 2007 Conditions With Builtout of Arlington Heights III Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #2 SW 122 Ave/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.4 Worst Case Level Of Service: B( 13.7) ******************************************************************************** Street Name: SW 122nd Avenue SW Beef Bend Road Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R II II II Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 1! 0 0 1 0 1 0 0 0 0 1 0 0 I II II II Volume Module: » Count Date: 10 Sep 2004 « AM Peak Base Vol: 0 0 0 14 0 5 1 360 0 0 125 0 Growth Adj: 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 Initial Bse: 0 0 0 15 0 5 1 392 0 0 136 0 Added Vol: 0 0 0 0 0 0 0 25 0 0 8 0 In-Process: 0 0 0 0 0 0 0 72 0 0 23 0 Initial Fut: 0 0 0 15 0 5 1 489 0 0 167 0 User Adj : 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 PHF Volume: 0 0 0 18 0 6 1 569 0 0 194 0 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol. : 0 0 0 18 0 6 1 569 0 0 194 0 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 6.4 xxxx 6.2 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 3.5 xxxx 3.3 2.2 xxxx xxxxx xxxxx xxxx xxxxx I II II H Capacity Module: Cnf1ict Vol: xxxx xxxx xxxxx 766 xxxx 194 194 xxxx xxxxx xxxx xxxx xxxxx Potent Cap. : xxxx xxxx xxxxx 374 xxxx 852 1391 xxxx xxxxx xxxx xxxx xxxxx Move Cap. : xxxx xxxx xxxxx 373 xxxx 852 1391 xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx 0.05 xxxx 0.01 0.00 xxxx xxxx xxxx xxxx xxxx I II II II Level Of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx 0.0 xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx 7.6 xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * A * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx 438 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx 0.2 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx 13.7 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * B * * * * * * * ApproachDel: xxxxxx 13.7 xxxxxx xxxxxx ApproachLOS: * B * * Traffix 7.7.0715 (c) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. PM Mon Oct 25, 2004 11:48:02 Page 3-1 OR04.067.T01 Arlington Heights III Total Future 2007 Conditions With Builtout of Arlington Heights III Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #2 SW 122 Ave/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.1 Worst Case Level Of Service: C[ 16.5) ******************************************************************************** Street Name: SW 122nd Avenue SW Beef Bend Road Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R II II 11 Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 11 0 0 1 0 1 0 0 0 0 0 1 0 I II II II Volume Module: PM Peak Base Vol: 0 0 0 2 0 3 2 280 0 0 440 23 Growth Adj: 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 Initial Bse: 0 0 0 2 0 3 2 305 0 0 480 25 Added Vol: 0 0 0 0 0 0 0 16 0 0 28 0 In-Process: 0 0 0 0 0 0 0 44 0 0 84 0 Initial Fut: 0 0 0 2 0 3 2 365 0 0 592 25 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 0.86 PHF Volume: 0 0 0 3 0 4 3 425 0 0 688 29 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol. : 0 0 0 3 0 4 3 425 0 0 688 29 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 6.4 xxxx 6.2 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 3.5 xxxx 3.3 2.2 xxxx xxxxx xxxxx xxxx xxxxx II II II Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 1132 xxxx 702 717 xxxx xxxxx xxxx xxxx xxxxx Potent Cap. : xxxx xxxx xxxxx 227 xxxx 441 893 xxxx xxxxx xxxx xxxx xxxxx Move Cap.: xxxx xxxx xxxxx 226 xxxx 441 893 xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx 0.01 xxxx 0.01 0.00 xxxx xxxx xxxx xxxx xxxx I II II II Level Of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx 0.0 xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx 9.0 xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * A * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx 320 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxoc xxxxx xxxxx 0.1 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx 16.5 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * C * * * * * * * ApproachDel: coocxx 16.5 xxxxxx xx ocxx ApproachLOS: * C * * Traffix 7.7.0715 (c) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. AM Mon Oct 25, 2004 11:48:01 Page 4-1 OR04.067.T01 Arlington Heights III Total Future 2007 Conditions With Builtout of Arlington Heights III Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #4 Bella Vista Road/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.9 Worst Case Level Of Service: BE 12.8) ******************************************************************************** Street Name: Bella Vista Road SW Beef Bend Raod Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I 11 II 11 Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 11 0 0 1 0 1 0 0 0 0 1 0 0 II 11 II 1 Volume Module: Peak Hour Base Vol: 0 0 0 0 0 0 0 365 0 0 130 0 Growth Adj: 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 Initial Bse: 0 0 0 0 0 0 0 398 0 0 142 0 Added Vol: 0 0 0 0 0 0 0 2 0 0 5 0 In-Process: 0 0 0 23 0 18 6 49 0 0 16 7 Initial Fut: 0 0 0 23 0 18 6 449 0 0 163 7 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 PHF Volume: 0 0 0 27 0 21 7 528 0 0 191 8 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol. : 0 0 0 27 0 21 7 528 0 0 191 8 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 6.4 xxxx 6.2 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 3.5 xxxx 3.3 2.2 xxxx xxxxx xxxxx xxxx xxxxx 11 II 11 1 Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 738 xxxx 196 200 xxxx xxxxx xxxx xxxx xxxxx Potent Cap. : xxxx xxxx xxxxx 388 xxxx 851 1385 xxxx xxxxx xxxx xxxx xxxxx Move Cap. : xxxx xxxx xxxxx 387 xxxx 851 1385 xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx 0.07 xxxx 0.02 0.01 xxxx xxxx xxxx xxxx xxxx II II II Queue:Of Service Module: Qeue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx 0.0 xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx 7.6 xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * A * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx 509 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx 0.3 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx 12.8 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * B * * * * * * * ApproachDel: xxxxxx 12.8 xxxxxx xxxxxx ApproachLOS: * B * * Traffix 7.7.0715 (C) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. PM Mon Oct 25, 2004 11:48:02 Page 4-1 OR04.067.T01 Arlington Heights III Total Future 2007 Conditions With Builtout of Arlington Heights III Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #4 Bella Vista Road/Beef Bend Rd ******************************************************************************** Average Delay (sec/veh) : 0.7 Worst Case Level Of Service: C( 17.8] ******************************************************************************** Street Name: Bella Vista Road SW Beef Bend Raod Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R I II II II Control: Stop Sign Stop Sign Uncontrolled Uncontrolled Rights: Include Include Include Include Lanes: 0 0 0 0 0 0 0 11 0 0 1 0 1 0 0 0 0 1 0 0 I II II II Volume Module: PM Peak Base Vol: 0 0 0 0 0 0 0 285 0 0 445 0 Growth Adj: 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 1.09 Initial Bse: 0 0 0 0 0 0 0 311 0 0 485 0 Added Vol: 0 0 0 0 0 0 0 6 0 0 3 0 In-Process: 0 0 0 12 0 14 22 32 0 0 59 25 Initial Fut: 0 0 0 12 0 14 22 349 0 0 547 25 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 PHF Volume: 0 0 0 14 0 16 26 410 0 0 644 29 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol. : 0 0 0 14 0 16 26 410 0 0 644 29 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx 6.4 xxxx 6.2 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 3.5 xxxx 3.3 2.2 xxxx xxxxx xxxxx xxxx xxxxx I II II II Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 1120 xxxx 658 673 xxxx xxxxx xxxx xxxx xxxxx Potent Cap. : xxxx xxxx xxxxx 230 xxxx 468 927 xxxx xxxxx xxxx xxxx xxxxx Move Cap. : xxxx xxxx xxxxx 226 xxxx 468 927 xxxx xxxxx xxxx xxxx xxxxx Volume/Cap: xxxx xxxx xxxx 0.06 xxxx 0.04 0.03 xxxx xxxx xxxx xxxx xxxx I II II II Level Of Service Module: Queue: xxxxx xxxx xxxxx xxxxx xxxx xxxxx 0.1 xxxx xxxxx xxxxx xxxx xxxxx Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx 9.0 xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * * * * A * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap. : xxxx xxxx xxxxx xxxx 313 xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx SharedQueue:xxxxx xxxx xxxxx xxxxx 0.3 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx 17.8 xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * C * * * * * * * ApproachDel: xxxxxx 17.8 xxxxxx xxxxxx ApproachLOS: * C * Traffix 7.7.0715 (c) 2004 Dowling Assoc. Licensed to CTS ENGINEERS, INC. Servie ProvdeV' LQ:k1--ex5 APPENDIX F-SERVICE PROVIDER LETTERS --_ ,,..-., yvllCb « otiuxes, rortland 0002 . � File Number aeariWater .ervices l 1 Ou.reometiitaii*►t is clear. Clean Water Services Service Provider Letter Jurisdiction Washington County Date 8/18/03 Map & Tax Lot 2S109DA02100 Owner Robert Ames Contact Greg Summers • Site Address S. of SW Bull Mt Rd and NW Jones & Stokes of Beef Bend Rd Address 317 SW Alder, Suite 800 Proposed Activity Residential Subdivision Portland, OR 97223 Phone 503-248-9507 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 03-11). YES ' NO TYES NO . Natural Resources l f_ ® I Alternatives Analysis ' __.J I Assessment(NRA) u Required I F Submitted (Section 3.02.6) _ District Site Visit ® ❑ Tier I Alternatives Analysis ; L i • Date: B/14/03 Concur with NRA/or ® ❑ Tier 2 Alternatives Analysis n submitted information �1 i Sensitive Area Present ® l ( 1 Vegetated Corridor I i On-Site ' Averaging ! Sensitive Area Present ® �- ( } Vegetated Corridor ® I I Off-Site iI Mitigation Required Vegetated Corridor T ® I i On-Site Mitigation ® n Present On-Site Width of Vegetated f 30-157 i Off-Site Mitigation U Ei Corridor(feet) Condition of Vegetated Planting Plan Attached.. Corridor Degr/Marg/Good Final planting pleermust be r I V n submitted prior to constr. 1 Enhancement Required I Enhancement/restoration El completion date ! To be determined q f • lj � f i Encroachment into { I Vegetated Corridor ® i RSAT(no longer required) 1 1 (Section 3.02.4) Type and Square Footage Road; 0.09 ac degraded Geotechnical Report ® 11 0.02 ac al of Encroachment 0.09 ac good required _ ! Allowed Use ► y i ( l Conditions Attached ® j 1l (Section 3.02.4.b.2) I ' l 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 4 .,ones & stoxes, Portland tr3�003 File Number}} In order to comply with Clean Water Services (the District)water quality protection requirements the project must comply with the following conditions: Standard 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.b. 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.b.2). 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 3.02.5.2 and per approved plans. 4. For vegetated corridors 50 feet wide or greater, the first 50 feet closest to the sensitive area shall be equal to or better than a"good"corridor condition as defined in Section 3.02.7,Table 32. 1. For vegetated corridors less than 50 feet wide, the entire vegetated corridor shall be equal to or better than a'good"corridor condition as defined in Section 3.02.7,Table 3.2. 2. 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. 3. 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 03-11:Appendix D). 4. Protection of the vegetated corridors and associated sensitive areas.shall be provided by the installation of permanent fencing and slgnage between the development and the outer limits of the vegetated corridors. • 5. 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. 6. Prior to construction,a Stormwater Connection Permit from the District or its designee is required pursuant to Ordinance 27, Section 4.B. 7. For any developments,which create multiple parcels or lots intended for separate ownership,the District shall require that the vegetated corridor and the sensitive area be contained in a separate tract. 8. The District or City/County may require an easement over the vegetated corridor conveying storm,surface water management,and/or sanitary sewer rights to the District or City that would Page 2 of 4 iv.VA rnn JUO cta JOLU cones & stokes, Portland 0004 rile Number • prevent the owner of the vegetated corridor from activities end 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 03-11. 10. Removal of native, woody vegetation shall be limited to the extent practicable. 11. The water quality swale and detention pond shall be planted with District approved native species,and designed to blend into the natural surroundings. 12. 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. 13. 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. Special Conditions 14. 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. 15. 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). 16. The vegetated corridor width for sensitive areas associated with the intermittent stream within the project site shall be a minimum of 30 feet wide,as measured horizontally from the delineated boundary of the sensitive area. 21. The vegetated corridor width for sensitive areas associated with the perennial stream within the project site shall extend a minimum of 35 feet from the break in slope. For vegetated corridors that extend 35 feet from the break in slope, the widthvof 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. 22. The planting plan for degraded upland scrub-shrub shall be modified to include 120 trees, 20 of each species listed in Table 4(attached). The plant survival rate shall be a minimum Of 80 for trees. 23. 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 R&D 03-11. 24. 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(USAGE). The applicant shall provide the District with copies of all DSL and USAGE project authorization permits. 25. 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 end shrub species. Page 3 of 4 vvivoicvvo 10:01 r&A SVJ Zcs sn[u Jones & Stokes, Portland 0005 File Number 26. 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. 27. Enhancement/restoration of the vegetated corridor shall be provided In accordance with the attached planting list and R&O 03-11.Appendix D. 28. Maintenance and monitoring requirements shall comply with Section 2.11.2 of R&O 03-11. 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 data of replanting. 29. Performance assurances for the vegetated corridor shall comply with Section 2.06.2.Table 2-1.4 and Section 2.10,Table 2-2.2. Please call(503)846-3647 with any questions. Cr-16: Colin MacLaren Site Assessment Coordinator Attachments(1) Page 4 of 4 -"'� •n,, vv., 4.6.0 JOCV Jones & Stokes. Portland 2)008 1 // %I T----7 ice!,... �� ...,,,e,. , , d�-r 0•rrrrrrrrr. ♦ . • ranrra. _ •errarrrra� . errrrrsv ... `, :.. �rrrar� ? �r1rr?O ?% Ir +C ti 1,:::A4/0.)c,r&II ..., Pr-',- :',.>4->.`, Z'R;q18'.1 • ks AO .r N41: 11::- ii.. a' I I II.11°P .-- : —s � r R_ TIC. •1�♦'''..' : 0 Illi \ a k'' i 4 V''k .,>■.k \h: %`' ! II� `.41.Legend . Project Boundary I Enhancement 50 ft Limit Proposed Lot Lines Proposed Road ® Vegetated Corridor and hater Quality Sensitive Area Encroachment (0.2 aore) EEEEEEI Proposed Vegetated Corridor Mitigation Area (0.29 acre) #.0 Treatment A for Degraded Scrub—Shrub Vegetated Corridor (0.50 acre) ® Treatment B for Degraded Forested Vegetated Corridor (0.67 acre) r"".'° `. Treatment C for Marginal Forested Vegetated Corridor (0.43 acre) °.`•2 n No Treatment for Good Forested Vegetated Corridor (1.40 acre) Figure 4. Ames Property Site Plan, Vegetated 3ones&Stokes 0 175 '«„and Shiba. Corridor Encroachment '"'S Mk"St•''• '•IG °D0 SCALE IN FEET i) 5O+ and Mitigation Area. CIona and Stokes Auoclates, Inc. 2003 _ ate-. 06/17/05 Scale: 1' 175. P:\03220.03\CAa\f1yvn 4 -' �� •^° ��� «o �ocu Jones & Stokes, Portland 007 Terra-Weber Amts Property cut surface may be painted with an appropriate herbicide (such as Garlon 3A)to ensure the root system is killed.All vines and rootstocks will be removed from the enhancement sites. Himalayan blackberry will be manually removed using mowers and/or string-trimmers. The root stocks will either be excavated with spades, or blackberry resprouts will be selectively hand- sprayed with an appropriate herbicide (such as Garlan 3A) to kill resprouts as part of a maintenance program.All cut canes and root stocks will be removed from the enhancement sites. Site preparation for planting shrubs and trees will include 18" diameter planting spots (i.e., scalps) to reduce vegetative competition and improve planting effectiveness. After site preparation, bare ground exposed after removal of ITimalayan blackberry and other disturbed areas will be seeded with species similar to those listed in Table 3 to promote reestablishment of the herbaceous layer and minimize the potential for erosion. The seedlings along with natural. volunteers are expected to provide additional species diversity and density, and provide. competition to invasive species. Table 3.Proposed species to be seeded in the prepared vegetative corridors'. Ii . iI r rtir�u i f n '\ �� ti - ,�v. r r r ,- , ,fix er ill"3;!•• r • :'•1 Blue wildrye E7ymus glaucus .... • 60%:..r..-._ Seed Red native fescue Fesruca rubra v.rubra 30% Seed Tufted hairgrass Deschampsia ceaspirosa 10% Seed 'PRO-TIME 402 Native Riparian Grass Mix 5.2 Proposed Planting Plan Scrub-shrub and forested species will be planted in the degraded and marginal vegetated corridor plant communities (Figure 4). Plantings will increase vegetation density and diversity and improve the vegetated corridors to a good rating as the plantings grow and mature. Due to the complexity and dispersion of the different plant community groups in the vegetated corridor,the proposed planting plan includes three treatments. Shrubs will be emphasized where the woody undcrstory is lacking and trees will be emphasized where the overstory canopy is poorly developed. For all three treatments, trees or shrubs will be planted-at 120% of the rate recommended by CWS (2000) for riparian forest habitat: 170 trees per acre (0.0039 trees per square foot) and 300 shrubs per acre (0.0069 shrubs per square foot). The excess plantings are recommended to account for normal mortality while ensuring that mitigation success criteria are met. All woody plantings will be mulched to a 1-foot radius with an approved organic mulch (e.g., weed-free straw, compost, bark mulch) to discourage weed growth and minimize soil desiccation. A temporary irrigation system will be installed to water plantings during the late spring/summer/early fall dry season to increase plant survival. For all three treatments,total trees to be planted are 102 and total shrubs are 480. The three treatment plans are further described in detail. The degraded upland scrub-shrub plant community proposed planting plan for Treatment A is summarized in Table 4.Final species selection will depend on availability. For Treatment A,total trees to be planted in the 0.50-acre enhancement area are 102,and total shrubs are 180. Janes&Stokes 10 Project No.03226.03 �- �• Jones a stokes, Portland Zppg i Terra-Weber Ames Property. 'fable 4.Treatment A planting plan for degraded upland scrub-shrub. . t •} s Z *i , ft. 1 i i i■s t- i.. : .. Trees — Acer macrophyUum . Big-leaf maple - 1Q 10-15. Pseudotstua menziesii Douglas fir '11 . 20 10-15 . Thuja plicata Western red cedar X lb 12-18 • . Prunus emarginata Bitter cherry 11.7 2O 10-15 Mal us fusca Western crabapple Is7 Ze 6-10 Abuts rubra _Red alder NZ W 6-10 Tree subtotal — 1 a — Shrubs Berberis aquifolium Tall Oregon grape 30 4-6 - • Acer circinatum Vine ma.le 30 10 Amelanchier aln4olia Serviceberry 30 10 Symphoricarpos albu.r Snowberry 30 4-6 Co lus cornuta Western hazel 30 6-10 Osmaronia ceras ormus Indian plum 30 5-8 Shrub subtotal 180 • Total Plants For Treatment A 202 ' Final quantity will bo determined upon final area" . 2 Note: Spacing is a guideline that will depend upon existing vegetation retained within the corridor. Trees will be planted where existing overstory gaps occur.Plants(especially shrubs)should be dumped to mimic natural conditions. The degraded mixed deciduous/coniferous forest plant community proposed planting plan for Treatment B is summarized in Table 5. Final species selection will depend on availability. Average tree canopy in this plant community was 53%, therefore does not require additional tree plantings. Total shrubs to be planted in the 0.67-acre enhancement area are 241. Table 5.Treatment B planting plan for degraded mixed deciduous/coniferous forest.•'- 1t ;,-*....1:r.......-4.4-.:7:...,• - "" 1;,;:,.•:-...;r ,..-....-.7.-..• I. Y :s^ . r! ItYi1'101/ift tgigr: C 'tiff.•f elf of l aIrirn :'�r^.+ is r'.' '!t%•f ti Ij L f .:JrR - 'L IS L' . Shrubs Berberis ,.ui olium Tall Oregon . :•e 40 4-6 Acer circinatum . Vine ma.le 41 10 Amelanchier al i olio 1. }�� 40 10 mshorica ,os albus Snowbe 40 4-6 Co lus cornuta Western hazel 40 - 6-10 Osmaronia cerasi ormus Indian ,lam 40 5-8 Shrub subtotal 241 Total Plants for Treatment B 241 Final quantity will be detcrmined upon final area 2 Note;Spacing is a guideline that will depend upon existing vegetation retained within the corridor.Plants(especially shrubs)should be clumped to mimic natural conditions. Jones&Stokes 11 Project No.03226.03 ,,,,, Lco Doty Jones & Stokes. Portland 0 009 Terra-Weber Arks Finnerty The marginal mixed deciduous/coniferous forest plant community proposed planting plan for Treatment C is summarized in Table 6. Final species selection will depend on availability. Average tree canopy in this plant community was.60%,therefore does not require additional tree plantings. Total shrubs to be planted in the 0.43-acre enhancement area are 155. Table 6.Treatment C planting plan for marginal mixed deciduous/coniferous forest, - • t.l � � 1 t �rt tt , '.ac. Slim r s Berb ris • ui olium Tall Ore•on 4 . se 25 4-6 Acer circinarum Vine ma.lc 30 10 Amelanchier alni olio Servicebe 25 10 S rr boric, •os albus Snow. 25 46 Co Ius cornura Western hazel 25 6-10 Osrnaronia cerasi onnus Indian slum 25 5-8 Shrub subtotal 155 Total Plants for Treatment C 155 Final quantity will be determined upon final area r Note:Spacing is a guideline that will dcpend upon existing vegetation retained within the corridor.Plants(especially shrubs)should be clumped to mimic natural conditions. 5.3 Proposed Plant Materials • • Planting will occur in the fall during dormancy and will be clumped to mimic natural conditions. • Plantings will be bare-root, containerized (1 gallon) and ball and burlap native plant seedlings from regional genetic stock Seedlings are typically one to three years old. • e d; to ensure that material has acclimated to local conditions(reducing planting stress)and is genetically compatible with the local area. • Final plant lists will be contingent upon plant availability. If selected species are unavailable from local nurseries, other genus or species with similar hydrological requirements may be substituted.upon.Agency approval. Contras_growing.nnay be used . _ _ . . to obtain suitable plant materials. 5.4 Handling of Proposed Plant Materials The following are general recommendations that will be refined with the contracting nursery. • Container transplant stock shall be removed carefully after containers have been cut on two sides with approved cutter. Do not use spade to cut containers. Do not lift or handle container plants by tops,stems,or trunks at any time. • At the contractor's option, spray all evergreen or deciduous plant material in full leaf immediately before transporting with anti-desiccant, applying an adequate film over trunks, branches, twigs,and foliage. 5.5 Site Maintenance A 2-year maintenance program will be initiated to help insure mitigation goals are achieved. Maintenance of the mitigation area will take place in thesummer months following initial Jones h Stokes 12 Project No.03226.03 Jones & stokes. Portland 0 010 Terre-Weber _ Ames Prpper y planting and will be most aggressive in the first year of native plant establishment. Invasive exotic vegetation will be controlled by a combination of methods including cutting,pulling, and herbicide application to prevent their re-establishment_ Herbicide spraying would occur only under calm conditions and shields will be used to protect adjacent woody plants. Aggressive vegetation management will be pursued for the 2-year maintenance period while native plantings become established. A temporary irrigation system will be used to water containerized and bare root plantings as needed during the first 2 summers following their installation (i.e., approximately once every two weeks after seasonal rains cease). Plants will be replaced if CWS (2000) success standards for survival (80% of the 100% planting specifications) are not met during the maintenance period. Thie'plapt:suFriva1 Tabs.-sb all= C.45.8 6.and-384;shrubs'.Bare ground will be reseeded as needed. 6.0 REFERENCES %Oiree, Alaback, et al. 1994.Alaback, P.,Antos;I.,Goward,T.,Lertimaa,K.,-MacKinnon A.,Pojar.J., - Pojar.R Reed. A.,Turner,N., and Vitt,D. Plants of the Pacific Northwest Coast. Lone Pine Publishing,Redmond,WA. Clean Water Services.2000.Design and Construction Standards for Sanitary Sewer and Surface Water Management. Environmental Laboratory. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1.U.S.Army Waterways Experiment Station.Vicksburg,Mississippi. Jones & Stokes. 2003a. Terra-Weber Ames Property Stream Assessment Technical Memo. January 14.Portland,Oregon. . 2003b. Terra Weber Ames Property Wetland Delineation Report. June. Portland, Oregon. McMonagle,B.2003.Harris-McMonagle Associates.Telephone conversation with G.Mejia (Jones&Stokes).June 4. Oregon Department of Agriculture(ODA).2001.Noxious Weed Policy and Classification System.Noxious Weed Control Program. PortlandMaps.2003.City of Portland, Corporate GIS.2002 Aerial Photo. http://www.portlandmaps.com/.June 4,2003. Reed. 1988.Reed,P.B.,Jr.National List of Plant Species that Occur in Wetlands(Northwest _ _ _ _ Region 9):U.S.D1 Fish and Wildlife-Service Biological Report-g8(26.53. 89 pp. USGS. 1984.7.5' Series(Topographic)-Beaverton,Oregon Quadrangle.U.S.Geological Survey. Jones do Srnkks 13 Project No 03226.03 AFTER RECORDING, RETURN TO: Howard M. Feuerstein, Esq. Stoel Rives LLP 900 SW Fifth Avenue, Suite 2600 Portland, OR 97204 DECLARATION OF PROTECTIVE COVENANTS, CONDITIONS,RESTRICTIONS AND EASEMENTS FOR ARLINGTON HEIGHTS III MATRIX DEVELOPMENT CORPORATION Declarant Po r t I nd 1-2191625.1 0018817-00020 TABLE OF CONTENTS Page ARTICLE 1 DEFINITIONS 1 1.1 "Architectural Review Committee" or"the Committee" 1 1.2 "Arlington Heights III" 1 1.3 "Assessments" 1 1.4 "Association" 1 1.5 "Board of Directors"or"the Board" 2 1.6 "Bylaws" 2 1.7 "Common Areas" 2 1.8 "Declarant" 2 1.9 "Design Guidelines" 2 1.10 "Improvement" 2 1.11 "Limited Common Areas" 2 1.12 "Living Unit" 2 1.13 "Lot" 2 1.14 "Mortgage" 2 1.15 "Occupant" 2 1.16 "Owner" 2 1.17 "Public Areas" 3 1.18 "Rules and Regulations" 3 1.19 "Sold" 3 1.20 "The Property" 3 1.21 "This Declaration" 3 1.22 "Turnover Meeting" 3 ARTICLE 2 PROPERTY SUBJECT TO THIS DECLARATION 3 2.1 The Property 3 2.2 Improvements. 3 2.3 Withdrawal of Property 3 ARTICLE 3 LAND CLASSIFICATIONS 4 3.1 Land Classifications. 4 3.2 Conversion of Lots to Common Areas. 4 PortInd 1-2191625.1 0018817-00020 1 ARTICLE 4 PROPERTY RIGHTS IN COMMON AREAS 4 4.1 Owners' Easements of Enjoyment. 4 4.2 Title to Common Areas 4 4.3 Extent of Owners' Rights 4 (a) Association Easements 5 (b) Public and Utility Easements. 5 (c) Use of the Common Areas. 5 (d) Alienation of the Common Areas. 5 (e) Limitations on Use. 6 4.4 Delegation of Use. 6 4.5 Easements Reserved by Declarant. 6 4.6 Limited Common Areas 6 ARTICLE 5 PROPERTY RIGHTS IN LOTS 6 5.1 Use and Occupancy 6 5.2 Easements Reserved 7 (a) Adjacent Common Area. 7 (b) Right of Entry. 7 (c) Utility Easements. 7 ARTICLE 6 GENERAL USE RESTRICTIONS 7 6.1 Structures Permitted. 7 6.2 Residential Use. 8 6.3 Offensive or Unlawful Activities 8 6.4 Animals. 8 6.5 Maintenance of Structures. 8 6.6 Maintenance of Landscape. 9 6.7 Parking. 9 6.8 Vehicles in Disrepair 9 6.9 Signs 9 6.10 Rubbish and Trash. 10 6.11 Construction. 10 6.12 Landscape. 10 6.13 Temporary Structures 10 6.14 Recreational Equipment. 10 Portlndl-2191625.1 0018817-00020 it 6.15 Fences, Hedges and Walls. 11 6.16 Service Facilities. 11 6.17 Antennas and Satellite Dishes 11 6.18 Exterior Lighting or Noisemaking Devices. 11 6.19 Pest Control 11 6.20 Setback, Maximum Height and Minimum Yard Requirements. 11 6.21 Grades, Slopes and Drainage. 11 6.22 Garages. 12 6.23 Windows, Decks, Porches and Outside Walls. 12 6.24 Leasing and Rental of Living Units. 12 6.25 Rules and Regulations 12 ARTICLE 7 ARCHITECTURAL REVIEW COMMITTEE 12 7.1 Architectural Review. 12 7.2 Committee Decision 13 7.3 Committee Discretion. 13 7.4 Membership: Appointment and Removal. 13 7.5 Majority Action 14 7.6 Liability. 14 7.7 Nonwaiver. 14 7.8 Appeal. 14 7.9 Effective Period of Consent. 14 7.10 Estoppel Certificate 15 7.11 Enforcement. 15 ARTICLE 8 ASSOCIATION 15 8.1 Organization 15 8.2 Membership. 16 8.3 Voting Rights. 16 8.4 General Powers and Obligations 16 8.5 Specific Powers and Duties. 17 (a) Maintenance and Services 17 (b) Insurance. 17 (c) Rulemaking. 17 (d) Assessments. 17 Portlnd1-2191625.1 0018817-00020 ill (e) Enforcement. 17 (f) Employment of Agents, Advisers and Contractors 17 (g) Borrow Money, Hold Title and Make Conveyances. 17 (h) Transfer, Dedication and Encumbrance of Common Area. 18 (i) Create Classes of Service and Make Appropriate Charges. 18 (j) Implied Rights and Obligations. 18 8.6 Liability. 18 8.7 Interim Board; Turnover Meeting 18 8.8 Contracts Entered into by Declarant or Before Turnover Meeting 19 8.9 Bylaws 19 ARTICLE 9 MAINTENANCE,UTILITIES AND SERVICES 19 9.1 Maintenance and Lighting of Common Areas. 19 9.2 Maintenance of Utilities 19 9.3 Security. 19 9.4 Services. 20 9.5 Owner's Responsibility. 20 9.6 Damage Liability. 20 ARTICLE 10 ASSESSMENTS 20 10.1 Purpose of Assessments. 20 10.2 Types of Assessments. 20 10.3 Apportionment of Assessment. 21 10.4 Annual Assessments. 21 10.5 Special Assessments. 21 10.6 Emergency Assessments. 22 10.7 Limited Common Area Assessments. 22 10.8 Individual Assessments 22 10.9 Operations Fund. 22 10.10 Reserve Fund. 23 (a) Establishment of Account. 23 (b) Funding of Reserve Fund. 23 (c) Reserve Studies. 23 (d) Use of Reserve Fund. 24 10.11 Creation of Lien and Personal Obligation of Assessments 24 Portind1-2191625.1 0018817-00020 iv 10.12 Voluntary Conveyance. 24 ARTICLE 11 ENFORCEMENT 25 11.1 Violation of General Protective Covenants. 25 11.2 Default in Payment of Assessments; Enforcement of Lien 25 11.3 Reports to First Mortgagees. 26 11.4 Subordination of Lien to Mortgages. 26 11.5 Interest, Late Charges and Expenses. 26 11.6 Costs and Attorneys' Fees. 27 11.7 Nonexclusiveness and Accumulation of Remedies. 27 11.8 Enforcement by the City of Tigard. 27 ARTICLE 12 DISPUTE RESOLUTION 27 12.1 Mediation. 27 12.2 Arbitration. 28 12.3 Selection of Arbitrator. 28 12.4 Consolidated Arbitration. 28 12.5 Discovery. 29 12.6 Evidence. 29 12.7 Excluded Matters. 29 12.8 Costs and Attorneys' Fees. 29 12.9 Survival. 30 ARTICLE 13 MORTGAGEES 30 13.1 Reimbursement of First Mortgagees 30 13.2 Right of First Mortgagees Relating to Maintenance 30 ARTICLE 14 AMENDMENT AND REPEAL 30 14.1 How Proposed. 30 14.2 Approval Required. 30 14.3 Recordation. 31 14.4 Regulatory Amendments. 31 ARTICLE 15 MISCELLANEOUS PROVISIONS 31 15.1 Lessees and Other Invitees. 31 15.2 Nonwaiver. 31 15.3 Construction; Severability; Number; Captions 32 15.4 Notices and Other Documents. 32 Portlnd1-2191625.1 0018817-00020 V 15.5 Private Agreement. 32 Pordnd1-2191625.1 0018817-00020 V1 DECLARATION OF PROTECTIVE COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS FOR ARLINGTON HEIGHTS III THIS DECLARATION is made this day of , 20 by MATRIX DEVELOPMENT CORPORATION, an Oregon corporation("Declarant"). RECITALS A. Declarant has recorded the plat of"Arlington Heights III" in the plat records of Washington County, Oregon. B. Declarant desires to subject the property described in such plat to the conditions, restrictions and charges set forth in this instrument for the benefit of such property, and its present and subsequent owners, and to establish such property under the Oregon Planned Community Act, ORS 94.550 to 94.783, as a Class I planned development to be known as "Arlington Heights III." NOW, THEREFORE, Declarant hereby declares that the property described in Section 2.1 below shall be held, sold and conveyed subject to the following easements, covenants, restrictions and charges, which shall run with such property and shall be binding upon all parties having or acquiring any right, title or interest in such property or any part thereof and shall inure to the benefit of each Owner thereof. Article 1 DEFINITIONS As used in this Declaration, the terms set forth below shall have the following meanings: 1.1 "Architectural Review Committee" or "the Committee" means the committee appointed pursuant to Article 7 below. 1.2 "Arlington Heights III"means the real property described in Section 2.1 below. 1.3 "Assessments" means all assessments and other charges, fines and fees imposed by the Association on an Owner in accordance with this Declaration, the Bylaws of the Association or the provisions of the Oregon Planned Community Act, including, without limitation, Annual Assessments, Special Assessments, Emergency Assessments, Limited Common Area Assessments and Individual Assessments as described in Article 10 below. 1.4 "Association" means the nonprofit corporation to be formed to serve as the Owners association as provided in Article 8 below, and its successors and assigns. Portlndl-2191625.1 0018817-00020 1 1.5 "Board of Directors" or "the Board" means the duly appointed or elected board of directors of the Association, which is invested with the authority to operate the Association and to appoint the officers of the Association. Prior to the Turnover Meeting, Declarant will appoint the Board of Directors. After the Turnover Meeting, the Board of Directors will be elected by the Owners. 1.6 "Bylaws" means the duly adopted bylaws of the Association set forth in the attached Exhibit A as the same may hereafter be amended or replaced. 1.7 "Common Areas" means those lots or tracts designated as such on any plat of the Property, or in this Declaration, including any Improvements thereon, and shall also include Limited Common Areas and any Lots converted to Common Areas as provided in Section 3.2 below. 1.8 "Declarant" means Matrix Development Corporation, an Oregon corporation, and its successors and assigns if such successor or assignee should acquire Declarant's interest in the remainder of the Property, or less than all of such property if a recorded instrument executed by Declarant assigns to the transferee all of Declarant's rights under this Declaration, including any affiliate of Matrix Development Corporation. 1.9 "Design Guidelines" means the guidelines adopted from time to time by the Architectural Review Committee pursuant to Article 7 below. 1.10 "Improvement" means every structure or improvement of any kind, including, but not limited to, a fence, wall, driveway, swimming pool, storage shelter, mailbox and newspaper receptacles, landscaping or other product of construction efforts on or in respect to the Property. 1.11 "Limited Common Areas"means those areas established for the exclusive use or enjoyment of certain Lots as designated in this Declaration. 1.12 "Living Unit" means a building or a portion of a building located upon a Lot within the Property and designated for separate residential occupancy. 1.13 "Lot" means a platted or partitioned lot within the Property, with the exception of any lot marked on a plat of the Property as being common or open space or so designated in this Declaration. Lots do not include Common Areas or Public Areas. 1.14 "Mortgage" means a mortgage or a trust deed, "mortgagee" means a mortgagee or a beneficiary of a trust deed, and "mortgagor"means a mortgagor or a grantor of a trust deed. 1.15 "Occupant"means the occupant of a Living Unit who is the Owner, lessee or any other person authorized by the Owner to occupy the premises. 1.16 "Owner" means the person or persons, including Declarant, owning any Lot in the Property, but does not include a tenant or holder of a leasehold interest or a contract vendor or other person holding only a security interest in a Lot. The rights, obligations and other status of being an Owner commence upon acquisition of the ownership of a Lot and terminate upon Portlnd1-2191625.1 0018817-00020 2 disposition of such ownership, but termination of ownership shall not discharge an Owner from obligations incurred prior to termination. 1.17 "Public Areas" means areas dedicated to the public or established for public use in any plat of the Property, or so designated in this Declaration. 1.18 "Rules and Regulations" means those policies, procedures, rules and regulations adopted by the Association pursuant to the authority granted in this Declaration, as the same may be amended from time to time. 1.19 "Sold"means that legal title has been conveyed or that a contract of sale has been executed and recorded under which the purchaser has obtained the right to possession. 1.20 "The Property"means Arlington Heights III. 1.21 "This Declaration" means all of the easements, covenants, restrictions and charges set forth in this instrument, together with any rules or regulations promulgated hereunder, as the same may be amended or supplemented from time to time in accordance with the provisions hereof. 1.22 'Turnover Meeting" means the meeting called by Declarant pursuant to Section 8.7 below, at which Declarant will turnover administrative responsibility for the Property to the Association. Article 2 PROPERTY SUBJECT TO THIS DECLARATION 2.1 The Property. Declarant hereby declares that all of the real property described below is owned and shall be owned, conveyed, hypothecated, encumbered, used, occupied and improved subject to this Declaration: All real property within that certain plat entitled "Arlington Heights III," filed in the plat records of Washington County, Oregon, as Document No. 2.2 Improvements. Declarant does not agree to build any Improvements on the Property other than as required by the City of Tigard, but may elect, at Declarant's option, to build additional Improvements. 2.3 Withdrawal of Property. Property may be withdrawn from Arlington Heights III only by duly adopted amendment to this Declaration, except that Declarant may withdraw all or a portion of the Property at any time prior to the sale of the first Lot in the plat of the Property, subject to the prior approval of the City of Tigard. Such withdrawal shall be by a declaration executed by Declarant and recorded in the deed records of Washington County, Oregon. If a portion of the Property is withdrawn, all voting rights otherwise allocated to Lots being withdrawn shall be eliminated, and the common expenses shall be reallocated among the remaining Lots. Portlnd 1-2191625.1 0018817-00020 3 Article 3 LAND CLASSIFICATIONS 3.1 Land Classifications. All land within the Property is included in one or another of the following classifications: (a) Lots, which shall consist of Lots 1 through 64 of the plat of the Property. (b) Common Areas, which shall be the areas marked as Tracts A through F, L and J on the plat of the Property, plus the Limited Common Areas referred to below. (c) Limited Common Areas, which shall be the following Tracts, which shall pertain to and be used for vehicular access to and from Lots indicated below: Tract F Lots 1 through 12 Tract G Lots 13 through 21 and 24 through 29 Tract H Lots 46 through 48 Tract I Lots 54 through 61 Tract K Lots 55 through 64 (d) Public Areas, which shall be all areas established as such in the plat of the Property. 3.2 Conversion of Lots to Common Areas. Declarant may elect to build common facilities on one or more Lots and designate such Lots as Common Areas by a declaration recorded in the deed records of Washington County, Oregon. Such declaration shall be executed by Declarant as Owner of the Lots. Article 4 PROPERTY RIGHTS IN COMMON AREAS 4.1 Owners' Easements of Enjoyment. Subject to provisions of this Article, every Owner and his or her invitees shall have a right and easement of enjoyment in and to the Common Areas, which easement shall be appurtenant to and shall pass with the title to every Lot. The use of Limited Common Areas, however, shall be limited to the Owners and invitees of the Lots designated in this Declaration. 4.2 Title to Common Areas. Title to the Common Areas shall be conveyed to the Association by Declarant, free and clear of monetary liens,on or before the Turnover Meeting. 4.3 Extent of Owners' Rights. The rights and easements of enjoyment in the Common Areas created hereby shall be subject to the following and to all other provisions of this Declaration: Portlndl-2191625.1 0018817-00020 4 (a) Association Easements. Declarant grants to the Association for the benefit of the Association and all Owners of Lots within the Property the following easements over, under and upon the Common Areas: (1) An easement for underground installation and maintenance of power, gas, electric, water and other utility and communication lines and services installed by Declarant or with the approval of the Board of Directors of the Association and any such easement shown on any plat of the Property. (2) An easement for construction, maintenance, repair and use of such areas, including any common facilities thereon. (3) An easement for the purpose of making repairs to any existing structures on Common Areas. (b) Public and Utility Easements. The Common Areas and Limited Common Areas shall be subject to such public and utility easements as may be established in any plat of the Property. In addition, Declarant or the Association may (and, to the extent required by law, shall) grant or assign such easements to municipalities or other utilities performing utility services and to communication companies, and the Association may grant free access thereon to police, fire and other public officials and to employees of utility companies and communications companies serving the Property. (c) Use of the Common Areas. The Common Areas shall be used for the purposes set forth in any plat of the Property and not be partitioned or otherwise divided into parcels for residential use, and no private structure of any type shall be constructed on the Common Areas. Except as otherwise provided in this Declaration, the Common Areas shall be reserved for the use and enjoyment of all Owners and no private use may be made of the Common Areas, except as otherwise provided in this Declaration. No Owner shall place or cause to be placed on the Common Area any trash, structure, equipment, furniture, package or object of any kind. Nothing herein shall prevent the placing of a sign or signs upon the Common Areas identifying the Property or identifying pathways or items of interest, signs restricting certain uses or warning signs,provided that such signs are approved by the Architectural Review Committee. The Board of Directors shall have authority to abate any trespass or encroachment upon the Common Areas at any time, by any reasonable means and with or without having to bring legal proceedings. (d) Alienation of the Common Areas. The Association may not by act or omission seek to abandon, partition, subdivide, encumber, sell or transfer the Common Areas owned directly or indirectly by the Association for the benefit of the Lots unless the holders of at least eighty percent (80%) of the Class A Association voting rights and the Class B member (as defined in Section 8.3 below), if any, have given their prior written approval and unless approved by the City of Tigard. The Association shall first offer to dedicate such property to the City of Tigard. Such approvals shall not be required for the easements described in Section 4.3(a) above. The Association, upon approval in writing of at least two-thirds of the Class A Association voting rights and the Class B member, if any, and if approved by order or resolution of the City of Tigard, may dedicate or convey any portion of the Common Areas to a park Portlnd1-2191625.1 0018817-00020 5 district or other public body. This paragraph shall not apply to Limited Common Areas unless the Owners of the benefited Lot consent to the transfer. (e) Limitations on Use. Use of the Common Areas and Limited Common Areas by the Owners shall be subject to the provisions of this Declaration and to the following: (1) The right of the Association to suspend such use rights of an Owner to the extent provided in Article 11 below. (2) The right of the Association to adopt, amend and repeal rules and regulations in accordance with this Declaration. 4.4 Delegation of Use. Any Owner may delegate, in accordance with the Bylaws of the Association,his or her right of enjoyment of the Common Areas and Limited Common Areas to family members, tenants, invitees and guests, whose use shall be subject to this Declaration and the Rules and Regulations adopted under this Declaration. 4.5 Easements Reserved by Declarant. So long as Declarant owns any Lot, Declarant reserves an easement over, under and across the Common Areas and Limited Common Areas to carry out sales and rental activities necessary or convenient for the sale or rental of Lots, including advertising and "For Sale" signs. In addition, Declarant hereby reserves to itself and for the Owners of Lots in the Property a perpetual easement and right-of-way for access over, upon and across the Common Areas and Limited Common Areas for construction, utilities, communication lines, drainage, and ingress and egress for the benefit of other property owned by Declarant. Declarant, for itself and its successors and assigns, hereby retains a right and easement of ingress and egress over, in, upon, under and across the Common Areas and Limited Common Areas and the right to store materials thereon and to make such other use thereof as may be reasonably necessary or incident to the construction of the Improvements on the Property or other real property owned by Declarant; provided, however, that no such rights shall be exercised by Declarant in such a way as to unreasonably interfere with the occupancy of, use of, enjoyment of or access to an Owner's Lot by that Owner or his or her family, tenants, employees, guests or invitees. 4.6 Limited Common Areas. The respective Limited Common Areas shall be subject to a reciprocal access easement for the use by the Owners of the benefited Lots for vehicular access and utilities and communication lines serving such Lots. Such areas shall be operated, maintained, replaced and improved by the Association, but the entire cost thereof, including reserves for future maintenance, repairs and replacements, shall be assessed on an equal basis to the Owners of Lots to which such Limited Common Areas pertain. Article 5 PROPERTY RIGHTS IN LOTS 5.1 Use and Occupancy. The Owner of a Lot in the Property shall be entitled to the exclusive use and benefit of such Lot, except as otherwise expressly provided in this Declaration, but the Lot shall be bound by and each Owner and Declarant shall comply with the Portlnd1-2191625.1 0018817-00020 6 restrictions contained in Article 6 below, all other provisions of this Declaration and the provisions of any supplement or amendment to this Declaration. 5.2 Easements Reserved. In addition to any utility and drainage easements shown on any recorded plat, Declarant hereby reserves the following easements for the benefit of Declarant and the Association: (a) Adjacent Common Area. The Owner of any Lot that adjoins or blends together visually with any Common Area shall, if the Association elects from time to time to so require, permit the Association to enter upon the Lot to perform the maintenance of such Common Area. The Owner and Occupant of each Lot shall be responsible for controlling such Owner's or Occupant's pets so as to not harm or otherwise disturb persons performing such maintenance on behalf of the Association. (b) Right of Entry. Declarant, the Architectural Review Committee and any representative of the Association authorized by it may at any reasonable time, and from time to time at reasonable intervals, enter upon any Lot for the purpose of determining whether or not the use and/or Improvements of such Lot are then in compliance with this Declaration. No such entry shall be deemed to constitute a trespass or otherwise create any right of action in the Owner of such Lot. (c) Utility Easements. Easements for installation and maintenance of utilities and drainage facilities may be reserved over portions of certain Lots, as shown on any recorded plat. Within the easements, the Architectural Review Committee will not permit any structure, planting or other material to be placed or permitted to remain on the easement area if such structure, planting, or other material may damage or interfere with the installation or maintenance of utilities, change the direction of flow of drainage channels in the easements, or obstruct or retard the flow of water through drainage channels in the easements. The easement area of each Lot and all Improvements in it shall be maintained continuously by the Owner of the Lot, except for those Improvements for which a public authority or utility company is responsible. Article 6 GENERAL USE RESTRICTIONS 6.1 Structures Permitted. No structures shall be erected or permitted to remain on any Lot except structures containing a single detached Living Unit and structures normally accessory thereto, all of which shall have first been approved by the Architectural Review Committee pursuant to Article 7 below. Such provision shall not exclude construction of a private greenhouse, storage unit, private swimming pool or structure for the storage of a boat and/or camping trailer for personal use, provided that the location of such structure is in conformity with the applicable regulations of the City of Tigard is compatible in design and decoration with the dwelling structure constructed on such Lot, and has been approved by the Architectural Review Committee. No mobile, log or manufactured homes are permitted within the Property. Portlnd1-2191625.1 0018817-00020 7 6.2 Residential Use. Lots shall only be used for residential purposes. Except with the consent of the Board of Directors, no trade, craft, business, profession, commercial or similar activity of any kind shall be conducted on any Lot, nor shall any goods, equipment, vehicles, materials or supplies used in connection with any trade, service or business be kept or stored on any such Lot. The mere parking on a Lot of a vehicle bearing the name of a business shall not, in itself, constitute a violation of this provision. Nothing in this paragraph shall be deemed to prohibit (a) activities relating to the sale of Living Units; (b) the right of Declarant or any contractor or home builder to construct Living Units on any Lot, to store construction materials and equipment on such Lots in the normal course of construction, and to use one or more Living Units as sales offices or model homes staffed by employees of Declarant or any licensed real estate sales persons for purposes of sales in Arlington Heights III; and (c) the right of the Owner of a Lot to maintain his or her professional personal library, keep his or her personal business or professional records or accounts, handle his or her personal business or professional telephone calls or confer with business or professional associates, clients or customers, in his or her Living Unit by appointment only. The Board of Directors shall not approve commercial activities otherwise prohibited by this paragraph unless the Board of Directors determines that only normal residential activities would be observable outside of the Living Unit and that the activities would not be in violation of applicable law. 6.3 Offensive or Unlawful Activities. No noxious or offensive activities shall be carried out upon the Property, nor shall anything be done or placed on the Property that interferes with or jeopardizes the enjoyment of the Property, or that is a source of annoyance to Owners or Occupants. Occupants shall use extreme care about creating disturbances, making noises or using musical instruments, radios, televisions, amplifiers and audio equipment that may disturb other Occupants. No unlawful use shall be made of the Property or any part thereof, and all valid laws, zoning ordinances and regulations of all governmental bodies having jurisdiction over the Property shall be observed. Owners and other Occupants shall not engage in any abusive or harassing behavior, either verbal or physical, or any form of intimidation or aggression directed at other Owners, Occupants, guests, or invitees, or directed at the managing agent, its agents or employees, or vendors. 6.4 Animals. No animals, livestock or poultry of any kind shall be raised, bred or kept or permitted within any Lot other than a reasonable number of household pets that are not kept, bred or raised for commercial purposes and that are reasonably controlled so as not to be a nuisance. Any inconvenience, damage or unpleasantness caused by such pets shall be the responsibility of their respective Owners. No animal shall be permitted to roam the Property unattended, and each dog shall be kept on a leash while outside a Lot. An Owner or Occupant may be required to remove a pet upon receipt of the third written notice from the Board of Directors of violations of any rule, regulation or restriction governing pets within the Property. 6.5 Maintenance of Structures. Each Owner shall maintain the Owner's Lot and Improvements thereon in a clean and attractive condition, in good repair and in such fashion as not to create a fire or other hazard. Such maintenance shall include, without limitation, exterior painting or staining, repair, replacement and care for roofs, gutters, downspouts, exterior building surfaces, walks, lights and perimeter fences and other exterior Improvements and glass surfaces. All repainting or restaining, any change in type of roof or roof color and any exterior remodeling or changes shall be subject to prior review and approval by the Architectural Review Portlnd1-2191625.1 0018817-00020 8 Committee. Damage caused by fire, flood, storm, earthquake, riot, vandalism, or other causes shall likewise be the responsibility of each Owner and shall be restored within a reasonable period of time. 6.6 Maintenance of Landscape. Each Owner shall keep all sidewalks, shrubs, trees, grass and plantings of every kind on the Owner's Lot neatly trimmed, properly cultivated and free of trash,weeds and other unsightly material. 6.7 Parking. Except as may otherwise be provided in the Rules and Regulations of the Association, parking in excess of twenty-four (24) hours of boats, trailers, motorcycles, mobile homes, campers or other recreational vehicles or equipment, regardless of weight, and any other vehicles sold as one ton or greater shall not be allowed on any part of the Property or on public streets within the Property, excepting only within areas designated for such purposes by the Board of Directors or within the confines of an enclosed garage or screened area, the plans of which shall have been reviewed and approved by the Architectural Review Committee before construction, and which must be constructed behind the front building line of the dwelling. No portion of the vehicle may project beyond the screened area. If there is no rear fencing and the vehicle could be seen from the outside the Lot other than from the front road, the vehicle must also be screened from view from that direction. Vehicles may not be used for storage of materials for more than forty-eight (48) hours without approval from the Architectural Review Committee. Each Owner shall provide adequate off-street parking on such Owner's Lot for parking of vehicles owned by such Owner and shall not park the Owner's vehicles on adjacent roads or streets as a matter of course. Parking in or blocking of Limited Common Area roadways or alleys is prohibited. Any vehicle parked in violation of this section can be towed or impounded as provided in Section 11.1(c)below. 6.8 Vehicles in Disrepair. No Owner shall permit any vehicle that is in an extreme state of disrepair to be abandoned or to remain parked on the Owner's Lot(unless screened from view) or on the Common Area or any street for a period in excess of forty-eight (48) hours. A vehicle shall be deemed in an "extreme state of disrepair" when the Board of Directors reasonably determines that its presence offends the Occupants of the area due to its appearance or continued inoperability. Should any Owner fail to remove such vehicle within five (5) days following the date on which notice is mailed to him or her by the Association, the Association may have the vehicle removed from the Property and charge the expense of such removal to the Owner. Any vehicle parked in violation of this section can be towed or impounded as provided in Section 11.1(c)below. 6.9 Signs. No signs shall be erected or maintained on any Lot except that not more than one "For Sale" or "For Rent" sign placed by the Owner, Declarant, or a licensed real estate agent, not exceeding twenty-four (24) inches high and thirty-six (36) inches long, may be temporarily displayed on any Lot, except that Declarant may place larger project signs on the Property during the development and sales period and the original builder may place larger for sale signs on the Lot, subject to approval by the Architectural Review Committee. The restrictions contained in this paragraph shall not prohibit the temporary placement of"political" signs on any Lot by the Owner, subject to reasonable regulations adopted by the Architectural Review Committee relating to size and length of display. Portlnd1-2191625.1 0018817-00020 9 6.10 Rubbish and Trash. No part of the Property shall be used as a dumping ground for trash or rubbish of any kind, and no rubbish, refuse or garbage shall be allowed to accumulate. All garbage and other waste shall be kept in appropriate sanitary containers for proper disposal and out of public view, except during garbage pickup days. Yard rakings, dirt and other material resulting from landscaping work shall not be dumped onto Lots, streets or Common Areas. Should any Owner or Occupant responsible for its generation fail to remove any trash, rubbish, garbage, yard rakings or any other such materials from any streets or the Property where deposited by such person within ten(10) days following the date on which notice is mailed to the Owner or Occupant by the Board of Directors, the Association may have such materials removed and charge the expense of such removal to the Owner. 6.11 Construction. The construction of any building on any Lot, including painting and all exterior finish, shall be completed within eight (8) months from the beginning of construction so as to present a finished appearance when viewed from any angle. In the event of undue hardship due to strikes, fires, national emergency or natural calamities, this provision may be extended for a reasonable length of time upon approval from the Architectural Review Committee. The building area shall be kept reasonably clean and in workmanlike order, free of litter, during the construction period with a garbage can or other garbage disposal facility on the site during such period. Debris may not be deposited on any other Lot. All construction debris, stumps, trees, etc. must be periodically removed from each Lot by the builder or Owner, and such debris shall not be dumped in any area within the Property unless approved by the Architectural Review Committee. Construction activities shall not take place before noon on Sundays and holidays. Radios and pets are not allowed on construction sites. If construction has not commenced upon any Lot within one (1) year after acquisition thereof by an Owner other than Declarant or an affiliate of Declarant, the Owner shall install the sidewalk and landscape the area within twenty(20) feet from the curb. The Owner shall irrigate and maintain this area. The Architectural Review Committee may waive this requirement if it determines that construction will commence within a reasonable time. In any case, all unimproved or unoccupied Lots shall be kept in a neat and orderly condition, free of brush, vines, weeds and other debris, and grass thereon shall be cut or mowed at sufficient intervals to prevent creation of a nuisance or fire hazard. 6.12 Landscape. Front yard landscaping must be completed within sixty (60) days from the date of substantial completion of the Living Unit constructed thereon, and all other landscaping must be completed within ninety (90) days following occupancy. In the event of undue hardship due to weather conditions, these provisions may be extended by the Architectural Review Committee for a reasonable length of time, not to exceed one hundred twenty (120) days. Landscape plans shall be submitted to the Architectural Review Committee for approval. No tree or shrub may be cut down or removed without the approval of the Architectural Review Committee. 6.13 Temporary Structures. No structure of a temporary character, trailer, basement, tent, shack, garage, barn or other outbuildings shall be used on any Lot at any time as a residence either temporarily or permanently. 6.14 Recreational Equipment. No playground, athletic or recreational equipment or structures, including without limitation, basketball backboards, hoops and related supporting Pordnd1-2191625.1 0018817-00020 10 structures, shall be placed, installed or utilized on any Lot in view from any street, sidewalk or Common Area within the Property. 6.15 Fences, Hedges and Walls. No fence, hedge, structure, wall, or retaining wall shall be constructed or exist anywhere on any Lot without prior approval of the Architectural Review Committee and in accordance with its Design Guidelines. No planting or structure obstructing vision at driveways or intersections shall be permissible or maintained. Installation and maintenance of retaining walls that are required and approved by the Architectural Review Committee due to topographic conditions of individual Lots are the sole and absolute responsibility of the individual Lot Owner and are to be aesthetically incorporated into the landscaping of the Lot and are not the responsibility of the Association. 6.16 Service Facilities. Service facilities (garbage containers, fuel tanks, clotheslines, etc.) shall be screened such that the elements screened are not visible at any time from the street or a neighboring property. All telephone, power, natural gas, cable television and other communication lines shall be placed underground, except as otherwise mandated by local jurisdictions or public utility companies. 6.17 Antennas and Satellite Dishes. Exterior antennas, satellite receiver and transmission dishes and other communication devices shall not be permitted to be placed upon any Lot except in accordance with rules established by the Architectural Review Committee in accordance with Section 7.3. 6.18 Exterior Lighting or Noisemaking Devices. Except with the consent of the Architectural Review Committee, no exterior lighting or noisemaking devices shall be installed or maintained on any Lot, other than as originally installed by the builder of the home and security alarms and fire alarms. Seasonal holiday lighting and decorations are permissible if consistent with any applicable Rules and Regulations and if removed within thirty(30) days after the celebrated holiday. The Architectural Review Committee may regulate the shielding or hours of use of lighting in order to reduce annoyance to neighboring properties. 6.19 Pest Control. No Owner shall permit any thing or condition to exist upon any portion of the Property that will induce, breed or harbor infectious plant or animal diseases or noxious insects or vermin. 6.20 Setback, Maximum Height and Minimum Yard Requirements. Each Lot shall be subject to the setback, maximum height and minimum yard requirements set by the City of Tigard, which may be modified by an approved variance by the City of Tigard, and by the prior approval of the Architectural Review Committee. No Lot may be subdivided or partitioned, nor may its Lot lines be adjusted, without the approval of the City of Tigard and the Architectural Review Committee. 6.21 Grades, Slopes and Drainage. Each Owner of a Lot shall accept the burden of, and shall not in any manner alter, modify or interfere with, the established drainage pattern and grades, slopes and courses related thereto over any Lot or Common Area without the prior approval of the Architectural Review Committee, and then only to the extent and in the manner specifically approved. No structure, plantings or other materials shall be placed or permitted to Portlndl-2191625.1 0018817-00020 11 remain on or within any grades, slopes, or courses, nor shall any other activities be undertaken that may damage or interfere with established slope ratios, create erosion or sliding problems, or obstruct, change the direction of, or retard the flow of water through drainage channels. 6.22 Garages. All garage doors shall remain closed except to permit entrance and exit and in connection with outside activities. Garages shall be used primarily for parking of vehicles, and only secondarily for storage and shall not be used as office or living space without the prior approval of the Architectural Review Committee. 6.23 Windows, Decks, Porches and Outside Walls. To preserve the attractive appearance of the Property, the Association may regulate the nature of items that may be placed in or on windows, decks, porches, and the outside walls so as to be visible from the street or Common Areas, including, without limitation, window air conditioners and fans Window coverings, curtains, shutters, drapes or blinds, other than those of commercially produced quality, shall not be permitted to be visible from any public or private street, pathway, Common Area or adjacent property. No aluminum foil, reflective film or similar treatment shall be placed on windows or glass doors. Garments, rugs, laundry and other similar items may not be hung from windows, facades,porches, or decks. 6.24 Leasing and Rental of Living Units. No Owner may lease or rent his or her Living Unit for a period of less than thirty (30) days. All leases or rentals shall be by written lease agreement, which shall provide that the terms of the lease shall be subject in all respects to the provisions of this Declaration and the Rules and Regulations, Articles of Incorporation and Bylaws of the Association, and that any failure by the lessee or tenant to comply with the terms of such documents shall be a default under the lease. If the Board of Directors finds that a lessee or tenant has violated any provision of such documents or the Rules and Regulations, the Board may require the Owner to terminate such lease or rental agreement. Other than the foregoing, there is no restriction on the right of any Owner to lease or rent his or her Living Unit. 6.25 Rules and Regulations. In addition, the Association from time to time may adopt, modify or revoke such nondiscriminatory Rules and Regulations governing the conduct of persons and the operation and use of the Property as it may deem necessary or appropriate to ensure the peaceful and orderly use and enjoyment of the Property. A copy of the Rules and Regulations, upon adoption, and a copy of each amendment, modification or revocation thereof, shall be delivered by the Board of Directors promptly to each Owner. The Rules and Regulations may be adopted by the Board of Directors, except as may be otherwise provided in the Bylaws of the Association. Article 7 ARCHITECTURAL REVIEW COMMITTEE 7.1 Architectural Review. No Improvement shall be commenced, erected, placed or altered on any Lot until the construction plans and specifications showing the nature, shape, heights, materials, colors and proposed location of the Improvement have been submitted to and approved in writing by the Architectural Review Committee, except that construction by Declarant or any affiliate of Declarant shall be presumed to have been approved and is thereby Portlndl-2191625.1 0018817-00020 12 exempt from this review. The building plans to be submitted shall consist of one complete set of plans and specifications in the usual form showing insofar as appropriate, (i) the size and dimensions of the Improvements, (ii) the exterior design; (iii) approximate exterior color scheme; (iv) location of Improvements on the Lot, including setbacks, driveway and parking areas; and (v) location of existing trees to be removed. These plans and specifications shall be left with the Committee until sixty (60) days after notice of completion has been received by the Committee. This is for the purpose of determining whether, after inspection by the Committee, the Improvement complies substantially with the plans and specifications that were submitted and approved. The Architectural Review Committee is not responsible for determining compliance with structural and building codes, solar ordinances, zoning codes or any other governmental regulations, all of which are the responsibility of the applicant. The procedure and specific requirements for review and approval of construction may be set forth in Design Guidelines adopted from time to time by the Architectural Review Committee. The Committee may charge a reasonable fee to cover the cost of processing an application. In all cases in which the Architectural Review Committee's consent is required by this Declaration, the provisions of this Article shall apply, except that this Article shall not apply to construction by Declarant or any affiliate of Declarant. 7.2 Committee Decision. The Architectural Review Committee shall render its decision with respect to a construction proposal within thirty (30) working days after it has received all material required by it with respect to the application. In the event the Committee fails to render its approval or disapproval within forty-five (45) working days after the Committee has received all material required by it with respect to the proposal, or if no suit to enforce this Declaration has been commenced within one year after completion thereof, approval will not be required and the related provisions of this Declaration shall be deemed to have been fully complied with. 7.3 Committee Discretion. The Architectural Review Committee may, at its sole discretion, withhold consent to any proposed work if the Committee finds the proposed work would be inappropriate for the particular Lot or incompatible with the Design Guidelines or design standards that the Committee intends for Arlington Heights III. It is the intent and purpose of this Declaration to ensure quality of workmanship and materials, to ensure harmony of external design with the existing Improvements and with respect to topography and finished grade elevations and to ensure compliance with the setback requirements contained in the conditions of approval of the City of Tigard. Considerations such as siting, shape, size, color, design, materials, height, solar access, screening, impairment of the view from other Lots, or other effect on the enjoyment of other Lots or the Common Area, disturbance of existing terrain and vegetation, and any other factors that the Committee reasonably believes to be relevant may be taken into account by the Committee in determining whether or not to consent to any proposed work. Regulations on siting of television antennas and satellite receiving dishes shall be in conformance with any applicable Federal Communications Commission rules. 7.4 Membership: Appointment and Removal. The Architectural Review Committee shall consist of as many persons as Declarant may from time to time appoint. Declarant, at its discretion, may appoint a single person to serve as the Committee and may remove any member of the Committee from office at any time and may appoint new or additional members at any time. The Association shall keep on file at its principal office a list of Port1nd 1-2 1 91 625.1 0018817-00020 13 the names and addresses of the members of the Committee. Declarant may at any time delegate to the Board of Directors of the Association the right to appoint or remove members of the Architectural Review Committee. In such event, or in the event Declarant fails to appoint an Architectural Review Committee, the members of the Architectural Review Committee shall be appointed by, and serve on behalf of, the Board of Directors, or if the Board of Directors fails to appoint such members, then the Board of Directors shall serve as the Architectural Review Committee. The terms of office for each member appointed by the Board of Directors shall be for one (1) year unless lengthened by the Board at the time of appointment or unless the Board serves as the Committee, in which case the terms of the members shall be the same as their terms as Board members. The Board of Directors may appoint any or all of its members to the Committee and is not required to appoint non-Board members. The Board may appoint one or more members to the Committee who are not Owners, but who have special expertise regarding the matters that come before the Committee. In the sole discretion of the Board, such non- Owner members of the Committee may be paid for such services, the cost of which may be paid by the applicants or treated as a common expense, as determined by the Board. 7.5 Majority Action. Except as otherwise provided in this Declaration, a majority of the members of the Architectural Review Committee shall have the power to act on behalf of the Committee, without the necessity of a meeting and without the necessity of consulting the remaining members of the Committee. The Committee may render its decision only by written instrument setting forth the action taken by the consenting members. 7.6 Liability. Neither the Architectural Review Committee nor any member thereof shall be liable to any Owner, Occupant, builder or developer for any damage, loss or prejudice suffered or claimed on account of any action or failure to act of the Committee or a member of the Committee, and the Association shall indemnify the Committee and its members therefrom, provided only that the member has, in accordance with the actual knowledge possessed by him or her, acted in good faith. 7.7 Nonwaiver. Consent by the Architectural Review Committee to any matter proposed to it or within its jurisdiction shall not be deemed to constitute a precedent or waiver impairing its right to withhold approval as to any similar matter thereafter proposed or submitted to it for consent. 7.8 Appeal. At any time after Declarant has delegated appointment of the members of the Architectural Review Committee to the Board of Directors pursuant to Section 7.4, any Owner adversely affected by action of the Architectural Review Committee may appeal such action to the Board of Directors. Appeals shall be made in writing within ten (10) days of the Committee's action and shall contain specific objections or mitigating circumstances justifying the appeal. If the Board of Directors is already acting as the Architectural Review Committee, the appeal shall be treated as a request for a rehearing, in which case the Board shall meet and receive evidence and argument on the matter. A final, conclusive decision shall be made by the Board of Directors within fifteen(15)working days after receipt of such notification. 7.9 Effective Period of Consent. The Architectural Review Committee's consent to any proposed work shall automatically be revoked one year after issuance unless construction of the work has been substantially commenced in the judgment of the Architectural Review Pordnd1-2191625.1 0018817-00020 14 Committee and thereafter diligently pursued, or unless the Owner has applied for and received an extension of time from the Committee. 7.10 Estoppel Certificate,. Within fifteen (15) working days after written request is delivered to the Architectural Review Committee by any Owner, and upon payment to the Committee of a reasonable fee fixed by the Committee to cover costs, the Committee shall provide such Owner with an estoppel certificate executed by a member of the Committee and acknowledged, certifying with respect to any Lot owned by the Owner, that as of the date thereof, either(a) all Improvements made or done upon or within such Lot by the Owner comply with this Declaration or (b) such Improvements do not so comply, in which event the certificate shall also identify the noncomplying Improvements and set forth with particularity the nature of such noncompliance. Any purchaser from the Owner, and any mortgagee or other encumbrancer, shall be entitled to rely on such certificate with respect to the matters set forth therein, such matters being conclusive as between Declarant, the Architectural Review Committee, the Association and all Owners, and such purchaser or mortgagee. 7.11 Enforcement. If during or after the construction the Architectural Review Committee finds that the work was not performed in substantial conformance with the approval granted, or that the required approval was not obtained, the Committee shall notify the Owner in writing of the noncompliance, specifying the particulars of the noncompliance. The Committee may require conforming changes to be made or that construction be stopped. The cost of any required changes shall be borne by the. Owner. The Committee shall have the power and authority to order any manner of changes or complete removal of any Improvement, alteration or other activity for which prior written approval from the Committee is required and has not been obtained or waived in writing. If an Owner fails to comply with an order of the Committee,then, subject to the Owner's right of appeal under Section 7.8, either the Architectural Review Committee or the Association may enforce compliance in accordance with the procedures set forth in Section 11.1 below. Article 8 ASSOCIATION Before conveyance of the first Lot, Declarant shall organize an association of all of the Owners within Arlington Heights III. Such Association, and its successors and assigns, shall be organized as an Oregon nonprofit corporation under the name "Arlington Heights III Owners Association," and shall have such property, powers and obligations as are set forth in this Declaration for the benefit of the Property and all Owners of Lots located therein. 8.1 Organization. Declarant shall, before the first Lot is conveyed to an Owner, organize the Association as a nonprofit corporation under the general nonprofit corporation laws of the State of Oregon. The Articles of Incorporation of the Association shall provide for its perpetual existence, but in the event the Association is at any time dissolved, whether inadvertently or deliberately, it shall automatically be succeeded by an unincorporated association of the same name. In that event, the assets of the Association shall be dedicated to a public body, or all of the property, powers and obligations of the incorporated Association existing immediately prior to its dissolution shall thereupon automatically vest in the successor Portlndl-2191625.1 0018817-00020 15 unincorporated association, and such vesting shall thereafter be confirmed as evidenced by appropriate conveyances and assignments by the incorporated association. To the greatest extent possible, any successor unincorporated association shall be governed by the Articles of Incorporation and Bylaws of the Association as if they had been made to constitute the governing documents of the unincorporated association. 8.2 Membership. Every Owner of one or more Lots within the Property shall, immediately upon creation of the Association and thereafter during the entire period of such Owner's ownership of one or more Lots within the Property, be a member of the Association. Such membership shall commence, exist and continue simply by virtue of such ownership; shall expire automatically upon termination of such ownership; and need not be confirmed or evidenced by any certificate or acceptance of membership. 8.3 Voting Rights. The Association shall have two classes of voting membership: Class A. Class A members shall be all Owners with the exception of the Class B member and shall be entitled to one vote for each Lot owned. When more than one person holds an interest in any Lot, all such persons shall be members. The vote for such Lot shall be exercised as they among themselves determine, but in no event shall more than one vote be cast with respect to any Lot. Class B. The Class B member shall be Declarant and shall be entitled to three votes for each Lot owned by Declarant. The Class B membership shall cease and be converted to Class A membership on the happening of either of the following events, whichever occurs earlier: (1) When all of the Lots in Arlington Heights III have been sold and conveyed to Owners other than a successor Declarant; or (2) At such earlier time as Declarant may elect in writing to terminate Class B membership. 8.4 General Powers and Obligations. The Association shall have, exercise and perform all of the following powers, duties and obligations: (a) The powers, duties and obligations granted to the Association by this Declaration. (b) The powers and obligations of a nonprofit corporation pursuant to the general nonprofit corporation laws of the State of Oregon. (c) The powers, duties and obligations of a homeowner's association pursuant to the Oregon Planned Community Act. (d) Any additional or different powers, duties and obligations necessary or desirable for the purpose of carrying out the functions of the Association pursuant to this Declaration or otherwise promoting the general benefit of the Owners within the Property. Pordndl-2191625.1 0018817-00020 16 The powers and obligations of the Association may from time to time be amended, repealed, enlarged or restricted by changes in this Declaration made in accordance with its provisions, accompanied by changes in the Articles of Incorporation or Bylaws of the Association made in accordance with such instruments and with the nonprofit corporation laws of the State of Oregon. 8.5 Specific Powers and Duties. The powers and duties of the Association shall include, without limitation, all of the following: (a) Maintenance and Services. The Association shall provide maintenance and services for the Property as provided in Article 9 and other provisions of this Declaration. (b) Insurance. The Association shall obtain and maintain in force policies of insurance as provided in this Declaration or the Bylaws of the Association. (c) Rulemaking. The Association shall make, establish, promulgate, amend and repeal Rules and Regulations as provided in Section 6.25 of this Declaration. (d) Assessments. The Association shall adopt budgets and impose and collect Assessments as provided in Article 10 of this Declaration. (e) Enforcement. The Association shall perform such acts, whether or not expressly authorized by this Declaration, as may be reasonably necessary to enforce the provisions of this Declaration and the Rules and Regulations adopted by the Association, including, without limitation, enforcement of the decisions of the Architectural Review Committee. Nothing in this Declaration shall be construed as requiring the Association to take any specific action to enforce violations. (f) Employment of Agents, Advisers and Contractors. The Association, through its Board of Directors, may employ the services of any person or corporation as managers; hire employees to manage, conduct and perform the business, obligations and duties of the Association; employ professional counsel and obtain advice from such persons or firms or corporations such as, but not limited to, landscape architects, architects, planners, lawyers and accountants; and contract for or otherwise provide for all services necessary or convenient for the management, maintenance and operation of the Property; provided, however, the Association may not incur or commit to incur legal fees in excess of $5,000 for any specific litigation or claim matter unless the Owners have enacted a resolution authorizing the incurring of such fees by a vote of seventy-five percent (75%) of the voting rights present in person or by absentee ballot or proxy at a meeting at which a quorum is constituted. This limitation shall not be applicable to legal fees incurred in defending the Association or the Board of Directors from claims or litigation brought against them. The limitation set forth in this paragraph shall increase by$500 on each fifth anniversary of the recording of this Declaration. (g) Borrow Money, Hold Title and Make Conveyances. The Association may borrow and repay moneys for the purpose of performing its duties under this Declaration, and subject to Section 4.3(d) above, encumber the Common Areas as security for the repayment of such borrowed money. The Association may acquire, hold title to and convey, with or without consideration, real and personal property and interests therein, including, but not limited Portind 1-2191625.1 0018817-00020 17 to, easements across all or any portion of the Common Area, and shall accept any real or personal property, leasehold or other property interests within Arlington Heights III conveyed to the Association by Declarant. (h) Transfer, Dedication and Encumbrance of Common Area. Except as otherwise provided in Section 4.3(d) above, the Association may sell, transfer or encumber all or any portion of the Common Area to a person, firm or entity, whether public or private, and dedicate or transfer all or any portion of the Common Area to any public agency, authority, or utility for public purposes. (i) Create Classes of Service and Make Appropriate Charges. The Association may, in its sole discretion, create various classes of service and make appropriate Individual Assessments or charges therefor to the users of such services, including, but not limited to, reasonable admission and other fees for the use of any and all recreational facilities situated on the Common Areas, without being required to render such services to those of its members who do not assent to such charges and to such other Rules and Regulations as the Board of Directors deems proper. In addition, the Board of Directors shall have the right to discontinue any service upon nonpayment of Assessments or to eliminate any service for which there is no demand or for which there are inadequate funds to maintain the same. (j) Implied Rights and Obligations. The Association may exercise any other right or privilege reasonably to be inferred from the existence of any right or privilege expressly given to the Association under this Declaration or reasonably necessary to effectuate any such right or privilege. 8.6 Liability. Neither a member of the Board of Directors nor an officer of the Association shall be liable to the Association, any Owner or any third party for any damage, loss or prejudice suffered or claimed on account of any action or failure to act in the performance of his duties, so long as the individual acted in good faith, believed that the conduct was in the best interests of the Association, or at least was not opposed to its best interests, and in the case of criminal proceedings, had no reason to believe the conduct was unlawful. In the event any member of the Board of Directors or any officer of the Association is threatened with or made a party to any proceeding because the individual was or is a director or officer of the Association, the Association shall defend such individual against such claims and indemnify such individual against liability and expenses incurred to the maximum extent permitted by law. The managing agent of the Association, and its officers and employees, shall not be liable to the Association, the Owners or any third party on account of any action or failure to act in the performance of its duties as managing agent, except for acts of gross negligence or intentional acts, and the Association shall indemnify the managing agent and its officers and employees from any such claims, other than for gross negligence or intentional misconduct. 8.7 Interim Board; Turnover Meeting. Declarant shall have the right to appoint an interim board of one to three directors, who shall serve as the Board of Directors of the Association until replaced by Declarant or until their successors take office at the Turnover Meeting following termination of Class B membership. Declarant shall call a meeting of the Association for the purpose of turning over administrative responsibility for the Property to the Association not later than ninety (90) days after termination of the Class B membership in Portlndl-2191625.1 0018817-00020 18 accordance with Section 8.3 above. At the Turnover Meeting the interim directors shall resign and their successors shall be elected by the Owners, as provided in this Declaration and in the Bylaws of the Association. If Declarant fails to call the Turnover Meeting required by this section, any Owner or mortgagee of a Lot may call the meeting by giving notice as provided in the Bylaws. 8.8 Contracts Entered into by Declarant or Before Turnover Meeting. Notwithstanding any other provision of this Declaration, any management contracts, service contracts or employment contracts entered into by Declarant or the Board of Directors on behalf of the Association before the Turnover Meeting shall have a term of not more than three (3) years. In addition, any such contract shall provide that it may be terminated without cause or penalty by the Association or Board of Directors upon not less than thirty(30) days' notice to the other party given not later than sixty(60) days after the Turnover Meeting. 8.9 Bylaws. The Bylaws of the Association and any amendment or modification of the Bylaws shall be recorded in the Deed Records of Washington County, Oregon. Declarant hereby adopts, on behalf of the Association, the initial Bylaws attached as Exhibit A to this Declaration. Article 9 MAINTENANCE, UTILITIES AND SERVICES 9.1 Maintenance and Lighting of Common Areas. The Association may provide exterior lighting for and shall perform all maintenance upon the Common Areas and Limited Common Areas, including, but not limited to, landscaping, irrigation, walks, private roads, entrance monuments, gates, fences, walls, signs, parking areas, walkways and trails, unless the maintenance thereof is assumed by a public body. The Association shall also maintain and irrigate the area of the street right-of-way between the curb and the sidewalk. Such areas shall be maintained in attractive condition and in a good and workmanlike manner to render them fit for the purposes for which they are intended. 9.2 Maintenance of Utilities. The Association shall perform or contract to perform maintenance of all private utilities within Common Areas, such as sanitary sewer service lines, domestic water service lines and storm drainage lines, except to the extent such maintenance is performed by the utilities furnishing such services. The Association shall not be liable for any interruption or failure of such services. Each Owner shall be responsible for maintaining utility lines within his Lot. 9.3 Security. The Association may, but shall not be obligated to, maintain or support certain activities within the Property designed to make the Property safer than it otherwise might be. Neither the Association, any managing agent retained by the Association, Declarant, nor any successor Declarant shall in any way be considered insurers or guarantors of security within the Property, nor shall any of them be held liable for any loss or damage by reason of failure to provide adequate security or of ineffectiveness of security measures undertaken. No representation or warranty is made that any fire protection system, burglar alarm system or other security system cannot be compromised or circumvented, Portlndl-2191625.1 0018817-00020 19 nor that any such systems or security measures undertaken will in all cases prevent loss or provide the detection or protection for which the system is designed or intended. Each Owner acknowledges, understands and covenants to inform its tenants that the Association, its Board of Directors and committees, any managing agent retained by the Association, Declarant, and any successor Declarant are not insurers and that each person using the Property assumes all risks for loss or damage to persons, to property and to the contents of Lots resulting from acts of third parties and releases such parties from any liability therefor. 9.4 Services. The Association shall provide or contract for such services as the Board may reasonably deem to be of benefit to the Property, including, without limitation, landscape services, garbage and trash removal for Common Areas and security services. 9.5 Owner's Responsibility. Except as otherwise provided in this Declaration or by written agreement with the Association, all maintenance of the Lots and Improvements thereon as provided in Section 6.5 above shall be the sole responsibility of the Owner thereof, who shall maintain such Lot in a neat and attractive condition in accordance with the community-wide standard of Arlington Heights III. The Association shall, in the discretion of the Board of Directors, assume the maintenance responsibilities of such Owner if, in the opinion of the Board of Directors, the level and quality of maintenance being provided by such Owner does not satisfy such standard. Before assuming such maintenance responsibilities, the Board of Directors shall notify the Owner in writing of its intention to do so, and if such Owner has not commenced and diligently pursued remedial action within fifteen (15) days after mailing of such written notice, then the Association shall proceed. The expenses of such maintenance by the Association shall be reimbursed to the Association by the Owner, together with interest as provided in Section 11.5 below. Such charges shall be an Individual Assessment and lien on the Lot as provided in Sections 10.8 and 11.1 below. 9.6 Damate Liability. Any damage to any Common Area by Owners, their children, agents, visitors, friends, relatives, tenants, Occupants or service personnel shall be repaired by the Owner within fifteen (15) days following the date on which notice is mailed by the Association informing the Owner of such violation. If the damage has not been repaired within such time, then the Association shall perform such repair and the cost shall be assessed to the Owner as an Individual Assessment. Article 10 ASSESSMENTS 10.1 Purpose of Assessments. The Assessments levied by the Association shall be used exclusively to promote the recreation, health, safety, and welfare of the Owners and Occupants of the Property and for the improvement, operation and maintenance of the Common Areas. 10.2 Types of Assessments. The Association may levy Annual Assessments, Special Assessments, Emergency Assessments, Limited Common Area Assessments, and Individual Assessments, all as more particularly described below. Portlnd1-2191625.1 0018817-00020 20 10.3 Apportionment of Assessment. Lots shall not be subject to Annual Assessments (including assessments for reserves), Special Assessments, Limited Common Area Assessments or Emergency Assessments until such time as an occupancy certificate is issued for the Living Unit located on the Lot, except that in the case of Lots owned by any builder who has purchased one or more Lots from Declarant for development and resale, such assessments shall commence six months from the date the builder acquired the Lot, if earlier. At that time, each Lot, including Lots owned by Declarant, shall become subject to assessment. All Lots subject to assessment shall pay an equal share of the Annual Assessments, Special Assessments and Emergency Assessments. Declarant may elect to delay collection of Annual Assessments against all Lots, but in such case shall pay all common expenses of the Association until such Assessments commence. No Owner by the Owner's own action may claim exemption from liability for contribution towards common expenses by waiver by the Owner of use or enjoyment of the Common Area or by abandonment by the Owner of the Owner's Lot. An Owner may not claim an offset against an Assessment for failure of the Association to perform its obligations, and no Owner may offset amounts owing or claimed to be owing by the Association or Declarant to the Owner. Declarant, however, may defer payment of that portion of Annual Assessments attributable to accrued reserve assessments from the time a Lot becomes subject to assessment until the date the Lot is conveyed, but not beyond the date of the Turnover Meeting or, if no Turnover Meeting is held, the date the Owners assume administrative control of the Association. The books and records of the Association shall reflect the amount owing from Declarant for accrued, unpaid reserve Assessments. 10.4 Annual Assessments. The Board of Directors of the Association shall from time to time and at least annually prepare an operating budget for the Association, taking into account the current costs of maintenance and services and future needs of the Association, any previous overassessment and any common profits of the Association. The budget shall take into account the number of Lots subject to assessment as of the first day of the fiscal year for which the budget is prepared and the number of Lots reasonably anticipated to become subject to assessment during the fiscal year. The budget may be based upon a greater number of Lots than those reasonably anticipated to be subject to assessment during the fiscal year if the Declarant agrees to subsidize the Association for any shortfall in the Operations Fund until assumed number of Lots is subject to assessment. The budget shall provide for such reserve or contingency funds as the Board deems necessary or as may be required by law, but not less than the reserves required by Section 10.10 below. Annual Assessments for such operating expenses and reserves ("Annual Assessments") shall then be apportioned among the Lots as provided in Section 10.3 above. Within thirty (30) days after adopting the annual budget, the Board of Directors shall provide a summary of the budget to all Owners. If the Board of Directors fails to adopt an annual budget, the last adopted budget shall continue in effect. The manner of billing and collection of Assessments shall be as provided in the Bylaws. 10.5 Special Assessments. In addition to the Annual Assessment authorized above, the Board of Directors may levy during any fiscal year a Special Assessment ("Special Assessment"), applicable to that year only, for the purpose of deferring all or any part of the cost of any construction or reconstruction, unexpected repair, or acquisition or replacement of a described capital improvement, or for any other one-time expenditure not to be paid for out of Annual Assessments. Special Assessments for acquisition or construction of new capital improvements or additions which in the aggregate in any fiscal year exceed an amount equal to Portlndl-2191625.1 0018817-00020 21 fifteen percent (15%) of the budgeted gross expenses of the Association for the fiscal year may be levied only if approved by a majority of the voting rights voting on such matter, together with the written consent of the Class B member, if any. Prior to the Turnover Meeting, any Special Assessment for acquisition or construction of new capital improvements or additions must be approved by not less than fifty percent (50%) of the Class A voting rights, together with the written consent of the Class B member. Special Assessments shall be apportioned as provided in Section 10.3 above and may be payable in lump sum or in installments, with or without interest or discount, as determined by the Board of Directors. 10.6 Emergency Assessments. If the Annual Assessments levied at any time are or will become inadequate to meet all expenses incurred under this Declaration for any reason, including nonpayment of any Owner's Assessments on a current basis, the Board of Directors shall immediately determine the approximate amount of such inadequacy and issue a supplemental budget, noting the reason therefor, and levy an Emergency Assessment for the amount required to meet all such expenses on a current basis ("Emergency Assessment"). Emergency Assessments shall be apportioned as set forth in Section 10.3 above and payable as determined by the Board of Directors. 10.7 Limited Common Area Assessments. Annual Assessments, Special Assessments and Emergency Assessments relating to maintenance, upkeep, repair, replacement or Improvements to Limited Common Areas ("Limited Common Area Assessments") shall be assessed exclusively and on an equal basis to the Lots having the right to use such Limited Common Areas. 10.8 Individual Assessments. Any common expense or any part of a common expense benefiting fewer than all of the Lots may be assessed exclusively against the Lots benefited ("Individual Assessment"). Individual Assessments include, without limitation, charges for services provided under Sections 8.5(i) and 9.5 and any common expense that the Board of Directors determines is the fault of the Owner and not paid by insurance. Individual Assessments shall also include default Assessments levied against any Lot to reimburse the Association for costs incurred in bringing such Lot or its Owner into compliance with the provisions of this Declaration or the Rules and Regulations of the Association and for fines or other charges imposed pursuant to this Declaration for violation thereof. Unless otherwise provided by the Board of Directors, Individual Assessments shall be due 30 days after the Board of Directors has given written notice thereof to the Owners subject to the Individual Assessments. 10.9 Operations Fund. The Association shall keep all funds received by it as Assessments, other than reserves described in Section 10.10, separate and apart from its other funds, in a bank account in the State of Oregon in the name of the Association to be known as the"Operations Fund." All expenses of the Association shall be paid from the Operations Fund or from the Reserve Fund referred to in Section 10.10. The Association shall use such fund exclusively for the purpose of promoting the recreation, health, safety and welfare of the residents within the Property and in particular for the improvement and maintenance of properties, services and facilities devoted to this purpose and related to the use and enjoyment of the Common Areas and of the Lots situated upon the Property, including but not limited to: Portind1-2191625.1 0018817-00020 22 (a) Payment of the cost of maintenance, utilities and services as described in Article 9. (b) Payment of the cost of insurance as described in the Bylaws of the Association. (c) Payment of taxes assessed against the Common Areas and any improvements thereon. (d) Payment of the cost of other services that the Association deems to be of general benefit to the Owners, including, but not limited to, accounting, legal and secretarial services. 10.10 Reserve Fund. (a) Establishment of Account. Declarant shall conduct a reserve study as described in paragraph (c) of this section and establish a bank account in the State of Oregon in the name of the Association (the "Reserve Fund") for replacement of common properties that will normally require replacement in whole or in part in more than three (3) and less than thirty (30) years, for exterior painting if the Common Areas or other property to be maintained by the Association include exterior painted surfaces, and for other items, whether or not involving Common Areas, if the Association has responsibility to maintain the items. The Reserve Fund need not include those items that could reasonably be funded from operating Assessments or for those items for which one or more Owners are responsible for maintenance and replacement under the provisions of this Declaration or the Bylaws. (b) Funding of Reserve Fund. The Reserve Fund shall be funded by Assessments against the individual Lot assessed for maintenance of the items for which the Reserve Fund is being established, which sums shall be included in the regular Annual Assessment for the Lot. The Reserve Fund shall be established in the name of the Association. The Association is responsible for administering the Reserve Fund and making periodic payments into it. (c) Reserve Studies. The reserve portion of the initial Assessment determined by Declarant shall be based on a reserve study described in this paragraph (c) or other sources of information. The Board of Directors annually shall conduct a reserve study, or review and update an existing study, to determine the Reserve Fund requirements and may adjust the amount of payments as indicated by the study or update and provide other reserve items that the Board of Directors, in its discretion, may deem appropriate. The reserve study shall include: (1) Identification of all items for which reserves are to be established; (2) The estimated remaining useful life of each item as of the date of the reserve study; (3) The estimated cost of maintenance, repair or replacement of each item at the end of its useful life; Portlnd1-2191625.1 0018817-00020 23 (4) A thirty (30) year plan with regular and adequate contributions, adjusted by estimated inflation and interest earned on reserves, to meet the maintenance, repair and replacement schedule. (d) Use of Reserve Fund. The Reserve Fund shall be used only for the purposes for which the reserves have been established and shall be kept separate from other funds. After the Turnover Meeting, however, the Board of Directors may borrow funds from the Reserve Fund to meet high seasonal demands on the regular operating funds or to meet unexpected increases in expenses if the Board of Directors has adopted a resolution, which may be an annual continuing resolution, authorizing the borrowing of funds. Not later than the adoption of the budget for the following year, the Board of Directors shall adopt by resolution a written payment plan providing for repayment of the borrowed funds within a reasonable period. Nothing in this section shall prohibit prudent investment of the Reserve Fund. In addition to the authority of the Board of Directors under paragraph (c) of this section, following the second year after the Turnover Meeting, the Association may elect to reduce or increase future Assessments for the Reserve Fund by an affirmative vote of not less than seventy-five percent (75%) of the voting power of the Association and may, on an annual basis by a unanimous vote, elect not to fund the Reserve Fund. Assessments paid into the Reserve Fund are the property of the Association and are not refundable to sellers or Owners of Lots. Sellers of the Lots, however, may treat their outstanding share of the Reserve Fund as a separate item in any sales agreement. 10.11 Creation of Lien and Personal Obligation of Assessments. Declarant, for each Lot owned by it within the Property, does hereby covenant, and each Owner of any Lot by acceptance of a conveyance thereof, whether or not so expressed in any such conveyance, shall be deemed to covenant to pay to the Association all Assessments or other charges as may be fixed, established and collected from time to time in the manner provided in this Declaration or the Association Bylaws. Such Assessments and charges, together with any interest, late charges, expenses or attorneys' fees imposed pursuant to Section 11.5, shall be a charge on the land and shall be a continuing lien upon the Lot against which each such Assessment or charge is made. Such Assessments, charges and other costs shall also be the personal obligation of the person who was the Owner of such Lot at the time when the Assessment or charge fell due. Such liens and personal obligations shall be enforced in the manner set forth in Article 11 below. 10.12 Voluntary Conveyance. In a voluntary conveyance of a Lot the grantee shall be jointly and severally liable with the grantor for all unpaid Assessments against the grantor of the Lot up to the time of the grant or conveyance, without prejudice to the grantee's right to recover from the grantor the amounts paid by the grantee therefor. However, upon request of an Owner or Owner's agent for the benefit of a prospective purchaser, the Board of Directors shall make and deliver a written statement of the unpaid Assessments against the prospective grantor of the Lot effective through a date specified in the statement, and the grantee in that case shall not be liable for any unpaid Assessments against the grantor not included in the written statement. PortInd1-2191625.1 0018817-00020 24 Article 11 ENFORCEMENT 11.1 Violation of General Protective Covenants. In the event that any Owner constructs or permits to be constructed on his Lot an Improvement contrary to the provisions of this Declaration, or violates any provisions of this Declaration, the Bylaws, or the Rules and Regulations, then the Association acting through its Board of Directors shall notify the Owner in writing of any such specific violations. If the Owner is unable, is unwilling, or refuses to comply with the Association's specific directives for remedy or abatement, or the Owner and the Association cannot agree to a mutually acceptable solution within the framework and intent of this Declaration, after notice and opportunity to be heard as provided in the Bylaws and within fourteen (14) days after issuing written notice to the Owner, then the Association acting through its Board of Directors shall have the right to do any or all of the following: (a) Assess reasonable fines against such Owner, based upon a resolution adopted by the Board of Directors that is delivered to each Lot, mailed to the mailing address of each Lot or mailed to the mailing address designated by the Owner of each Lot in writing, which fines shall constitute Individual Assessments for purposes of this Declaration; (b) Enter the offending Lot and remove the cause of such violation, or alter, repair or change the item that is in violation of this Declaration in such a manner as to make it conform thereto, in which case the Association may assess such Owner for the entire cost of the work done, which amount shall be payable to the Operations Fund as an Individual Assessment, provided that no items of construction shall be altered or demolished in the absence of judicial proceedings; (c) Cause any vehicle parked in violation of this Declaration or of the Rules and Regulations to be towed and impounded at the Owner's expense; (d) Suspend the voting rights, any utility services paid for out of Assessments and the right to use the Common Areas for the period that the violations remain unabated, provided that the Association shall not deprive any Owner of access to and from his Living Unit; and (e) Bring suit or action against the Owner on behalf of the Association and other Owners to enforce this Declaration. 11.2 Default in Payment of Assessments; Enforcement of Lien. If an Assessment or other charge levied under this Declaration is not paid within thirty (30) days after its due date, such Assessment or charge shall become delinquent and shall bear interest from the due date at the rate set forth below. In such event the Association may exercise any or all of the following remedies: (a) The Association may suspend such Owner's voting rights, any utility services paid for out of Assessments and right to use the Common Areas until such amounts, plus other charges under this Declaration, are paid in full and may declare all remaining periodic Portlnd1-2191625.1 0018817-00020 25 installments of any Annual Assessment immediately due and payable. In no event, however, shall the Association deprive any Owner of access to and from his Lot. (b) The Association shall have a lien in accordance with ORS 94.709 against each Lot for any Assessment levied against the Lot, including any fines or other charges imposed under this Declaration or the Bylaws against the Owner of the Lot and may foreclose such lien in the manner provided in ORS 94.709. (c) The Association may bring an action to recover a money judgment for unpaid Assessments, fines and charges under this Declaration without foreclosing or waiving the lien described in paragraph (b) above. Recovery on any such action, however, shall operate to satisfy the lien, or the portion thereof, for which recovery is made. (d) The Association shall have any other remedy available to it by law or in equity. 11.3 Reports to First Mortgagees. The Board of Directors will send notice of any default in performance of this Declaration by a Lot Owner that is not cured within sixty (60) days to any first mortgagee of such Lot who has given written notice to the Association requesting notices of defaults 11.4 Subordination of Lien to Mortgages. The lien of the Assessments or charges provided for in this Declaration shall be subordinate to the lien of any mortgage or deed of trust on such Lot, which was made in good faith and for value and that was recorded before the recordation of the notice of lien. Sale or transfer of any Lot shall not affect the Assessment lien, but the sale or transfer of any Lot that is subject to any mortgage or deed of trust pursuant to a decree of foreclosure thereunder or any deed or proceeding, deed or assignment in lieu of foreclosure shall extinguish any lien of an Assessment, notice of which was recorded after the recording of the mortgage or trust deed. The unpaid Assessments as a result of such foreclosure or sale shall become a common expense of all Owners, including the mortgagee or purchaser, and such sale or transfer shall not release the Lot from liability for any Assessments or charges thereafter becoming due or from the lien of such Assessments or charges. 11.5 Interest, Late Charges and Expenses. Any amount not paid to the Association when due in accordance with this Declaration shall bear interest from the due date until paid at a rate that is the greater of eighteen percent(18%)per annum or three percentage points per annum above the prevailing Portland, Oregon prime rate as of the due date, or such other rate as may be established by the Board of Directors, but not to exceed the lawful rate of interest under the laws of the State of Oregon. A late charge may be charged for each delinquent Assessment in an amount established from time to time by resolution of the Board of Directors, which resolution is delivered to each Lot, mailed to the mailing address of each Lot or mailed to the mailing address designated by the Owner in writing, together with all expenses incurred by the Association in collecting such unpaid assessments, including attorneys' fees (whether or not suit is instituted). In the event the Association shall file a notice of lien, the lien amount shall also include the recording fees associated with filing the notice, and a fee for preparing the notice of lien, established from time to time by resolution of the Board of Directors. Portlndl-2191625.1 0018817-00020 26 11.6 Costs and Attorneys' Fees. In the event the Association shall bring any suit or action to enforce this Declaration, the Bylaws of the Association or the Rules and Regulations, or to collect any money due hereunder or to foreclose a lien, the Owner-defendant shall pay to the Association all costs and expenses incurred by it in connection with such suit or action, including a foreclosure title report, and the prevailing party in such suit or action shall recover such amount as the court may determine to be reasonable as attorneys' fees at trial and upon any appeal or petition for review thereof or in connection with any bankruptcy proceedings or special bankruptcy remedies. 11.7 Nonexclusiveness and Accumulation of Remedies. An election by the Association to pursue any remedy provided for violation of this Declaration shall not prevent concurrent or subsequent exercise of another remedy permitted under this Declaration. The remedies provided in this Declaration are not exclusive but shall be in addition to all other remedies, including actions for damages and suits for injunctions and specific performance, available under applicable law to the Association. In addition, any aggrieved Owner may bring an action against another Owner or the Association to recover damages or to enjoin, abate or remedy any violation of this Declaration by appropriate legal proceedings. 11.8 Enforcement by the City of Tigard. The provisions of this Declaration relating to preservation and maintenance of Common Areas shall be deemed to be for the benefit of the City of Tigard as well as the Association and Owners of Lots, and the City of Tigard may enforce such provisions by appropriate proceedings at law or in equity, or may cause such maintenance to be performed, the costs of which shall become a lien upon the Property. Article 12 DISPUTE RESOLUTION 12.1 Mediation. (a) Except as otherwise provided in this section, before initiating litigation, arbitration or an administrative proceeding in which the Association and an Owner have an adversarial relationship, the party that intends to initiate litigation, arbitration or an administrative proceeding shall offer to use any dispute resolution program available within Washington County, Oregon, that is in substantial compliance with the standards and guidelines adopted under ORS 36.175. The written offer must be hand-delivered or mailed by certified mail, return receipt requested, to the address, contained in the records of the Association, for the other party. (b) If the party receiving the offer does not accept the offer within ten (10) days after receipt of the offer, such acceptance to be made by written notice, hand-delivered or mailed by certified mail, return receipt requested, to the address, contained in the records of the Association, for the other party, the initiating party may commence the litigation, arbitration or administrative proceeding. The notice of acceptance of the offer to participate in the program must contain the name, address and telephone number of the body administering the dispute resolution program. Ponlnd1-2191625.1 0018817-00020 27 (c) If a qualified dispute resolution program exists within Washington County, Oregon and an offer to use the program is not made as required under paragraph (a) of this section, then litigation, arbitration or an administrative proceeding may be stayed for thirty (30) days upon a motion of the noninitiating party. If the litigation, arbitration or administrative action is stayed under this paragraph, both parties shall participate in the dispute resolution process. (d) Unless a stay has been granted under paragraph (c) of this section, if the dispute resolution process is not completed within thirty (30) days after receipt of the initial offer, the initiating party may commence litigation, arbitration or an administrative proceeding without regard to whether the dispute resolution is completed. (e) Once made, the decision of the court, arbitrator or administrative body arising from litigation, arbitration or an administrative proceeding may not be set aside on the grounds that an offer to use a dispute resolution program was not made. (f) The requirements of this section do not apply to circumstances in which irreparable harm to a party will occur due to delay or to litigation, arbitration or an administrative proceeding initiated to collect Assessments, other than Assessments attributable to fines. 12.2 Arbitration. Any claim, controversy, or dispute by or among Declarant (including members, officers, directors, shareholders and affiliates of Declarant), Association, the Architectural Review Committee, or one or more Owners, or any of them, arising out of or related to this Declaration, the Bylaws of the Association, the Rules and Regulations, or the Property shall be first subject to mediation as described in Section 12.1 above or otherwise, and if not timely settled by mediation,resolved by arbitration in accordance with this Article 12. The decisions and award of the arbitrator shall be final, binding and nonappealable. The arbitration shall be conducted in the Portland, Oregon, metropolitan area, or at such other location as may be agreed upon by the parties, pursuant to the arbitration statutes of the State of Oregon and any arbitration award may be enforced by any court with jurisdiction. Filing for arbitration shall be treated the same as filing in court for purposes of meeting any applicable statute of limitations or for purposes of filing a notice of pending action("lis pendens"). 12.3 Selection of Arbitrator. The arbitration shall be conducted by a single arbitrator selected by mutual agreement of the parties. The arbitrator selected shall be neutral and unbiased, except to the extent the arbitrator's prior relationship with any party is fully disclosed and consented to by the other party or parties. If the parties are unable to agree upon the arbitrator within ten (10) days after a party's demand for arbitration, upon application of any party, the presiding judge of the Circuit Court of Washington County, Oregon shall designate the arbitrator. 12.4 Consolidated Arbitration. Upon demand by any party, claims between or among the parties and third parties shall be submitted in a single, consolidated arbitration. Notwithstanding the provisions of this Article, in the event any claim, controversy or dispute involves a claim by either party against a third party who is not required to and does not voluntarily agree to submit such claim to arbitration, then either party may elect to have the matter determined by a court of law in a consolidated proceeding, rather than by arbitration. In Ponlnd1-2191625.1 0018817-00020 28 such case, the parties hereby waive trial by jury and agree that the matter shall be determined by a judge sitting without a jury. 12.5 Discovery. The parties to the arbitration shall be entitled to such discovery as would be available to them in an action in Washington County Circuit Court. The arbitrator shall have all of the authority of the court incidental to such discovery, including, without limitation, authority to issue orders to produce documents or other materials, to issue orders to appear and submit to deposition, and to impose appropriate sanctions including, without limitation, award against a party for failure to comply with any order. 12.6 Evidence. The parties to the arbitration may offer such evidence as they desire and shall produce such additional evidence as the arbitrator may deem necessary for an understanding and determination of the dispute. The arbitrator shall determine the admissibility of the evidence offered. All evidence shall be taken in the presence of the arbitrator and all of the parties, except when any of the parties is absent in default or has waived its right to be present. 12.7 Excluded Matters. Notwithstanding the foregoing, the following matters shall not be subject to mediation or arbitration under this Article 12 (but shall be subject to the applicable provisions of Section 12.8 below): (a) actions relating to the collection of fees, Assessments, fines and other charges imposed or levied by the Association (other than disputes as to the validity or amount of such fees, Assessments, fines or charges, which disputes shall be subject to mediation/arbitration as provided above); and (b) actions to enforce any order, decision or award rendered by arbitration pursuant to this Article 12. The filing of a lis pendens or the application to any court for the issuance of any provisional process or similar remedy described in the Oregon or Federal Rules of Civil Procedure shall not constitute a waiver of the right or duty to utilize the procedures specified in this Article 12. 12.8 Costs and Attorneys' Fees. The fees of any mediator and the costs of mediation shall be divided and paid equally by the parties. Each party shall pay its own attorneys' fees and costs in connection with any mediation. The fees of any arbitrator and the costs of arbitration shall be paid by the nonprevailing party or parties; if none, such fees and costs shall be divided and paid equally by the parties. Should any suit, action or arbitration be commenced in connection with any dispute related to or arising out of this Declaration, the Bylaws or the Rules and Regulations; to obtain a judicial construction of any provision of this Declaration, the Bylaws or the Rules and Regulations; to rescind this Declaration; or to enforce or collect any judgment or decree of any court or any award obtained during arbitration, the prevailing party shall be entitled to recover its costs and disbursements, together with such investigation, expert witness and attorneys' fees incurred in connection with such dispute as the court or arbitrator may adjudge reasonable, at trial, in the arbitration, upon any motion for reconsideration, upon petition for review, and on any appeal of such suit, action or arbitration proceeding. The determination of who is the prevailing party and the amount of reasonable attorneys' fees to be paid to the prevailing party shall be decided by the arbitrator (with respect to attorneys' fees incurred before and during the arbitration proceeding) and by the court or courts, including any appellate or review court, in which such matter is tried, heard or decided, including a court that hears a request to compel or enjoin arbitration or that hears exceptions made to an arbitration Portind1-2191625.1 0018817-00020 29 award submitted to it for confirmation as a judgment (with respect to attorneys' fees incurred in such proceedings). 12.9 Survival. The mediation and arbitration agreement set forth in this Article 12 shall survive the transfer by any party of its interest or involvement in the Property and any Lot therein and shall survive the termination of this Declaration. Article 13 MORTGAGEES 13.1 Reimbursement of First Mortgagees. First mortgagees of Lots may,jointly or singly, pay taxes or other charges that are in default and that may or have become a charge against any Common Area and may pay overdue premiums on hazard insurance policies or secure new hazard insurance coverage on the lapse of a policy for such Common Area. First mortgagees making such payments shall be owed immediate reimbursement therefor from the Association, to the extent the same was the responsibility of the Association. 13.2 Right of First Mortgagees Relating to Maintenance. At any time that the Common Areas are not maintained or repaired by the Association to the extent reasonably necessary to protect and preserve the value of the Property for security purposes, then the record mortgagee, upon giving written notice as provided in this paragraph, shall be entitled to exercise the rights of the Owner of the Lot as a member of the Association to vote at all regular and special meetings of the members of the Association for a period of one year following the date of such notice. During this one-year period, the Association shall give notice of all regular and special meetings to both the Owner and the mortgagee, and the Owner may attend such meetings as an observer. Notice from the mortgagee under this section shall quote this Section 13.2 and shall be sent postage prepaid by certified United States mail, return receipt requested, to the Owner with a copy sent by regular mail to the Association at the last-known address of each. Article 14 AMENDMENT AND REPEAL 14.1 How Proposed. Amendments to or repeal of this Declaration shall be proposed by either a majority of the Board of Directors or by Owners holding thirty percent (30%) or more of the Association's voting rights. The proposed amendment or repeal must be reduced to writing and shall be included in the notice of any meeting at which action is to be taken thereon or attached to any request for consent to the amendment or repeal. 14.2 Approval Required. This Declaration, or any provision thereof, as from time to time in effect with respect to all or any part of the Property, may be amended or repealed by the vote or written consent of Owners representing not less than seventy-five percent (75%) of the Lots, based upon one vote for each such Lot, together with the written consent of the Class B member, if such Class B membership has not been terminated as provided in this Declaration. In no event shall an amendment under this section create, limit or diminish special Declarant rights without Declarant's written consent, or change the boundaries of any Lot or any uses to which Pordnd1-2191625.1 0018817-00020 30 any Lot is restricted under this Declaration or change the method of determining liability for common expenses, the method of determining the right to common profits or the method of determining voting rights of any Lot unless the Owners of the affected Lots unanimously consent to the amendment. Declarant may not amend this Declaration to increase the scope of special Declarant rights reserved in this Declaration after the sale of the first Lot unless Owners representing seventy-five percent (75%) of the total vote, other than Declarant, agree to the amendment. To the extent any amendment relates to the preservation or maintenance of the Common Areas or private utility lines, or the existence of an entity responsible for accomplishing the same, such amendment shall be approved by the zoning administrator of the City of Tigard. 14.3 Recordation. Any such amendment or repeal shall become effective only upon recordation in the Deed Records of Washington County, Oregon of a certificate of the president and secretary of the Association setting forth in full the amendment, amendments or repeal so approved and certifying that such amendment, amendments or repeal have been approved in the manner required by this Declaration and ORS 94.590, and acknowledged in the manner provided for acknowledgment of deeds. 14.4 Regulatory Amendments. Notwithstanding the provisions of Section 14.2 above, until the Turnover Meeting has occurred, Declarant shall have the right to amend this Declaration or the Bylaws of the Association in order to comply with the requirements of any applicable statute, ordinance or regulation or of the Federal Housing Administration; the United States Department of Veterans Affairs; the Farmers Home Administration of the United States; the Federal National Mortgage Association; the Government National Mortgage Association; the Federal Home Mortgage Loan Corporation, any department, bureau, board, commission or agency of the United States or the State of Oregon; or any corporation wholly owned, directly or indirectly, by the United States or the State of Oregon that insures, guarantees or provides financing for a planned community or lots in a planned community. After the Turnover Meeting, any such amendment shall require the approval of a majority of the voting rights of the Association voting in person, by proxy or by ballot at a meeting or ballot meeting of the Association at which a quorum is represented. Article 15 MISCELLANEOUS PROVISIONS 15.1 Lessees and Other Invitees. Lessees, employees, invitees, contractors, family members and other persons entering the Property under rights derived from an Owner shall comply with all of the provisions of this Declaration restricting or regulating the Owner's use, improvement or enjoyment of his Lot and other areas within the Property. The Owner shall be responsible for obtaining such compliance and shall be liable for any failure of compliance by such persons in the same manner and to the same extent as if the failure had been committed by the Owner himself or herself. 15.2 Nonwaiver. Failure by the Association or by any Owner to enforce any covenant or restriction contained in this Declaration shall in no event be deemed a waiver of the right to do so thereafter. Portlndl-2191625.1 0018817-00020 31 15.3 Construction; Severability; Number; Captions. This Declaration shall be liberally construed as an entire document to accomplish the purposes hereof as stated in the introductory paragraphs hereof. Nevertheless, each provision of this Declaration shall be deemed independent and severable, and the invalidity or partial invalidity of any provision shall not affect the validity or enforceability of the remaining part of that or any other provision. As used in this Declaration, the singular shall include the plural and the plural the singular, and the masculine and neuter shall each'include the masculine, feminine and neuter, as the context requires. All captions used herein are intended solely for convenience of reference and shall in no way limit any of the provisions of this Declaration. 15.4 Notices and Other Documents. Any notice or other document permitted or required by this Declaration may be delivered either personally or by mail. Delivery by mail shall be deemed made twenty-four (24) hours after having been deposited in the United States mail as certified or registered mail, with postage prepaid, addressed as follows: If to Declarant or the Association, 12755 SW 69th Avenue, Suite 100, Portland, Oregon 97223; if to an Owner, at the address given at the time of the Owner's purchase of a Lot, or at the Lot. The address of a party may be changed at any time by notice in writing delivered as provided herein. 15.5 Private Agreement. This Declaration and the covenants and agreements contained herein constitute a private agreement among the Owners of Lots in Arlington Heights III. This Declaration does not restrict the City of Tigard's authority to adopt or amend its development regulations. It is the duty of every person engaged in development or remodeling of a Lot and/or Improvement in Arlington Heights III to know the requirements of this Declaration and the covenants and agreements contained herein. There may be conflicting requirements between this Declaration and regulations of the City of Tigard. In the event there is a conflict between a regulation of the City of Tigard and this Declaration, any question regarding which provision controls shall be directed to the Architectural Review Committee. In each case, the City of Tigard will limit its review of a development application to the requirements of its regulations and will not be liable for any approvals or permits that are granted in compliance with the regulations of the City of Tigard, the State of Oregon or any other jurisdiction, but that are not in compliance with this Declaration. Declarant, the Architectural Review Committee and/or the Association will not be liable for any approvals that are granted in compliance with this Declaration, but that are not in compliance with the regulations of the City of Tigard, the State of Oregon or any other jurisdiction. IN WITNESS WHEREOF, Declarant has executed this Declaration on the date set forth above. MATRIX DEVELOPMENT CORPORATION, an Oregon corporation By: Its: Portind1-2191625.1 0018817-00020 32 STATE OF OREGON ) )ss. County of ) The foregoing instrument was acknowledged before me this day of , 20 , by , of Matrix Development Corporation, an Oregon corporation, on its behalf. Notary Public for Oregon My commission expires: Portlndl-2191625.1 0018817-00020 33 f ARLINGTON HEIGHTS III OWNERS ASSOCIATION ARTICLES OF INCORPORATION The undersigned corporation, acting as incorporator under the Oregon Nonprofit Corporation Law, adopts the following Articles of Incorporation: ARTICLE I- NAME The name of this corporation is Arlington Heights III Owners Association (hereinafter called the"Association"). ARTICLE II - PURPOSES This corporation is a mutual benefit, membership corporation. The purposes for which the Association is organized are to provide for the management, maintenance, protection and preservation of property in Arlington Heights III, a planned development in Washington County, Oregon, and to promote the health, safety, welfare and other general benefit of its members, not for profit, but for the mutual advantages to be derived therefrom as contemplated in the Declaration of Protective Covenants, Conditions, Restrictions and Easements for Arlington Heights III, recorded or to be recorded in the Records of Deeds of Washington County, Oregon, as the same may be subsequently amended or supplemented by instruments of record (the "Declaration"). The definitions contained in the Declaration are hereby adopted by reference. ARTICLE III- POWERS AND DUTIES (a) The Association shall have, exercise and perform all of the following powers, duties and obligations: (1) The powers, duties and obligations granted to the Association by the Declaration. (2) The powers and obligations of a nonprofit corporation pursuant to the general nonprofit corporation laws of the State of Oregon. (3) The powers, duties and obligations of a homeowners association pursuant to the Oregon Planned Community Act. (4) Any additional or different powers, duties and obligations necessary or desirable for the purpose of carrying out the functions of the Association pursuant to the Declaration or otherwise promoting the general benefit of the Owners within the Property. Portind1-2191641.1 0018817-00020 1 ARTICLE IV- REGISTERED OFFICE AND AGENT (a) The street address of the initial registered office of the Association is 12755 SW 69th Avenue, Suite 100, Portland, Oregon 97223 and the name of its initial registered agent who shall be amenable to service of process at such address is (b) The principal office and mailing address to which the Office of the Secretary of State may mail notices as required by law is 12755 SW 69`h Avenue, Suite 100, Portland, Oregon 97223. ARTICLE V- DIRECTORS The powers of the Association shall be exercised and its properties controlled and its affairs conducted by a Board of Directors elected or appointed as provided in the Declaration and Bylaws. ARTICLE VI- INCORPORATOR The name and address of the incorporator is: Matrix Development Corporation 12755 SW 69th Avenue, Suite 100 Portland, Oregon 97223 ARTICLE VII-DISSOLUTION In the event that the Association is at any time dissolved, whether inadvertently or deliberately, it shall automatically be succeeded by an unincorporated association of the same name. In that event the assets of the Association shall be dedicated to a public body, or all of the property, powers and obligations of the incorporated association existing immediately prior to its dissolution shall thereupon automatically vest in the successor unincorporated association and such vesting shall thereafter be confirmed and evidenced by appropriate conveyances and assignments by the incorporated association. To the greatest extent possible, any successor unincorporated association shall be governed by the Articles of Incorporation and Bylaws of the Association as if they had been made to constitute the governing documents of the unincorporated association. ARTICLE VIII -MEMBERSHIP AND VOTING RIGHTS (a) Every Owner (as that term is defined in the Declaration) of one or more Lots in the Property shall, immediately upon creation of the Association and thereafter during the entire period of such ownership, be a member of the Association. Such membership shall commence, exist and continue simply by virtue of such ownership, shall expire automatically upon termination of such ownership, and need not be confirmed or evidenced by any certificate or acceptance of membership. Ponlnd1-2191641.1 0018817-00020 2 (b) The Association shall have two classes of voting membership: Class A. Class A members shall be all Owners with the exception of the Class B member and shall be entitled to one vote for each Lot owned. When more than one person holds an interest in any Lot, all such persons shall be members. The vote for such Lot shall be exercised as they among themselves determine, but in no event shall more than one vote be cast with respect to any Lot. Class B. The Class B member shall be the Declarant and shall be entitled to three votes for each Lot owned by Declarant. The Class B membership shall cease and be converted to Class A membership on the happening of any of the following events, whichever occurs earlier: (i) When all of the Lots in Arlington Heights III have been sold and conveyed to owners other than a successor Declarant; or (ii) At such earlier time as Declarant may elect in writing to terminate Class B membership. ARTICLE IX- LIABILITY AND INDEMNIFICATION Neither a member of the Board of Directors nor an officer of the Association shall be liable to the Association or any member thereof for any damage, loss or prejudice suffered or claimed on account of any action or failure to act in the performance of his or her duties, except for acts of gross negligence or intentional acts. In the event any member of the Board of Directors or any officer of the Association is made a party to any proceeding because the individual is or was a director or officer of the Association, the Association shall indemnify such individual against liability and expenses incurred to the maximum extent permitted by law. The managing agent of the Association, and its officers and employees, shall not be liable to the owners or any third parties on account of any action or failure to act in the performance of its duties as managing agent, except for acts of gross negligence or intentional acts, and the Association shall indemnify the managing agent and its officers and employees from any such claims, other than for gross negligence or intentional misconduct. Pordndl-2191641.1 0018817-00020 3 ARTICLE X-AMENDMENT The provisions hereof may not be amended without the vote of members having not less than two-thirds of the voting rights of the Association. Notwithstanding such vote, the provisions hereof shall not be amended so as to be inconsistent with the Declaration; if inconsistent, the Declaration shall be amended as provided in Article 14 thereof. DATED: , 2005. MATRIX DEVELOPMENT CORPORATION, an Oregon corporation By Its Portlnd1-2191641.1 0018817-00020 4 EXHIBIT A BYLAWS OF ARLINGTON HEIGHTS III OWNERS ASSOCIATION Portlnd 1-2191639.1 0018817-00020 TABLE OF CONTENTS Page ARTICLE 1 DEFINITIONS 1 1.1 Association 1 1.2 Articles of Incorporation 1 1.3 Declaration. 1 1.4 Incorporation by Reference 1 ARTICLE 2 MEMBERSHIP 1 2.1 Membership. 1 2.2 Membership List. 1 ARTICLE 3 MEETINGS AND VOTING 1 3.1 Place of Meetings 1 3.2 Turnover Meeting. 2 3.3 Annual Meeting. 2 3.4 Special Meetings. 2 3.5 Notice of Meeting. 2 3.6 Quorum. 2 3.7 Voting Rights. 3 3.8 Fiduciaries and Joint Owners. 3 3.9 Tenants and Contract Vendors 3 3.10 Absentee Ballots and Proxies 3 3.11 Majority Vote. 4 3.12 Rules of Order 4 3.13 Ballot Meetings. 4 ARTICLE 4 DIRECTORS: MANAGEMENT 5 4.1 Number and Qualification 5 4.2 Interim Directors. 5 4.3 Transitional Advisory Committee 5 4.4 Election and Tenure of Office. 6 4.5 Vacancies. 6 4.6 Removal of Directors. 6 4.7 Powers 6 Portlnd 1-2191639.1 0018817-00020 1 4.8 Meetings 8 4.9 Open Meetings. 8 4.10 Notice of Meetings 9 4.11 Quorum and Vote 9 4.12 Liability 9 4.13 Compensation. 10 4.14 Executive, Covenants and Other Committees. 10 4.15 Enforcement Procedures 10 (a) Notice. 10 (b) Response. 10 (c) Proof of Notice. 11 (d) Hearing 11 (e) Appeal. 11 (f) Enforcement Policies. 11 ARTICLE 5 OFFICERS 11 5.1 Designation and Qualification. 11 5.2 Election and Vacancies. 11 5.3 Removal and Resignation. 11 5.4 President 12 5.5 Vice Presidents 12 5.6 Secretary. 12 5.7 Treasurer. 12 5.8 Compensation of Officers. 13 ARTICLE 6 ASSESSMENTS,RECORDS AND REPORTS 13 6.1 Assessments. 13 6.2 Records. 14 6.3 Statement of Assessments Due. 14 6.4 Inspection of Books and Records 14 6.5 Payment of Vouchers. 14 6.6 Execution of Documents 15 6.7 Reports and Audits. 15 ARTICLE 7 INSURANCE 15 7.1 Types of Insurance 15 Portlnd l-2191639.1 0018817-00020 ii (a) Property Damage Insurance. 15 (b) Liability Insurance. 16 (c) Workers' Compensation Insurance. 16 (d) Fidelity Insurance 16 7.2 Insurance by Lot Owners. 17 7.3 Planned Community Act Requirements 17 ARTICLE 8 GENERAL PROVISIONS 17 8.1 Seal 17 8.2 Notice 17 8.3 Waiver of Notice 17 8.4 Action Without Meeting. 17 8.5 Conflicts. 17 ARTICLE 9 AMENDMENTS TO BYLAWS 17 9.1 How Proposed. 17 9.2 Adoption. 18 9.3 Execution and Recording. 18 Port lnd 1-2191639.1 0018817-00020 iii BYLAWS OF ARLINGTON HEIGHTS III OWNERS ASSOCIATION Article 1 DEFINITIONS 1.1 Association. "Association" means ARLINGTON HEIGHTS III OWNERS ASSOCIATION, a nonprofit corporation organized and existing under the laws of the State of Oregon. 1.2 Articles of Incorporation. "Articles of Incorporation" means the Articles of Incorporation of the Association. 1.3 Declaration. The "Declaration" means the Declaration of Protective Covenants, Conditions, Restrictions and Easements for Arlington Heights III to which these Bylaws are attached, as the same may be subsequently amended or supplemented pursuant to the terns thereof. 1.4 Incorporation by Reference. Except as otherwise provided herein, the terms that are defined in Article 1 of the Declaration are used in these Bylaws as therein defined. Article 2 MEMBERSHIP 2.1 Membership. Every Owner of one or more Lots within the Property shall, immediately upon creation of the Association and thereafter during the entire period of such ownership, be a member of the Association. Such membership shall commence, exist and continue simply by virtue of such ownership, shall expire automatically upon termination of such ownership, and need not be confirmed or evidenced by any certificate or acceptance of membership. 2.2 Membership List. The Secretary shall maintain at the principal office of the Association a membership list showing the name and address of the Owner of each Lot. The Secretary may accept as satisfactory proof of such ownership a duly executed and acknowledged conveyance, a title insurance policy, or other evidence reasonably acceptable to the Board of Directors. Article 3 MEETINGS AND VOTING 3.1 Place of Meetings. Meetings of the members of the Association shall be held at such reasonable place convenient to the members as may be designated in the notice of the meeting. Portlnd l-2191639.1 0018817-00020 1 3.2 Turnover Meeting. Declarant shall call the first meeting of the Owners to organize the Association within ninety (90) days after termination of the Class B membership as provided in Section 3.7 below. Notice of such meeting shall be given to all Owners as provided in Section 3.5. If the Declarant fails to call the meeting, the meeting may be called and notice given by any Owner or mortgagee of a Lot. The expense of giving notice shall be paid or reimbursed by the Association. In the event of a lack of quorum at such Turnover Meeting, it may be adjourned as provided in Section 3.6. Nothing in this section shall be construed as preventing Declarant from calling the Turnover Meeting before such date or from calling informal, informational meetings of the Owners. 3.3 Annual Meeting. The annual meeting of the members for the election of directors and for the transaction of such other business as may properly come before the meeting shall be held at such reasonable hour and on such reasonable day as may be established by the Board of Directors or, if the Board should fail to designate a date by the first day of September, then at 7:30 p.m. on the second Thursday in October. The first annual meeting shall be held within one year after the date of the Turnover Meeting. 3.4 Special Meetings. A special meeting of the Association may be called at any time by the President or by a majority of the Board of Directors. A special meeting shall be called upon receipt of a written request stating the purpose of the meeting from members having at least thirty percent (30%) of the voting rights entitled to be cast at such meeting. Business transacted at a special meeting shall be confined to the purposes stated in the notice of meeting. 3.5 Notice of Meeting. (a) Written or printed notice stating the place, day and hour of the meeting, the items on the agenda, including the general nature of any proposed amendment to the Declaration or these Bylaws, any budget changes, any proposal to remove a director or officer and, in case of a special meeting, the purpose or purposes for which the meeting is called, shall be delivered not less than ten (10) or more than fifty (50) days before the date of the meeting. Such notice shall be given either personally or by mail,by or at the direction of the President, the Secretary, or the persons calling the meeting, to each member entitled to vote at such meeting and to all mortgagees who have requested such notice. Notices to Declarant shall be mailed. If mailed, such notice shall be deemed to be delivered when deposited in the United States mail, with postage fully prepaid thereon, addressed to the member at his or her most recent address as it appears on the records of the Association or to the mailing address of his or her Lot. (b) When a meeting is adjourned for thirty (30) days or more, or when a redetermination of the persons entitled to receive notice of the adjourned meeting is required by law, notice of the adjourned meeting shall be given as for an original meeting. In all other cases, no notice of the adjournment or of the business to be transacted at the adjourned meeting need be given other than by announcement at the meeting at which such adjournment is taken. 3.6 Quorum. At any meeting of the Association, members having at least twenty percent (20%) of the voting rights entitled to be cast at such meeting, present in person or by proxy, shall constitute a quorum, except when a larger quorum is required by the Declaration. When a quorum is once present to organize a meeting, it cannot be broken by the subsequent Portind l-2191639.1 0018817-00020 2 withdrawal of a member or members. If any meeting of members cannot be organized because of a lack of quorum, the members who are present, either in person or by proxy, may adjourn the meeting from time to time not less than forty-eight (48) hours or more than thirty(30) days from the time the original meeting was called until a quorum is present. The quorum for the adjourned meeting shall be reduced to ten percent (10%) of the voting rights entitled to be cast at the meeting, present in person or by proxy. 3.7 Voting Rights. The Association shall have two classes of voting membership: Class A. Class A members shall be all Owners with the exception of the Class B member and shall be entitled to one vote for each Lot owned. When more than one person holds an interest in any Lot, all such persons shall be members. The vote for such Lot shall be exercised as they among themselves determine, but in no event shall more than one vote be cast with respect to any Lot. Class B. The Class B member shall be the Declarant and shall be entitled to three votes for each Lot owned by Declarant. The Class B membership shall cease and be converted to Class A membership on the happening of either of the following events, whichever occurs earlier: (1) When all of the Lots in Arlington Heights III have been sold and conveyed to Owners other than a successor Declarant; or (2) At such earlier time as Declarant may elect in writing to terminate Class B membership. 3.8 Fiduciaries and Joint Owners. An executor, administrator, guardian or trustee may vote, in person or by proxy, at any meeting of the Association with respect to any Lot owned or held in such capacity, whether or not the same shall have been transferred to his or her name; provided that such person shall satisfy the Secretary that he or she is the executor, administrator, guardian or trustee, holding such Lot in such capacity. Whenever any Lot is owned by two or more persons jointly, according to the records of the Association, the vote or proxy of such Lot may be exercised by any one of the Owners then present, in the absence of protest by a co-Owner. In the event of disagreement among the co-Owners, the vote of such Lot shall be disregarded completely in determining the proportion of votes given with respect to such matter, unless a valid court order establishes the authority of a co-Owner to vote. 3.9 Tenants and Contract Vendors. Unless otherwise expressly stated in the rental agreement or lease, all voting rights allocated to a Lot shall be exercised by the Owner. Unless otherwise stated in the contract, all voting rights allocated to a Lot shall be exercised by the vendee of any recorded land sale contract on the Lot. 3.10 Absentee Ballots and Proxies. A vote may be cast in person, by absentee ballot or by proxy. A proxy given by an Owner to any person who represents such Owner at meetings of the Association shall be in writing and signed by such Owner, and shall be filed with the secretary, at any time prior to or at the start of the meeting. An Owner may not revoke a proxy given pursuant to this Section except by actual notice of revocation to the person presiding over a Portlnd 1-2191639.1 0018817-00020 3 meeting or to the Board of Directors if a vote is being conducted by written ballot in lieu of a meeting. A proxy shall not be valid if it is undated or purports to be revocable without notice. A proxy shall terminate one (1) year after its date unless the proxy specifies a shorter term. Every proxy shall automatically cease upon sale of the Lot by its Owner. An Owner may pledge or assign such Owner's voting rights to a mortgagee. In such a case, the mortgagee or its designated representative shall be entitled to receive all notices to which the Owner is entitled under these Bylaws and to exercise the Owner's voting rights from and after the time that the mortgagee shall give written notice of such pledge or assignment to the Board of Directors. Any first mortgagee may designate a representative to attend all or any meetings of the Association. 3.11 Majority Vote. The vote of a majority of the voting rights entitled to be cast by the members present or represented by absentee ballot or proxy, at a meeting at which a quorum is present, shall be necessary for the adoption of any matter voted upon by the members, unless a greater proportion is required by law, by the Declaration, by the Articles of Incorporation, or by these Bylaws. 3.12 Rules of Order. Unless other rules of order are adopted by resolution of the Association or the Board of Directors, all meetings of the Association shall be conducted according to the latest edition of Robert's Rules of Order, published by Robert's Rules Association. 3.13 Ballot Meetings. (a) At the discretion of the Board of Directors, any action that may be taken at any annual, regular or special meeting of the Association may be taken without a meeting if the Association delivers a written ballot to every member who is entitled to vote on the matter; provided, however, that a ballot meeting may not substitute for the Turnover Meeting or, if a majority of the Lots are the principal residences of the occupants, for the annual meetings of the Association. The written ballot shall set forth each proposed action and provide an opportunity to vote for or against each proposed action. (b) The Board of Directors shall provide Owners with at least ten (10) days' notice before written ballots are mailed or otherwise delivered. If, at least three (3) days before written ballots are scheduled to be mailed or otherwise distributed, at least ten percent (10%) of the Owners petition the Board of Directors requesting secrecy procedures, a written ballot must be accompanied by a secrecy envelope, a return identification envelope to be signed by the Owner, and instructions for marking and returning the ballot. The notice shall state the general subject matter of the vote, the right of the Owners to request secrecy procedures, the date after which ballots may be distributed, the date and time by which any petition must be received by the Board requesting secrecy procedures and the address where any petition must be received. Notwithstanding the applicable provisions of paragraph(c) of this section, written ballots that are returned in secrecy envelopes may not be examined or counted before the deadline for returning ballots has passed. (c) If approval of a proposed action would otherwise require a meeting at which a certain quorum must be present and at which a certain percentage of total votes cast is required to authorize the action, the proposal will be deemed to be approved when the date for Portlnd l-2191639.1 0018817-00020 4 return of ballots has passed, a quorum of Lot Owners has voted, and the required percentage of approving votes has been received. Otherwise, the proposal shall be deemed to be rejected. If approval of a proposed action otherwise would require a meeting at which a specified percentage of Lot Owners must authorize the action, the proposal shall be deemed to be approved when the percentage of total votes cast in favor of the proposal equals or exceeds such required percentage. The proposal shall be deemed to be rejected when the number of votes cast in opposition renders approval impossible or when both the date for return of ballots has passed and such required percentage has not been met. Except as otherwise provided in paragraph (b) of this section, votes may be counted from time to time before the final return date to determine whether the proposal has passed or failed by the votes already cast on the date they are entered. (d) All solicitations for votes by written ballot shall state the number of responses needed to meet any applicable quorum requirement and the total percentage of votes needed for approval. All such solicitations for votes shall specify the period during which the Association will accept written ballots for counting, which period shall end on the earliest of(i) the date on which the Association has received a sufficient number of approving ballots to pass the proposal, (ii) the date on which the Association has received a sufficient number of disapproving ballots to render the proposal impossible of passage, or(iii) a date certain by which all ballots must be returned to be counted. A written ballot may not be revoked. Article 4 DIRECTORS: MANAGEMENT 4.1 Number and Qualification. The affairs of the Association shall be governed by a Board of Directors of three (3) to five (5) persons. All directors, other than interim directors appointed by Declarant, shall be Owners or co-Owners of Lots. For purposes of this section, the officers of any corporate Owner, the members of any limited liability company and the partners of any partnership shall be considered co-Owners of any Lots owned by such corporation or partnership. 4.2 Interim Directors. Upon the recording of the Declaration, Declarant shall appoint an interim board of one (1) to three (3) directors, who shall serve until replaced by Declarant or until their successors have been replaced by the Owners as provided below. 4.3 Transitional Advisory Committee. Unless the Turnover Meeting has already been held, Declarant shall call a meeting of the Owners for the purpose of forming a Transitional Advisory Committee. The meeting shall be called within sixty(60) days after the date Declarant conveys fifty percent (50%) or more of the Lots then existing in Arlington Heights HI to Owners other than a successor Declarant. The committee shall consist of two (2)or more Owners elected by the Owners other than Declarant and not more than one (1) representative of Declarant. The members shall serve until the Turnover Meeting. The Transitional Advisory Committee shall be advisory only, and its purpose shall be to enable ease of transition from administrative control of the Association by Declarant to control by the Owners. The committee shall have access to any information, documents and records that Declarant must turn over to the Owners at the time of the Turnover Meeting. If Declarant fails to call the meeting to elect a Transitional Advisory Committee within the time specified, the meeting may be called and notice given by any Owner. Portlnd 1-2191639.1 0018817-00020 5 If the Owners fail to elect a Transitional Advisory Committee at the meeting called for such purpose, Declarant shall have no further obligation to form the committee. 4.4 Election and Tenure of Office. (a) At the Turnover Meeting, the interim directors shall resign and the members shall elect three (3) directors, two (2) to serve for two years and one(1)to serve for one year. The two nominees receiving the greatest number of votes shall serve for two years. In the event of a tie, term selection shall be by random means. Thereafter, the successors to each director shall serve for terms of two years each. (b) Upon a majority vote of the voting rights entitled to be cast by the members present or represented by absentee ballot or proxy at a meeting or ballot meeting at which a quorum is present, the Board of Directors may be increased from three (3) directors to five (5) directors. At the next annual meeting or a special meeting called for such purpose, two additional directors shall be elected, one to serve for a two-year term and one to serve for a one- year term. Term selection shall be in the same manner as provided in paragraph (a) above. (c) All directors shall hold office until their respective successors shall have been elected by the members. Election shall be by plurality. 4.5 Vacancies. (a) A vacancy in the Board of Directors shall exist upon the death, resignation or removal of any director, or if the authorized number of directors is increased, or if the members fail at any annual or special meeting of members at which any director or directors are to be elected to elect the full authorized number of directors to be voted for at that meeting. (b) Vacancies in the Board of Directors, other than interim directors, may be filled by a majority of the remaining directors even though less than a quorum, or by a sole remaining director. Each director so elected shall hold office for the balance of the unexpired term and until his or her successor is elected. Vacancies in interim directors shall be filled by Declarant. 4.6 Removal of Directors. All or any number of the directors, other than interim directors, may be removed, with or without cause, at any meeting of members at which a quorum is present, by a vote of a majority of the number of votes entitled to be cast at an election of directors. No removal of a director shall be effective unless the matter of removal was an item on the agenda and stated in the notice of the meeting as provided in these Bylaws. 4.7 Powers. The Board of Directors shall have all the powers and duties necessary for the administration of the affairs of the Association, except such powers and duties as by law or by the Declaration or by these Bylaws may not be delegated to the Board of Directors by the Owners. The Board of Directors may delegate responsibilities to committees or a managing agent, but shall retain ultimate control and supervision. The powers and duties to be exercised by the Board of Directors shall include, but not be limited to, those set forth in Section [8.5] of the Declaration and the following: Portlnd l-2191639.1 0018817-00020 6 (a) Carry out the program for maintenance, upkeep, repair and replacement of any property required to be maintained by the Association as described in the Declaration and these Bylaws. (b) Determine the amounts required for operation, maintenance and other affairs of the Association, and the making of such expenditures. (c) Prepare a budget for the Association, and assessment and collection of the Assessments. (d) Employ and dismiss such personnel as may be necessary for such maintenance, upkeep and repair. (e) Employ legal, accounting or other personnel for reasonable compensation to perform such services as may be required for the proper administration of the Association; provided, however, the Board may not incur or commit the Association to incur legal fees in excess of $5,000 for any specific litigation or claim matter or enter into any contingent fee contract on any claim in excess of $100,000 unless the Owners have enacted a resolution authorizing the incurring of such fees by a vote of seventy-five percent (75%) of the voting rights. These limitations shall not be applicable to legal fees incurred in defending the Association or the Board of Directors from claims or litigation brought against them. The limitations set forth in this paragraph shall increase by ten percent on each fifth anniversary of the recording of the Declaration. To the extent required by the Oregon Planned Community Act, the Board shall notify the Owners before instituting litigation or administrative proceedings. With regard to any pending litigation involving the Association, the Board shall periodically report to the Lot Owners as to the status (including settlement offers), progress, and method of funding such litigation. Nothing in this paragraph shall be construed as requiring the Board to disclose any privileged communication between the Association and its counsel. (f) Open bank accounts on behalf of the Association and designating the signatories required therefor. (g) Prepare and file, or cause to be prepared and filed, any required income tax returns or forms for the Association. (h) Purchase Lots at foreclosure or other judicial sales in the name of the Association or its designee. (i) Sell, lease, mortgage, vote the votes appurtenant to (other than for the election of directors), or otherwise deal with Lots acquired by the Association or its designee. (j) Obtain insurance or bonds pursuant to the provisions of these Bylaws and review such insurance coverage at least annually. (k) Make additions and improvements to, or alterations of, the Common Areas, or modify, close, remove, eliminate or discontinue use of any common facility, including any improvement or landscaping, except that any such modification, closure, removal, elimination or discontinuance (other than on a temporary basis) of any swimming pool, spa or Port lnd l-2191639.1 0018817-00020 7 recreational or community building must be approved by a majority vote of the members at a meeting or by written ballot held or conducted in accordance with these Bylaws. (1) From time to time adopt, modify, or revoke such rules and regulations governing the details for the operation of the Association, the conduct of persons and the operation and use of the Property as the Board of Directors may deem necessary or appropriate to ensure the peaceful and orderly use and enjoyment of the Property. Such action may be overruled or modified by vote of not less than seventy-five percent (75%) of the voting rights of each class of members present, in person or by proxy, at any meeting, the notice of which shall have stated that such modification or revocation of rules and regulations will be under consideration. (m) Enforce by legal means the provisions of the Declaration, these Bylaws and any rules and regulations adopted hereunder. (n) In the name of the Association, maintain a current mailing address of the Association, file annual reports with the Oregon Secretary of State, and maintain and keep current the information required to enable the Association to comply with ORS 94.670(7). (o) Subject to Section 8.8 of the Declaration, enter into management agreements with professional management firms. 4.8 Meetings. (a) Meetings of the Board of Directors shall be held at such place as may be designated from time to time by the Board of Directors or other persons calling the meeting. (b) Annual meetings of the Board of Directors shall be held within thirty(30) days following the adjournment of the annual meetings of the members. (c) Special meetings of the Board of Directors for any purpose or purposes may be called at any time by the President or by any two directors. Unless other rules of order are adopted by resolution of the Association or the Board of Directors, all meetings of the Board of Directors shall be conducted according to the latest edition of Robert's Rules of Order, published by Robert's Rules Association. 4.9 Open Meetings. (a) All meetings of the Board of Directors shall be open to Owners except that, in the discretion of the Board, the following matters may be considered in executive session: (i) consultation with legal counsel concerning the rights and duties of the Association regarding existing or potential litigation, or criminal matters; (ii) personnel matters, including salary negotiations and employee discipline; (iii) negotiation of contracts with third parties and (iv) collection of unpaid assessments. Except in the case of an emergency, the Board of Directors shall vote in an open meeting on whether to meet in executive session. If the Board of Directors votes to meet in executive session, the presiding officer shall state the general nature of the action to be considered and, as precisely as possible, when and under what circumstances the Portlnd l-2191639.1 0018817-00020 8 deliberations can be disclosed to Owners. The statement, motion or decision to meet in the executive session shall be included in the minutes of the meeting, and any contract or action considered in executive session shall not become effective unless the Board, following the executive session, reconvenes in open meeting and votes on the contract or action, which shall be reasonably identified in the open meeting and included in the minutes. (b) Meetings of the Board of Directors may be conducted by telephonic communication or by other means of communication that allows all members of the Board participating to hear each other simultaneously or otherwise to be able to communicate during the meeting, except that if a majority of the Lots are principal residences of the occupants, then: (i) for other than emergency meetings, notice of each Board of Directors' meeting shall be posted at a place or places on the property at least three (3) days before the meeting, or notice shall be provided by a method otherwise reasonably calculated to inform the Owners of such meeting; and (ii) only emergency meetings of the Board of Directors may be conducted by telephonic communication. The meeting and notice requirements of this section may not be circumvented by chance, social meetings, or any other means. 4.10 Notice of Meetings. (a) Notice of the time and place of meetings shall be given to each director orally, or delivered in writing personally or by mail or telecopy, at least twenty-four (24) hours before the meeting. Notice shall be sufficient if actually received at the required time or if mailed or telecopied not less than seventy-two (72) hours before the meeting. Notice mailed or telecopied shall be directed to the address shown on the Association's records or to the director's actual address ascertained by the person giving the notice. Such notice need not be given for an adjourned meeting if such time and place is fixed at the meeting adjourned. (b) Attendance of a director at a meeting shall constitute a waiver of notice of such meeting except when a director attends a meeting for the express purpose of objecting to the transaction of any business because the meeting is not lawfully called or convened. 4.11 Quorum and Vote. (a) A majority of the directors shall constitute a quorum for the transaction of business. A minority of the directors, in the absence of a quorum,may adjourn from time to time but may not transact any business. (b) The action of a majority of the directors present at any meeting at which there is a quorum shall be the act of the Board of Directors unless a greater number is required by Iaw, the Declaration, the Articles of Incorporation or these Bylaws. 4.12 Liability. Neither a member of the Board of Directors nor an officer of the Association shall be liable to the Association, any Owner or any third party for any damages, loss or prejudice suffered or claimed on account of any action or failure to act in the performance of his or her duties so long as the individual acted in good faith, believed that the conduct was in the best interests of the Association, or at least was not opposed to its best interests, and in the case of criminal proceedings, had no reason to believe the conduct was unlawful. In the event any member of the Board of Directors or any officer of the Association is made a party to any Porilnd]-2191639.1 00]8817-00020 9 proceeding because the individual is or was a director or officer of the Association, the Association shall defend such individual against such claims and indemnify such individual against liability and expenses incurred to the maximum extent permitted by law. The managing agent of the Association, and its officers and employees, shall not be liable to the Association, the Owners or any third parties on account of any action or failure to act in the performance of its duties as managing agent, except for acts of gross negligence or intentional acts, and the Association shall indemnify the managing agent and its officers and employees from any such claims, other than for gross negligence or intentional misconduct. 4.13 Compensation. No director shall receive any compensation from the Association for acting as such. 4.14 Executive, Covenants and Other Committees. Subject to law, the provisions of the Declaration and these Bylaws, the Board of Directors, may appoint an Executive Committee, a Covenants Committee to be responsible for covenant enforcement as provided in Section 4.15 and such other standing or temporary committees as may be necessary from time to time consisting of Owners and at least one member of the Board of Directors and having such powers as the Board of Directors may designate. Such committees shall hold office at the pleasure of the Board. 4.15 Enforcement Procedures The Association shall have the power, as provided in the Declaration, to impose sanctions for any violation of the Declaration, these Bylaws or the Rules and Regulations. To the extent specifically required by the Declaration, the Board of Directors shall comply with the following procedures prior to the imposition of sanctions: (a) Notice. The Board of Directors or its delegate shall serve the alleged violator with written notice describing (i) the nature of the alleged violation, (ii) the proposed sanction to be imposed, (iii) a statement that the alleged violator shall have fourteen (14) days to present a written request for a hearing before the Board of Directors or a Covenants Committee appointed by the Board of Directors, if any; and (iv) a statement that the proposed sanction may be imposed as contained in the notice unless a hearing is requested within fourteen (14) days of the notice. (b) Response. The alleged violator shall respond to the notice of the alleged violation in writing within such fourteen (14) day period, regardless of whether the alleged violator is challenging the imposition of the proposed sanction. If the alleged violator cures the alleged violation and notifies the Board of Directors in writing within such fourteen (14) day period the Board of Directors may, but shall not be obligated to, waive the sanction. Such waiver shall not constitute a waiver of the right to sanction future violations of the same or other provisions by any person. If a timely request for a hearing is not made, the sanction stated in the notice shall be imposed; provided, however, that the Board of Directors or Covenants Committee may, but shall not be obligated to, suspend any proposed sanction if the violation is cured within the fourteen (14) day period. Any response or request for a hearing shall be delivered to the Association's manager, President or Secretary, or as otherwise specified in the notice of violation. Portlndl-2191639.1 0018817-00020 10 (c) Proof of Notice. Prior to the effectiveness of sanctions imposed pursuant to this section, proof of proper notice shall be placed in the minutes of the Board of Directors or Covenants Committee, as applicable. Such proof shall be deemed adequate if a copy of the notice, together with a statement of the date and manner of delivery, is entered by the officer, director, or agent who delivered such notice. The notice requirement shall be deemed satisfied if the alleged violator or its representative requests and appears at the hearing. (d) Hearing. If a hearing is requested within the allotted fourteen (14) day period, the hearing shall be held before the Board of Directors or the Covenants Committee, as applicable. The alleged violator shall be afforded a reasonable opportunity to be heard. The minutes of the meeting shall contain a written statement of the results of the hearing (i.e., the decision) and the sanction, if any, to be imposed. (e) Appeal. Following a hearing before the Covenants Committee, if applicable, the violator shall have the right to appeal the decision to the Board of Directors. To exercise this right, the violator must deliver a written notice of appeal to the Association's manager, President or Secretary within ten(10) days after the hearing date. (f) Enforcement Policies. The Board of Directors, by Resolution, may adopt additional policies and procedures governing enforcement of the Declaration, these Bylaws or the Rules and Regulations. Article 5 OFFICERS 5.1 Designation and Qualification. The officers of the Association shall be the President, the Secretary, the Treasurer, and such Vice Presidents and subordinate officers as the Board of Directors shall from time to time appoint. Each officer shall be a member of the Board of Directors. Any two offices, except the offices of President and Secretary, may be held by the same person. 5.2 Election and Vacancies. The officers of the Association shall be elected annually by the Board of Directors at the organization meeting of each new Board to serve for one (1) year and until their respective successors are elected. If any office shall become vacant by reason of death, resignation, removal, disqualification or any other cause, the Board of Directors shall elect a successor to fill the unexpired term at any meeting of the Board of Directors. 5.3 Removal and Resignation. (a) Any officer may be removed upon the affirmative vote of a majority of the directors whenever, in their judgment, the best interests of the Association will be served thereby. The removal of an officer shall be without prejudice to the contract rights, if any, of the officer so removed. (b) Any officer may resign at any time by giving written notice to the Board of Directors, the President or the Secretary of the Association. Any such resignation shall take Port lnd 1-2191639.1 0018817-00020 1 1 effect upon receipt of such notice or at any later time specified therein. Unless otherwise specified therein, the acceptance of such resignation shall not be necessary to make it effective, provided, however, that the Board of Directors may reject any postdated resignation by notice in writing to the resigning officer. The effectiveness of such resignation shall not prejudice the contract rights, if any, of the Association against the officer so resigning. 5.4 President. The President shall be the chief executive officer of the Association and shall, subject to the control of the Board of Directors, have powers of general supervision, direction and control of the business and affairs of the Association. He or she shall preside at all meetings of the members and of the Board of Directors. He or she shall be an ex officio member of all the standing committees, including the executive committee, if any, shall have the general powers and duties of management usually vested in the office of president of a nonprofit corporation, and shall have such other powers and duties as may be prescribed by the Board of Directors or these Bylaws. 5.5 Vice Presidents. The Vice Presidents, if any, shall perform such duties as the Board of Directors shall prescribe. In the absence or disability of the President, the President's duties and powers shall be performed and exercised by the Senior Vice President as designated by the Board of Directors. 5.6 Secretary. (a) The Secretary shall keep or cause to be kept a book of minutes of all meetings of directors and members showing the time and place of the meeting, whether it was regular or special, and if special, how authorized, the notice given, the names of those present at directors' meetings, the number of memberships present or represented at members' meetings and the proceedings thereof. (b) The Secretary shall give or cause to be given such notice of the meetings of the members and of the Board of Directors as is required by these Bylaws or by law. The Secretary shall keep the seal of the Association, if any, and affix it to all documents requiring a seal, and shall have such other powers and perform such other duties as may be prescribed by the Board of Directors or these Bylaws. (c) If there are no Vice Presidents, then in the absence or disability of the President, the President's duties and powers shall be performed and exercised by the Secretary. 5.7 Treasurer. The Treasurer shall keep and maintain, or cause to be kept and maintained, adequate and correct accounts of the properties and business transactions of the Association, including accounts of its assets, liabilities, receipts and disbursements. The books of accounts shall at all reasonable times be open to inspection by any director. The Treasurer shall deposit or cause to be deposited all moneys and other valuables in the name and to the credit of the Association with such depositories as may be designated by the Board. The Treasurer shall disburse or cause to be disbursed the funds of the Association as may be ordered by the Board, shall render to the President and directors, whenever they request it, an account of all of the Treasurer's transactions as Treasurer and of the financial condition of the Association, Portlnd l-2191639.1 0018817-00020 12 and shall have such other powers and perform such other duties as may be prescribed by the Board or these Bylaws. 5.8 Compensation of Officers. No officer who is a member of the Board of Directors shall receive any compensation from the Association for acting as an officer, unless such compensation is authorized by a resolution duly adopted by the members. The Board of Directors may fix any compensation to be paid to other officers. Article 6 ASSESSMENTS, RECORDS AND REPORTS 6.1 Assessments. As provided in the Declaration, the Association, through its Board of Directors, shall do the following: (a) Assess and collect from every Owner Assessments in the manner described in the Declaration. (b) Keep all funds received by the Association as Assessments, other than reserves described in the Declaration, in the Operations Fund and keep all reserves collected pursuant to the Declaration in the Reserve Fund and use such funds only for the purposes described in the Declaration. (c) From time to time, and at least annually, prepare a budget for the Association, estimating the common expenses expected to be incurred with adequate allowance for reserves based upon the reserve study required by the Declaration, and determine whether the Annual Assessment should be increased or decreased. Within thirty (30) days after adopting a proposed annual budget, the Board of Directors shall provide a summary of the budget to all Owners. If the Board of Directors fails to adopt a budget, the last adopted annual budget shall continue in effect. (d) Fix the amount of the Annual Assessment against each Lot at least thirty (30) days in advance of each Annual Assessment period. Written notice of any Assessment shall be sent to every Owner subject thereto and to any first mortgagee requesting such notice. The due dates shall be established by the Board of Directors,which may fix a regular flat Assessment payable on a monthly, quarterly, semiannual or annual basis. The Board of Directors shall cause to be prepared a roster of the Lots showing Assessments applicable to each Lot. The roster shall be kept in the Association office and shall be subject to inspection by any Owner or mortgagee during regular business hours. Within ten (10) business days after receiving a written request, and for a reasonable charge, the Association shall furnish to any Owner or mortgagee a recordable certificate setting forth the unpaid Assessments against such Owner's Lot. Such certificate shall be binding upon the Association, the Board of Directors, and every Owner as to the amounts of unpaid Assessments (e) Enforce the Assessments in the manner provided in the Declaration. (f) Keep records of the receipts and expenditures affecting the Operations Fund and Reserve Fund and make the same available for examination by members and their Portlnd 1-2191639.1 0018817-00020 13 mortgagees at convenient hours, maintain an Assessment roll showing the amount of each Assessment against each Owner, the amounts paid upon the account and the balance due on the Assessments, give each member written notice of each Assessment at least 30 days before the time when such Assessments shall become due and payable; and for a reasonable charge, promptly provide any Owner or mortgagee who makes a request in writing with a written certificate of such Owner's unpaid Assessments. 6.2 Records. The Association shall keep within the State of Oregon correct and complete financial records sufficiently detailed for proper accounting purposes, keep minutes of the proceedings of its members, Board of Directors and committees having any of the authority of the Board of Directors, and retain all documents, information and records turned over to the Association by Declarant. All documents, information and records delivered to the Association by Declarant pursuant to ORS 94.616 shall be kept within the State of Oregon. 6.3 Statement of Assessments Due. The Association shall provide, within ten (10) business days after receipt of a written request from an Owner, a written statement that provides: (a) the amount of assessments due from the Owner and unpaid at the time the request was received, including regular and special assessments, fines and other charges, accrued interest, and late-payment charges; (b) the percentage rate at which interest accrues on assessments that are not paid when due; and (c) the percentage rate used to calculate the charges for late payment or the amount of a fixed-rate charge for late payment. The Association is not required to comply with this section if the Association has commenced litigation by filing a complaint against the Owner and the litigation is pending when the statement would otherwise be due. 6.4 Inspection of Books and Records. Except as otherwise provided in ORS 94.670(5), during normal business hours or under other reasonable circumstances, the Association shall make reasonably available for examination and, upon written request, available for duplication, by Owners, lenders, and holders of any mortgage of a Lot that make the request in good faith for a proper purpose, current copies of the Declaration, Articles, Bylaws, Rules and Regulations, amendments or supplements to such documents and the books, records, financial statements and current operating budget of the Association. The Association shall maintain a copy, suitable for purposes of duplication, of each of the following: (a) the Declaration, these Bylaws, the Rules and Regulations and any amendments or supplements thereto, (b) the most recent financial statement of the Association, and (c) the current operating budget of the Association. The Association, within ten (10) business days after receipt of a written request by an Owner, shall furnish copies of such documents to the requesting Owner. Upon written request, the Association shall make such documents, information and records available to such persons for duplication during reasonable hours. The Board of Directors, by resolution, may adopt reasonable rules governing the frequency, time, location, notice and manner of examination and duplication of Association records and the imposition of a reasonable fee for furnishing copies of such documents, information or records. The fee may include reasonable personnel costs for furnishing the documents, information or records. 6.5 Payment of Vouchers. The Treasurer or managing agent shall pay all vouchers for all budgeted items and for any nonbudgeted items, up to $1,000 signed by the President, managing agent, manager or other person authorized by the Board of Directors. Any voucher for Portlnd l-2191639.1 0018817-00020 14 nonbudgeted items in excess of $1,000 shall require the authorization of the President or a resolution of the Board of Directors. 6.6 Execution of Documents. The Board of Directors may, except as otherwise provided in the Declaration, Articles of Incorporation, or these Bylaws, authorize any officer or agent to enter into any contract or execute any instrument in the name of and on behalf of the Association. Such authority may be general or confined to specific instances. Unless so authorized by the Board of Directors, no officer, agent, or employee shall have any power or authority to bind the Association by any contract or engagement, to pledge its credit, or to render it liable for any purpose or for any amount. 6.7 Reports and Audits. An annual financial statement consisting of a balance sheet and an income and expense statement for the preceding year shall be rendered by the Board of Directors to all Owners and to all mortgagees who have requested the same within ninety (90) days after the end of each fiscal year. Commencing with the fiscal year following the Turnover Meeting, if the Annual Assessments exceed $75,000 for the year, then the Board of Directors shall cause such financial statements to be reviewed within 180 days after the end of the fiscal year by an independent certified public accountant licensed in Oregon in accordance with the Statements on Standards for Accounting and Review Services issued by the American Institute of Certified Public Accountants, or if the Annual Assessments are $75,000 or less, shall cause such review within 180 days after receipt of a petition requesting such review signed by at least a majority of owners. The Board of Directors need not cause such a review to be performed if so directed by an affirmative vote of at least sixty percent (60%) of the Owners, not including votes of Declarant with respect to Lots owned by Declarant. From time to time, the Board of Directors, at the expense of the Association, may obtain an audit of the books and records pertaining to the Association and furnish copies thereof to the members. At any time any Owner or holder of a mortgage may, at their own expense, cause an audit or inspection to be made of the books and records of the Association. Article 7 INSURANCE 7.1 Types of Insurance. For the benefit of the Association and the Owners, the Board of Directors shall obtain and maintain at all times, and shall pay for out of the Operations Fund, the following insurance: (a) Property Damage Insurance. (1) The Association shall maintain a policy or policies of insurance covering loss or damage from fire, with standard extended coverage and"all risk" endorsements, and such other coverages as the Association may deem desirable. (2) The amount of the coverage shall be for not less than one hundred percent (100%) of the current replacement cost of the improvements on the Common Areas (exclusive of land, foundation, excavation and other items normally excluded from coverage), subject to a reasonable deductible. PortInd 1-2191639.1 0018817-00020 15 (3) The policy or policies shall include all fixtures and building service equipment to the extent that they are part of the Common Areas and all personal property and supplies belonging to the Association. (b) Liability Insurance. (1) The Association shall maintain comprehensive general liability insurance coverage insuring the Declarant, the Association, the Board of Directors, and the managing agent, against liability to the public or to Owners and their invitees or tenants, incident to the operation, maintenance, ownership or use of the Common Areas, including legal liability arising out of lawsuits related to employment contracts of the Association. There may be excluded from such policy or policies coverage of an Owner (other than as a member of the Association or Board of Directors) for liability arising out of acts or omissions of such Owner and liability incident to the ownership and/or use of the part of the Property as to which such Owner has the exclusive use or occupancy. (2) Limits of liability under such insurance shall not be less than One Million Dollars ($1,000,000) on a combined single-limit basis. (3) Such policy or policies shall be issued on a comprehensive liability basis and shall provide a cross-liability endorsement wherein the rights of named insureds under the policy or policies shall not be prejudiced as respects his, her or their action against another named insured. (c) Workers' Compensation Insurance. The Association shall maintain workers' compensation insurance to the extent necessary to comply with any applicable laws. (d) Fidelity Insurance. (1) The Board of Directors may cause the Association to maintain blanket fidelity insurance for all officers, directors, trustees and employees of the Association and all other persons handling or responsible for funds of, or administered by, the Association. In the event that the Association has retained a management agent, the Board of Directors may require such agent to maintain fidelity insurance for its officers, employees and agents handling or responsible for funds of, or administered on behalf of, the Association. The cost of such insurance, if any, may be borne by the Association. (2) The total amount of fidelity insurance coverage required shall be based upon the best business judgment of the Board of Directors. (3) Such fidelity insurance shall name the Association as obligee and shall contain waivers by the insurers of all defenses based upon the exclusion of persons serving without compensation from the definition of"employees" or similar terms or expressions. The insurance shall provide that it may not be canceled or substantially modified (including cancellation for nonpayment of premium) without at least ten (10) days' prior written notice to the Association. Portlnd 1-2191639.1 0018817-00020 16 7.2 Insurance by Lot Owners. Each Owner shall be responsible for obtaining, at his or her own expense, homeowner's insurance covering the improvements on the Owner's Lot and liability resulting from use or ownership of the Lot, unless the Association agrees otherwise. The insurance coverage maintained by the Association shall not be brought into contribution with the insurance obtained under this section by the Owners. 7.3 Planned Community Act Requirements. The insurance maintained by the Association shall comply with the requirements of the Oregon Planned Community Act, ORS 94.550 to 94.780. Article 8 GENERAL PROVISIONS 8.1 Seal. The Board of Directors may,by resolution, adopt a corporate seal. 8.2 Notice. All notices to the Association or to the Board of Directors shall be sent care of the managing agent or, if there is no managing agent, to the principal office of the Association or to such other address as the Board of Directors may hereafter designate from time to time. All notices to members shall be sent to the member's unit or to such other address as may have been designated by the member from time to time in writing to the Board of Directors. 8.3 Waiver of Notice. Whenever any notice to any member or director is required by law, the Declaration, the Articles of Incorporation, or these Bylaws, a waiver of notice in writing signed at any time by the person entitled to notice shall be equivalent to the giving of the notice. 8.4 Action Without Meeting. Any action that the law, the Declaration, the Articles of Incorporation or the Bylaws require or permit the members or directors to take at any meeting may be taken without a meeting or ballot meeting if a consent in writing setting forth the action so taken is signed by all of the members or directors entitled to vote on the matter. The consent, which shall have the same effect as a unanimous vote of the members or directors, shall be filed in the records of minutes of the Association. 8.5 Conflicts. These Bylaws are intended to comply with the Oregon Planned Community Act, the Oregon Nonprofit Corporation Law, the Declaration and the Articles of Incorporation. In case of any irreconcilable conflict, such statutes and documents shall control over these Bylaws. Article 9 AMENDMENTS TO BYLAWS 9.1 How Proposed. Amendments to these Bylaws shall be proposed by either a majority of the Board of Directors or by members holding at least thirty percent (30%) of the voting rights entitled to be cast for such amendment. The proposed amendment must be reduced to writing and shall be included in the notice of any meeting at which action is to be taken thereon or be attached to any request for consent to the amendment. Portlnd 1-2191639.1 0018817-00020 17 9.2 Adoption. (a) A resolution adopting a proposed amendment may be proposed by either the Board of Directors or by the members and may be approved by the membership at a meeting called for such purpose, by a ballot meeting pursuant to Section 3.13, or by written consent of the members. Members not present at the meeting considering such amendment may express their approval in writing or by proxy. Any resolution must be approved by members holding a majority of the voting rights, together with the written consent of the Class B member, if any. Amendment or repeal of any provision of these Bylaws that is also contained in the Declaration must be approved by the same voting requirement for amendment of such provision of the Declaration. (b) Notwithstanding the provisions of the preceding paragraph, until the Turnover Meeting has occurred, Declarant shall have the right to amend these Bylaws in order to comply with the requirements of the Federal Housing Administration, the United States Department of Veterans Affairs, the Farmers Home Administration of the United States, the Federal National Mortgage Association, the Government National Mortgage Association, the Federal Home Mortgage Loan Corporation, any department, bureau, board, commission or agency of the United States or the State of Oregon, or any corporation wholly owned, directly or indirectly, by the United States or the State of Oregon that insures, guarantees or provides financing for a planned community or lots in a planned community. After the Turnover Meeting, any such amendment shall require the approval of a majority of the voting rights of the Association, voting in person, by proxy, or by ballot, at a meeting or ballot meeting of the Association at which a quorum is represented. 9.3 Execution and Recording. An amendment shall not be effective until certified by the President and Secretary of the Association as being adopted in accordance with these Bylaws and ORS 94.625 and recorded in the Deed Records of Washington County, Oregon. Portlnd 1-2191639.1 0018817-00020 18 ADDITIONAL DOCUMENTS ARLINGTON HEIGHTS III PRELIMINARY STORM DRAINAGE REPORT ENGINEER/SURVEYOR Harris-McMonagle Associates Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 503-639-3453 March 7,2005 ARLINGTON HEIGHTS III PRELIMINARY STORM DRAINAGE REPORT TABLE OF CONTENTS PURPOSE .1 LOCATION 1 EXISTING CONDITIONS 1 PROPOSED DEVELOPMENT 1 PROPOSED STORM DRAINAGE SYSTEM 1 DOWNSTREAM CONDITIONS 2 WATER QUALITY 3 CONCLUSION 4 DRAINAGE BASIN MAP 5 25-Yr Flow Rate 6 100-Yr Flow Rate 7 DRAINAGE DIAGRAM—STORM 8 SUBCATCHMENT RUNOFF SUMMARIES 9-16 REACH (PIPE RUN) SUMMARIES 16-28 IMPERVIOUS SURFACE SUMMARY 29 WATER QUALITY DESIGN SUMMARIES 30 DRAINAGE BASIN PLAN ATTACHMENT "A" 1 AMES PROPERTY PRELIMINARY STORM DRAINAGE REPORT PURPOSE The purpose of this preliminary storm drainage report is to determine the feasibility of the proposed storm drainage improvements of the proposed subdivision.Accompanying this report is a map of the preliminary storm drainage plan,Attachment"A". LOCATION The 17.08-acre site is on the north side of SW Beef Bend Road,Tigard,Washington County,Oregon.The site is shown on Washington County Tax Map 2S 1 10BC as Tax Lots 2100, and Tax Map 2S1 10 CB Tax Lots 600 and 700. EXISTING CONDITIONS Topography Topographic grades range between approximately 10 and 30 percent with an average gradient of 13.7%. A deeply incised intermittent drainage course runs southeasterly across the southeast corner of the site. Vegetation consists largely of grass, small orchards and deciduous and evergreen trees. Storm Drainage The entire site drains to the southeast portion of the site where it fronts SW Beef Bend Road. The 130 acre basin flows under Beef Bend Road in 36"and 12 "culverts that outfall into an existing drainage ditch,thence into a 42"pipe that flows south through King City and outfalls into the Tualatin River. Drainage Basin The drainage basin is approximately 130 acres. A map showing the drainage basin is located on page 5. The stormwater runoff generated by the basin from the 25-year and 100-year storm events are shown on pages 6 and 7. PROPOSED DEVELOPMENT The proposal is to subdivide the site into 64 single-family lots in two phases. This will entail the construction of subdivision improvements, streets, sanitary and storm sewers, waterworks, electrical utilities and such appurtenant facilities as required for a full service subdivision 2 PROPOSED STORM DRAINAGE SYSTEM As shown on the Preliminary Storm Drainage Basin Plan,the proposed storm drainage system will discharge into the existing drainage course at one location. The sites runoff will be routed into the existing 36"storm pipe that runs under SW Beef Bend Road and outfalls into an existing storm drainage ditch thence flowing south for 240± feet outfalling into a 42"storm drain pipe that runs south through King City and eventually outfalls into the Tualatin River. Design Flows Hydrocad, software developed by Applied Microcomputer Systems,was used to compute the drainage hydrographs for each sub-basin and peak flow rates for each reach in the storm sewer system. This was done using the Santa Barbara Urban Hydrograph Method with Type 1A rainfall distribution and 24-hour rainfall amount of 3.90 inches, a 25 year storm event. Developed Site Peak Flows The peak flows for each subcatchment are shown on the hydrograph summary sheet for each subcatchment, pages 9-16. The peak flows for each reach are shown on the hydrograph summary sheet for each reach,pages 16-28. DOWNSTREAM CONDITIONS The runoff from the site will be routed through the storm drainage piping system thence into the water quality facility and outfall into the 36-inch culvert at SW Beef Bend Road that was constructed as part of the MISTEP improvements to the road. This culvert was also sized to accommodate a fully developed upstream basin. See pages 8-28 for the drainage diagram and capacity calculations. The 36"pipe outfalls into an existing storm ditch on the south side of SW Beef Bend Road,The ditch is approximately 237 feet long,it outfalls into a 42" storm drain pipe that runs south through King City thence out-falling into the Tualatin River. An analysis was run on each culvert to confirm that they will accommodate runoff from a fully developed basin. This was done for a 100-year storm event. The existing drainage ditch that runs between the 36"culvert and the 42"storm pipe varies in size and shape. The existing drainage ditch cross section is on average 2 ft±wide by 3.5 ft±deep. The average cross section has the capacity for a 100—year storm event. However there is one place along the ditch where the cross-section narrows down to 1.5 ft. ±wide by 1.5 ft.±deep. For the purposes of the preliminary drainage study the worst- case cross section was used for calculations.At the narrowest point along the drainage ditch it has the capacity for the 2-yr storm event. For all other storm events the overflow from the drainage ditch travels alongside the ditch until it passes a tree that has grown up along the bank of the drainage ditch and then dumps back into the main channel. It appears that the tree and possibly a submerged boulder are the reason for the converging banks of the ditch. This may require either cleaning and regrading the drainage ditch or the construction of a storm pipe to connect the 36"and 42"pipes together. This issue will be addressed during the improvement design process and calculations for the proposed improvements will be provided at that time. 3 WATER QUALITY The storm water runoff from the impervious surfaces will be routed through a water quality swale,a water quality vault or other approved facility. A water quality facility will be constructed in 1 of 2 places as shown on the Preliminary Storm Drainage Plan. Water quality calculations based on impervious areas created have been provided on page 30 of this report. Please refer to the Preliminary Storm Drainage Plan,Attachment"A" for alternative swale locations. CONCLUSION The storm sewer piping system proposed to be constructed,as a part of the Ames Property improvements are adequate to convey the 25-year storm flows from the site and for a future development to the east. With some minor grading and or additional offsite storm sewer construction(see Downstream Conditions)the drainage course between the site and downstream approximately 1,400 feet is adequate to accommodate the 25- year storm flows from the subdivision. During the subdivision improvement design phase a more detailed analysis of the site will be prepared and a final Storm Drainage Analysis Report will be submitted to the City for Review. This report was prepared to investigate the feasibility of the site layout and the capacity of the existing and proposed storm sewer systems. DRAINAGE BASIN MAP a .111M------_ f ,, 111,tiff/r'. r _-•�� yr 4` i _�.=en:If 11 ���� '...�..Y'•i• ✓� , r •t (n l � t .ti ,,; I' i'l . , r. !� /.� 1 F � r .��L_a � =-4,---4..-!---' t. . tLf . 4 tks% . )1)....,'Ii‘tNil i V.1.-.1"'"v 07!i V ,I i' , ;$ � � 1 i �i = Ili1 r' .� 11 11 i y 1, _ I ....• ., D \ , 14_,. --1 )))),!fif'hi, --..---i _...._ liii.....„______) 1 flos...,.i,ri , n 1 'I. ii ,,, Lr:',...--7 ,,,,,,@ - • II ..----......---- --\.,._ — : , liii ..„, • . :.-..,--, n, ,..., . io .. , . . . i . _____."- . 7_,. - ,!, . .,, . '- ----11.1?---,i!‘:1-1-' 1:4-1- --- i ilk t', I li I! III 11 Ci\%.,. ...,(:!:.,„,")11. %\`‘,.\\11-11, . \'‘ ,\ 1000/ 11111&1 { ,�• ,..i + q ✓t ip 411::4,e..1".. 1.7./.: _Q I ,,!.,..,..,..,:.-.4c::://. _y_, rr ' .)))44. 1,,,,:g.)/ ' N11111:1011"..0,•467:7- -----------4.! sop4 I) ' 1_,--- 01 J/1 .ter/ I�7 y„, .: .•! ,1..yT_t , t; . ( l "■i 1`..)... '\ . AiNE-0100•-s.. \ % ) .. _. , . _350 j I . le/ •• o p , au ,. :.. '1”. Ail _6, t/ , `-'_:: -P7,-.',..'.,-- ID. "i '_ �: , .•.R+ •� --• / __/ • � w. 1 i I .: ^ ' I I i I I i • — . a, \ 4 : J r . to • .. s• !W..- •jf �1� 1' I • I,a . _'w Ire= M 1;WI too: , ,y ! ?1 3-D TopoQuad■Copyright O 1999 DeLorme Yarmouth,ME 04096 Source Data:USGS 1----1450 ft Scale:1:11,21N1 Detail:14-2 Datum:WGSS4 AMES DRAINAGE BASIN Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here) Page 6 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Subcatchment BASIN- 25 Yr.: Runoff = 59.68 cfs @ 8.09 hrs, Volume= 26.264 af, Depth= 2.42" Runoff by SBUH method, Time Span= 4.00-24.00 hrs, dt= 0.10 hrs Type IA 24-hr 25-YR Rainfall=3.901' Area (ac) CN Description 130.000 86 Res dev with open space Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 25.0 Direct Entry, Subcatchment BASIN- 25 Yr.: Hydrograph 1 , I , i i I 1 , 1 I 1 I I 1 86: -� .--_t I T---I---4---r---f---I---4--- I t .. 1 ! 1 1 1 1 1 1 1 1 1 I I I ! :1;t6.661 i i i 1 1 1 1 1 1 1 1 ; 1 L-Runoff` 1 1 1 1 1 I 1 1 t I I I t I : i 5 -,--- -- ;--- - ---+---;---;---r----,---. --;--Type_1A _24-hr-25 Y R-- 5 1 I 1 ! I i : : I Rai nfall=3,90"-- I I I I I I I 1 1 I I ---''---1---J---~--a---/-K - 45=- -�---�--�-- �- f 1 1 1 1Runof#-�4r-ea-43a.000 ac--- 1 I i 1 t 1 I I ^,- 1 s I 1 ! t I t : Vol 40:----4---.1----1-- +-.- ---t_--1-..--{---i---1 ` . ] : ; lun Off o u m e; 2.6..364-of- - 35.---1---L--1-- t--- --i I L '+---1-- p I "__. t I t , . t I I Runoff De th=2:42 OY I I 1 1 1 i I I 1 I I 30_ _J- L-__t__ 1___f -_1 1 L J L 3 L J L ,�////��!!//���� u' y 1 t I 1 I ! 1 1 1 1 1 1 I TC-25:0:-r ill -- 1 1 1 25j-. _J___L_._ ! L 1 J L 1 L J L -1 • ..1-__I. ' J„� I ; I I I 1 f 1 i 1 t ; CN=8V i 1 i 1 I . 1 I 20-__J L_-- __ -1__�___t_ 1 L J L ' _ L J I L • 1 1 I 1 1 1 i 1 1 I 1 : 1111 1 1 1 1 1 1 1 I I 15:7 J L 1 1 1 __. ' I 1 t 1 1 t 1 f 1 I I a I i ! I 1 1 ■ 1 I ■ I 10-- ■ 1 i i 1 1 t 1 ! 1 J ,1 , 1 1 1 ! 1 1 1 1 f ! I I i I 1 J L J L L_ _ 1 5-... I 1 I I 1 1 1 I i i , i I , I I I I I I 1 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) AMES DRAINAGE BASIN Type IA 24-hr 100-YR Rainfall=4.50" Prepared by {enter your company name here} Page 7 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Subcatchment BASIN 100-Yr.: Runoff = 74.30 cfs @ 8.08 hrs; Volume= 32.070 af, Depth= 2.96" Runoff by SBUH method, Time Span= 4.00-24.00 hrs, dt= 0.10 hrs Type IA 24-hr 100-YR Rainfall=4.50" Area (ac) CN Description 130.000 86 Res. Dev. with open space Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 25.0 Direct Entry, Subcatchment BASIN 100-Yr.: Hydrograph 80= J---L 1 1 I 1 —J L 1 L J L 1 L I L 1 1 1 I I 1 1 E I 1 I —Runoff I I I I 'I I 1 I I 1 1 1 I I I I I I I 75= - a---r r I 1 r r r I r I i r 1 I 1 i 7o- ;---;---;- ---;--;---� ;Type-A 24-ihIs100-Y-R- 1 1 1 E 1 1 e 1 I I I I I 65' � r r I r I t r 'I r � r � �r 1 r I I 1 I I I I I Rainfall=4.50 60 J L 1— 1 1 1 i— —L--J L J • J J. 55- __ ; � 1 1 1 ; ; ; ;Runoff_Area=130..00.0 �c - 1 1 I I 5°2:- ;---;--- ;- -;---,--;---;--; Fkilriof#VQhime�32:070-af- I— '—— I— -S I 1 L__.L.. L. J I I .. : 1� 1 t Runof Depth=2.96 • 40=--ti---r---:-- r---I --t 1 � - --r--7---r--�- - I / o 1 I I I ! i I I I I I I I 1 1 LL - 1__-1_- JL__1--_L__J-._ J LTa=25.01-min-- 35 L L---'- - 1 f I 1 I I I I I I 1 I I 1 I •: 1 1 ! 1 1 I I 1 1 I I I wI 30 -'- ---r---;- -r---I-- T---1--- fr--�---r--� r---I---r---1-- c ; = V I 1 I I I I 1 1 1 1 1 1 1 I 25-- J L 1 I J. 1 L 1 L .1 1. J L —1 J. I 1 I 1 1 I I I I I 1 1 1 1 I I II 20- 1 r r I r I 1 I I I I I I I 1 I I I I I 15' - J--_L 1 I 1 I 1 I_ J L J — 1 1 I 1 I I I 1 1 I I I 1 I 1 1 1 1 I I 1 1 I I 1 1 1 1 1 T 1 1 1 1 r 1 r I I 1 I I 1 I 1 I 1 1 I I 1 I 1 I 1 1 1 5-— -1---I—---'—--$----I---{---11---I---4---I---.a———L---1---+ ---I---}---I---{-—- 1 I I I 1 I I 1 1 I I. I t I I I I 1 1 ••• I•.. i... •■• •• 1 1 .. ..•I .. . .. i•..•I•• .. 1 .. • • ..l. .i... . 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) DRAINAGE DIAGRAM 1 C 1 ) i 0 , ,I,_ /::: Cm) DrRl o--- . / b E{/ q'.VO(N) D 4R 4 9R 4— CP D 3R 4 (12R 1--CO) 2R b \� X11 EM 27R -D 26R -D 25R -0 2R \ / __ 21R ®/ 4, C 1R 4- 2 OR A"--- Wilk4. :tkat) 0-4 ,' 1 1 • O------1> —1s -0 10 —D ice' —D �aR' .. 'X ....nay: �w •JJ x4R. mil, ,, ,Z 0 0* --D —*ft -* 38 R 4 d b 392 N Drainage Diagram for AMES-BULL MOUNTAIN- PRELIM g >. Subcat Reach' 'on. Link Prepared by {enter your company name here} 11/19/2004 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems SUBCATCHMENT AND REACH SUMMARIES AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 9 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Subcatchment A: Runoff = 0.90 cfs @ 7.92 hrs, Volume= 0.258 af, Depth= 2.69" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 13,200 98 ROOFS/ DRIVEWAYS 13,065 98 STREETS 23,862 86 LAWNS/LANDSCAPING 50,127 92 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 300 1.0 Direct Entry, DIRECT Subcatchment B: Runoff = 0.76 cfs @ 7.91 hrs, Volume= 0.222 af, Depth= 2.99" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 21,200 98 ROOFS/ DRIVEWAYS 6,615 98 STREET PAVEMENT 10,964 86 LAWNS/LANDSCAPE 38,779 95 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 300 1.0 Direct Entry, DIRECT Subcatchment C: Runoff = 0.52 cfs @ 7.96 hrs, Volume= 0.151 af, Depth= 2.14" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 36,811 86 LAWNS/LANDSCAPING Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 300 1.0 Direct Entry, DIRECT AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 10 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Subcatchment D: Runoff = 0.63 cfs © 7.91 hrs, Volume= 0.183 af, Depth= 2.99" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 15,840 98 ROOFS/DRIVEWAYS 7,836 98 STREET PAVEMENT 8,323 86 LAWNS/LANDSCAPING 31,999 95 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 300 1.0 Direct Entry, DIRECT Subcatchment E: Runoff = 0.29 cfs @ 7.93 hrs, Volume= 0.083 af, Depth= 2.50" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 2,640 98 ROOFS/DRIVEWAYS 3,031 98 STREETS/SIDEWALKS 11,728 86 LAWNS/LANDSCAPING 17,399 90 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 300 1.0 Direct Entry, DIRECT Subcatchment F: Runoff = 0.26 cfs @ 7.93 hrs, Volume= 0.075 af, Depth= 2.50" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 2,640 98 ROOFS/DRVEWAYS 2,181 98 STREET PAVEMENT 10,903 86 LAWNS/LANDSCAPING 15,724 90 Weighted Average AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 11 HydroCAD©7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 300 1.0 Direct Entry, DIRECT Subcatchment G: Runoff = 0.27 cfs @ 7.93 hrs, Volume= 0.078 af, Depth= 2.50" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 2,640 98 ROOFS/DRIVEWAYS 3,052 98 STREETS PAVEMENT 10,679 86 LAWNS/LANDSCAPING 16,371 90 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 300 1.0 Direct Entry, DIRECT Subcatchment H: Runoff = 0.79 cfs @ 7.92 hrs, Volume= 0.227 af, Depth= 2.69" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 10,560 98 ROOFS/DRIVEWAYS 12,107 98 STREET PAVEMENT 21,433 86 LAWNS/LANDSCAPING 44,100 92 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 300 1.0 Direct Entry, DIRECT Subcatchment I: Runoff = 0.50 cfs @ 7.91 hrs, Volume= 0.145 af, Depth= 2.89" Runoff by SBUH method, lime Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 10,560 98 ROOFS/DRIVEWAYS 5,958 98 STRRET PAVEMENT 9,704 86 LAWNS/LANDSCAPING 26,222 94 Weighted Average AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 13 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 300 1.0 Direct Entry, DIRECT Subcatchment M: Runoff = 0.46 cfs © 7.91 hrs, Volume= 0.132 af, Depth= 2.89" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 10,560 98 ROOFS/DRIVEWAYS 5,205 98 STREET PAVEMENT 8,164 86 LAWNS/LANDSCAPING 23,929 94 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 300 1.0 Direct Entry, DIRECT Subcatchment N: Runoff = 0.24 cfs @ 7.91 hrs, Volume= 0.070 af, Depth= 2.99" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 5,280 98 ROOFS/DRIVEWAYS 4,063 98 STREET PAVEMENT 2,870 86 LAWNS/LANDSCAPING 12,213 95 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 300 1.0 Direct Entry, DIRECT Subcatchment 0: Runoff = 0.50 cfs @ 7.94 hrs, Volume= 0.145 af, Depth= 2.40" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 8,342 98 STREET PAVEMENT 23,075 86 LAWNS/LANDSCAPING 31,417 89 Weighted Average AMES-BULL MOUNTAIN- PRELIM Type /A 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 14 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 100 0.3 Direct Entry, DIRECT Subcatchment P: Runoff = 0.16 cfs @ 7.90 hrs, Volume= 0.048 af, Depth= 3.31" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 7,510 98 STREET PAVEMENTS Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 150 0.5 Direct Entry, DIRECT Subcatchment Q: Runoff = 1.03 cfs @ 7.92 hrs, Volume= 0.295 af, Depth= 2.69" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 23,760 98 ROOFS/DRIVEWAYS 5,030 98 STREET PAVEMENT 28,582 86 LAWNS/LANDSCAPING 57,372 92 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 150 0.5 Direct Entry, DIRECT Subcatchment R: Runoff = 0.06 cfs @ 7.90 hrs, Volume= 0.017 af, Depth= 3.31" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 2,640 98 ROOFS/DRIVEWAYS Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 100 0.3 Direct Entry, DIRECT AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here) Page 15 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Subcatchment S: Runoff = 0.23 cfs @ 7.93 hrs, Volume= 0.067 af, Depth= 2.59" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 2,640 98 ROOFS/DRIVEWAYS 2,583 98 STREET PAVEMENT 8,271 86 LAWNS/LANDSCAPING 13,494 91 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 100 0.3 Direct Entry, DIRECT Subcatchment T: Runoff = 1.85 cfs @ 7.96 hrs, Volume= 0.537 af, Depth= 2.14" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 130,920 86 LAWNS/LANDSCAPING Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 200 0.7 Direct Entry, DIRECT Subcatchment U: Runoff = 3.32 cfs @ 7.98 hrs, Volume= 1.046 af, Depth= 1.47" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (sf) CN Description 372,318 77 Brush, Poor, HSG C Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 300 1.0 Direct Entry, sheet AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 16 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Subcatchment UPSTREAM: Runoff = 62.21 cfs @ 8.02 hrs, Volume= 21.584 af, Depth= 2.47" Runoff by SBUH method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-YR Rainfall=3.90" Area (ac) CN Description 104.750 90 Developed Upstream Basin Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 20.0 1,400 1.2 Direct Entry, Direct Reach 1R: Inflow Area = 6.344 ac, Inflow Depth = 2.74" for 25-YR event Inflow = 5.02 cfs @ 7.95 hrs, Volume= 1.450 af Outflow = 5.02 cfs @ 7.96 hrs, Volume= 1.450 af, Atten= 0%, Lag= 0.1 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 7.0 fps, Min. Travel Time= 0.1 min Avg. Velocity = 4.0 fps, Avg. Travel Time= 0.1 min Peak Depth= 0.64' @ 7.96 hrs Capacity at bank full= 13.26 cfs Inlet Invert= 248.00', Outlet Invert= 247.50' 18.0" Diameter Pipe n= 0.013 Length= 31.4' Slope= 0.0159 '/' Reach 2R: Inflow Area = 4.717 ac, Inflow Depth = 2.77" for 25-YR event Inflow = 3.77 cfs @ 7.94 hrs, Volume= 1.089 af Outflow = 3.77 cfs @ 7.95 hrs, Volume= 1.089 af, Atten= 0%, Lag= 0.2 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 13.0 fps, Min. Travel Time 0.1 min Avg. Velocity = 7.4 fps, Avg. Travel Time= 0.2 min Peak Depth= 0.33' @ 7.94 hrs Capacity at bank full= 35.39 cfs Inlet Invert= 258.00', Outlet Invert= 248.00' 18.0" Diameter Pipe n= 0.013 Length= 88.1' Slope= 0.1135 '/' Reach 3R: Inflow Area = 3.939 ac, Inflow Depth = 2.77" for 25-YR event Inflow = 3.14 cfs @ 7.94 hrs, Volume= 0.910 of Outflow = 3.14 cfs @ 7.94 hrs, Volume= 0.909 af, Atten= 0%, Lag= 0.1 min AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 17 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 15.4 fps, Min. Travel Time= 0.1 min Avg. Velocity = 8.8 fps, Avg. Travel Time= 0.1 min Peak Depth= 0.31' © 7.94 hrs Capacity at bank full= 15.42 cfs Inlet Invert= 272.00', Outlet Invert= 258.00' 12.0" Diameter Pipe n= 0.013 Length= 74.7' Slope= 0.1874 '/' Reach 4R: Inflow Area = 3.046 ac, Inflow Depth = 2.83" for 25-YR event Inflow = 2.48 cfs @ 7.93 hrs, Volume= 0.718 af Outflow = 2.48 cfs @ 7.94 hrs, Volume= 0.717 af, Atten= 0%, Lag= 0.3 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 14.9 fps, Min. Travel Time= 0.2 min Avg. Velocity = 8.6 fps, Avg. Travel Time= 0.3 min Peak Depth= 0.26' @ 7.94 hrs Capacity at bank full= 16.19 cfs Inlet Invert= 307.00', Outlet Invert= 272.00' 12.0" Diameter Pipe n= 0.013 Length= 169.6' Slope= 0.2064 '/' Reach 5R: Inflow Area = 1.888 ac, Inflow Depth = 2.73" for 25-YR event Inflow = 1.49 cfs @ 7.93 hrs, Volume= 0.430 af Outflow = 1.49 cfs @ 7.94 hrs, Volume= 0.430 af, Atten= 0%, Lag= 0.4 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 12.7 fps, Min. Travel Time= 0.2 min Avg. Velocity = 7.3 fps, Avg. Travel Time 0.3 min Peak Depth= 0.21' © 7.93 hrs Capacity at bank full= 15.93 cfs Inlet Invert= 336.00', Outlet Invert= 307.00' 12.0" Diameter Pipe n= 0.013 Length= 145.0' Slope= 0.2000 '/' Reach 6R: Inflow Area = 0.737 ac, Inflow Depth = 2.49" for 25-YR event Inflow = 0.53 cfs @ 7.95 hrs, Volume= 0.153 af Outflow = 0.53 cfs @ 7.96 hrs, Volume= 0.153 af, Atten= 0%, Lag= 0.3 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 4.4 fps, Min. Travel Time= 0.2 min Avg. Velocity = 2.6 fps, Avg. Travel Time= 0.3 min AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 18 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Peak Depth= 0.21' @ 7.96 hrs Capacity at bank full= 5.37 cfs Inlet Invert= 337.00', Outlet Invert= 336.00' 12.0" Diameter Pipe n= 0.013 Length= 44.0' Slope= 0.0227 '/' Reach 7R: Inflow Area = 0.737 ac, Inflow Depth = 2.49" for 25-YR event Inflow = 0.53 cfs @ 7.94 hrs, Volume= 0.153 of Outflow = 0.53 cfs @ 7.95 hrs, Volume= 0.153 af, Atten= 0%, Lag= 0.8 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 4.8 fps, Min. Travel Time 0.5 min Avg. Velocity = 2.8 fps, Avg. Travel Time= 0.8 min Peak Depth= 0.20' @ 7.95 hrs Capacity at bank full= 6.16 cfs Inlet Invert= 341.00', Outlet Invert= 337.00' 12.0" Diameter Pipe n= 0.013 Length= 134.0' Slope= 0.0299 '/' Reach 8R: Inflow Area = 0.361 ac, Inflow Depth = 2.50" for 25-YR event Inflow = 0.26 cfs @ 7.93 hrs, Volume= 0.075 af Outflow = 0.26 cfs @ 7.95 hrs, Volume= 0.075 af, Atten= 0%, Lag= 0.8 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 3.9 fps, Min. Travel Time= 0.4 min Avg. Velocity = 2.3 fps, Avg. Travel Time= 0.8 min Peak Depth= 0.14' @ 7.94 hrs Capacity at bank full= 6.11 cfs Inlet Invert= 344.00', Outlet Invert= 341.00' 12.0" Diameter Pipe n= 0.013 Length= 102.0' Slope= 0.0294 '/' Reach 9R: Inflow Area = 0.877 ac, Inflow Depth = 2.99" for 25-YR event Inflow = 0.75 cfs @ 7.93 hrs, Volume= 0.218 of Outflow = 0.75 cfs @ 7.94 hrs, Volume= 0.218 af, Atten= 0%, Lag= 0.8 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 3.5 fps, Min. Travel Time= 0.5 min Avg. Velocity = 2.0 fps, Avg. Travel Time= 0.9 min Peak Depth= 0.32' @ 7.93 hrs Capacity at bank full= 3.43 cfs Inlet Invert= 308.00', Outlet Invert= 307.00' 12.0" Diameter Pipe n= 0.013 Length= 108.0' Slope= 0.0093 '/' AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 19 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Reach 10R: Inflow Area = 0.877 ac, Inflow Depth = 2.99" for 25-YR event Inflow = 0.75 cfs @ 7.92 hrs, Volume= 0.218 af Outflow = 0.75 cfs @ 7.93 hrs, Volume= 0.218 af, Atten= 0%, Lag= 0.4 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 4.4 fps, Min. Travel Time= 0.2 min Avg. Velocity = 2.5 fps, Avg. Travel Time= 0.4 min Peak Depth= 0.27' @ 7.92 hrs Capacity at bank full= 4.68 cfs Inlet Invert= 309.00', Outlet Invert= 308.00' 12.0" Diameter Pipe n= 0.013 Length= 58.0' Slope= 0.0172 '/' Reach 11R: Inflow Area = 0.877 ac, Inflow Depth = 2.99" for 25-YR event Inflow = 0.75 cfs @ 7.91 hrs, Volume= 0.218 af Outflow = 0.75 cfs @ 7.92 hrs, Volume= 0.218 af, Atten= 0%, Lag= 0.7 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 6.9 fps, Min. Travel Time= 0.4 min Avg. Velocity = 4.0 fps, Avg. Travel Time= 0.7 min Peak Depth= 0.20' @ 7.91 hrs Capacity at bank full= 8.96 cfs Inlet Invert= 318.00', Outlet Invert= 308.00' 12.0" Diameter Pipe n= 0.013 Length= 158.0' Slope= 0.0633 '/' Reach 12R: Inflow Area = 0.721 ac, Inflow Depth = 2.40" for 25-YR event Inflow = 0.50 cfs @ 7.94 hrs, Volume= 0.145 af Outflow = 0.50 cfs @ 7.95 hrs, Volume= 0.144 af, Atten= 0%, Lag= 0.7 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 2.9 fps, Min. Travel Time= 0.4 min Avg. Velocity = 1.7 fps, Avg. Travel Time= 0.7 min Peak Depth= 0.27' @ 7.94 hrs Capacity at bank full= 3.07 cfs Inlet Invert= 272.50', Outlet Invert= 272.00' 12.0" Diameter Pipe n= 0.013 Length= 67.4' Slope= 0.0074 '/' AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 20 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Reach 13R: Inflow Area = 4.187 ac, Inflow Depth = 2.78" for 25-YR event Inflow = 3.37 cfs @ 7.95 hrs, Volume= 0.970 af Outflow = 3.37 cfs @ 7.95 hrs, Volume= 0.970 af, Atten= 0%, Lag= 0.2 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 5.9 fps, Min. Travel Time= 0.1 min Avg. Velocity = 3.4 fps, Avg. Travel Time 0.2 min Peak Depth= 0.54' @ 7.95 hrs Capacity at bank full= 12.11 cfs Inlet Invert= 352.50', Outlet Invert= 352.00' 18.0" Diameter Pipe n= 0.013 Length= 37.6' Slope= 0.0133 '/' Reach 14R: Inflow Area = 4.187 ac, Inflow Depth = 2.78" for 25-YR event Inflow = 3.37 cfs @ 7.94 hrs, Volume= 0.971 af Outflow = 3.37 cfs @ 7.95 hrs, Volume= 0.970 af, Atten= 0%, Lag= 0.5 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 5.5 fps, Min. Travel Time 0.3 min Avg. Velocity = 3.2 fps, Avg. Travel Time= 0.5 min Peak Depth= 0.57' @ 7.95 hrs Capacity at bank full= 11.07 cfs Inlet Invert= 353.00', Outlet Invert= 352.00' 18.0" Diameter Pipe n= 0.013 Length= 90.0' Slope= 0.0111 '/' Reach 15R: Inflow Area = 4.187 ac, Inflow Depth = 2.78" for 25-YR event Inflow = 3.37 cfs @ 7.93 hrs, Volume= 0.971 af Outflow = 3.37 cfs @ 7.94 hrs, Volume= 0.971 af, Atten= 0%, Lag= 0.5 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 5.4 fps, Min. Travel Time= 0.3 min Avg. Velocity = 3.2 fps, Avg. Travel Time= 0.5 min Peak Depth= 0.57' @ 7.94 hrs Capacity at bank full= 10.83 cfs Inlet Invert= 354.00', Outlet Invert= 353.00' 18.0" Diameter Pipe n= 0.013 Length= 94.0' Slope= 0.0106 '/' AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 21 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Reach 16R: Inflow Area = 3.175 ac, Inflow Depth = 2.81" for 25-YR event Inflow = 2.58 cfs @ 7.94 hrs, Volume= 0.745 af Outflow = 2.58 cfs @ 7.94 hrs, Volume= 0.745 af, Atten= 0%, Lag= 0.2 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 14.1 fps, Min. Travel Time= 0.1 min Avg. Velocity = 8.1 fps, Avg. Travel Time= 0.2 min Peak Depth= 0.26' @ 7.94 hrs Capacity at bank full= 27.70 cfs Inlet Invert= 370.00', Outlet Invert= 354.00' 15.0" Diameter Pipe n= 0.013 Length= 87.0' Slope= 0.1839 '/' Reach 17R: Inflow Area = 1.885 ac, Inflow Depth = 2.80" for 25-YR event Inflow = 1.53 cfs @ 7.93 hrs, Volume= 0.440 af Outflow = 1.53 cfs @ 7.94 hrs, Volume= 0.440 af, Atten= 0%, Lag= 0.3 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 12.4 fps, Min. Travel Time= 0.2 min Avg. Velocity = 7.1 fps, Avg. Travel Time= 0.4 min Peak Depth= 0.21' @ 7.93 hrs Capacity at bank full= 15.19 cfs Inlet Invert= 398.00', Outlet Invert= 370.00' 12.0" Diameter Pipe n= 0.013 Length= 154.0' Slope= 0.1818 '/' Reach 18R: Inflow Area = 1.885 ac, Inflow Depth = 2.80" for 25-YR event Inflow = 1.53 cfs @ 7.92 hrs, Volume= 0.440 af Outflow = 1.53 cfs @ 7.93 hrs, Volume= 0.440 af, Atten= 0%, Lag= 0.4 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 11.2 fps, Min. Travel Time= 0.2 min Avg. Velocity = 6.4 fps, Avg. Travel Time= 0.4 min Peak Depth= 0.23' @ 7.93 hrs Capacity at bank full= 13.13 cfs Inlet Invert= 417.00', Outlet Invert= 398.00' 12.0" Diameter Pipe n= 0.013 Length= 140.0' Slope= 0.1357 '/' AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 22 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Reach 19R: Inflow Area = 1.151 ac, Inflow Depth 2.69" for 25-YR event Inflow = 0.90 cfs @ 7.92 hrs, Volume= 0.258 af Outflow = 0.90 cfs @ 7.93 hrs, Volume= 0.257 af, Atten= 0%, Lag= 0.6 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 7.7 fps, Min. Travel Time= 0.3 min Avg. Velocity = 4.5 fps, Avg. Travel Time= 0.5 min Peak Depth= 0.21' @ 7.93 hrs Capacity at bank full= 9.70 cfs Inlet Invert= 427.00', Outlet Invert= 417.00' 12.0" Diameter Pipe n= 0.013 Length= 135.0' Slope= 0.0741 7' Reach 20R: Inflow Area = 1.290 ac, Inflow Depth = 2.83" for 25-YR event Inflow = 1.05 cfs @ 7.93 hrs, Volume= 0.305 af Outflow = 1.05 cfs @ 7.94 hrs, Volume= 0.305 af, Atten= 0%, Lag= 0.3 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 his, dt= 0.05 hrs Max. Velocity= 4.2 fps, Min. Travel Time= 0.2 min Avg. Velocity = 2.5 fps, Avg. Travel Time= 0.3 min Peak Depth= 0.35' @ 7.93 hrs Capacity at bank full= 3.93 cfs Inlet Invert= 370.50', Outlet Invert= 370.00' 12.0" Diameter Pipe n= 0.013 Length= 41.0' Slope= 0.0122 '/' Reach 21R: Inflow Area = 0.890 ac, Inflow Depth = 2.99" for 25-YR event Inflow = 0.76 cfs @ 7.92 hrs, Volume= 0.222 af Outflow = 0.76 cfs @ 7.93 hrs, Volume= 0.222 af, Atten= 0%, Lag= 0.4 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 5.9 fps, Min. Travel Time= 0.3 min Avg. Velocity = 3.4 fps, Avg. Travel Time= 0.5 min Peak Depth= 0.22' @ 7.92 hrs Capacity at bank full= 7.11 cfs Inlet Invert= 375.00', Outlet Invert= 370.50' 12.0" Diameter Pipe n= 0.013 Length= 113.0' Slope= 0.0398 '/' AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 23 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Reach 22R: Inflow Area = 0.890 ac, Inflow Depth = 2.99" for 25-YR event Inflow = 0.76 cfs @ 7.92 hrs, Volume= 0.222 af Outflow = 0.76 cfs @ 7.92 hrs, Volume= 0.222 af, Atten= 0%, Lag= 0.4 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 8.8 fps, Min. Travel Time= 0.2 min Avg. Velocity = 5.1 fps, Avg. Travel Time= 0.4 min Peak Depth= 0.17' @ 7.92 hrs Capacity at bank full= 12.54 cfs Inlet Invert= 389.00', Outlet Invert= 375.00' 12.0" Diameter Pipe n= 0.013 Length= 113.0' Slope= 0.1239 '/' Reach 23R: Inflow Area = 0.890 ac, Inflow Depth = 2.99" for 25-YR event Inflow = 0.76 cfs @ 7.91 hrs, Volume= 0.222 af Outflow = 0.76 cfs @ 7.92 hrs, Volume= 0.222 af, Atten= 0%, Lag= 0.4 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 8.9 fps, Min. Travel Time= 0.2 min Avg. Velocity = 5.1 fps, Avg. Travel Time= 0.4 min Peak Depth= 0.17' @ 7.91 hrs Capacity at bank full= 12.70 cfs Inlet Invert= 404.00', Outlet Invert= 389.00' 12.0" Diameter Pipe n= 0.013 Length= 118.0' Slope= 0.1271 '/' Reach 24R: Outflow = 0.00 cfs @ 1.00 hrs, Volume= 0.000 af Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 0.0 fps, Min. Travel Time= 0.0 min Avg. Velocity = 0.0 fps, Avg. Travel Time= 0.0 min Peak Depth= 0.00' @ 0.00 hrs Capacity at bank full= 11.81 cfs Inlet Invert= 364.00', Outlet Invert= 352.00' 12.0" Diameter Pipe n= 0.013 Length= 109.3' Slope= 0.1098 '/' Reach 25R: Inflow Area = 0.778 ac, Inflow Depth = 2.78" for 25-YR event Inflow = 0.63 cfs @ 7.94 hrs, Volume= 0.180 af Outflow = 0.63 cfs @ 7.95 hrs, Volume= 0.180 af, Atten= 0%, Lag= 0.8 min AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 24 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt=0.05 hrs Max. Velocity= 10.0 fps, Min. Travel Time= 0.5 min Avg. Velocity = 5.7 fps, Avg. Travel Time= 0.8 min Peak Depth= 0.13' @ 7.94 hrs Capacity at bank full= 16.21 cfs Inlet Invert= 318.00', Outlet Invert= 258.00' 12.0" Diameter Pipe n= 0.013 Length= 290.0' Slope= 0.2069 '/' Reach 26R: Inflow Area = 0.778 ac, Inflow Depth = 2.78" for 25-YR event Inflow = 0.63 cfs @ 7.92 hrs, Volume= 0.180 af Outflow = 0.63 cfs @ 7.94 hrs, Volume= 0.180 af, Atten= 0%, Lag= 0.8 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 8.0 fps, Min. Travel Time= 0.5 min Avg. Velocity = 4.6 fps, Avg. Travel Time= 0.8 min Peak Depth= 0.16' @ 7.93 hrs Capacity at bank full= 11.90 cfs Inlet Invert= 344.50', Outlet Invert= 319.00' 12.0" Diameter Pipe n= 0.013 Length= 228.7' Slope= 0.1115 '/' Reach 27R: Inflow Area = 0.778 ac, Inflow Depth = 2.78" for 25-YR event Inflow = 0.63 cfs @ 7.92 hrs, Volume= 0.180 af Outflow = 0.63 cfs @ 7.92 hrs, Volume= 0.180 af, Atten= 0%, Lag= 0.3 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 8.4 fps, Min. Travel Time= 0.1 min Avg. Velocity = 4.8 fps, Avg. Travel Time= 0.2 min Peak Depth= 0.15' @ 7.92 hrs Capacity at bank full= 12.70 cfs Inlet Invert= 353.00', Outlet Invert= 345.00' 12.0" Diameter Pipe n= 0.013 Length= 63.0' Slope= 0.1270 '/' Reach 28R: Inflow Area = 1.317 ac, Inflow Depth = 2.68" for 25-YR event Inflow = 1.03 cfs @ 7.97 hrs, Volume= 0.294 af Outflow = 1.03 cfs @ 7.98 hrs, Volume= 0.294 af, Atten= 0%, Lag= 0.9 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 3.1 fps, Min. Travel Time= 0.7 min Avg. Velocity = 1.8 fps, Avg. Travel Time= 1.2 min AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 25 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Peak Depth= 0.44' @ 7.98 hrs Capacity at bank full= 2.55 cfs Inlet Invert= 248.70', Outlet Invert= 248.00' 12.0" Diameter Pipe n= 0.013 Length= 136.7' Slope= 0.0051 '/' Reach 29R: Inflow Area = 1.317 ac, Inflow Depth = 2.68" for 25-YR event Inflow = 1.03 cfs @ 7.95 hrs, Volume= 0.294 of Outflow = 1.03 cfs @ 7.97 hrs, Volume= 0.294 af, Atten= 0%, Lag= 1.1 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 3.3 fps, Min. Travel Time= 0.6 min Avg. Velocity = 2.0 fps, Avg. Travel Time= 1.1 min Peak Depth= 0.42' @ 7.96 hrs Capacity at bank full= 2.83 cfs Inlet Invert= 249.50', Outlet Invert= 248.70' 12.0" Diameter Pipe n= 0.013 Length= 127.1' Slope= 0.0063 '/' Reach 30R: Inflow Area = 1.317 ac, Inflow Depth = 2.68" for 25-YR event Inflow = 1.03 cfs @ 7.94 hrs, Volume= 0.295 of Outflow = 1.03 cfs @ 7.95 hrs, Volume= 0.294 af, Atten= 0%, Lag= 0.6 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 3.4 fps, Min. Travel Time= 0.4 min Avg. Velocity = 2.0 fps, Avg. Travel Time= 0.6 min Peak Depth= 0.41' @ 7.94 hrs Capacity at bank full= 2.94 cfs Inlet Invert= 250.00', Outlet Invert= 249.50' 12.0" Diameter Pipe n= 0.013 Length= 73.6' Slope= 0.0068 '/' Reach 31R: Inflow Area = 1.317 ac, Inflow Depth = 2.69" for 25-YR event Inflow = 1.03 cfs @ 7.92 hrs, Volume= 0.295 of Outflow = 1.03 cfs @ 7.94 hrs, Volume= 0.295 af, Atten= 0%, Lag= 1.0 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 6.9 fps, Min. Travel Time= 0.5 min Avg. Velocity = 4.0 fps, Avg. Travel Time= 0.9 min Peak Depth= 0.25' @ 7.93 hrs Capacity at bank full= 7.80 cfs Inlet Invert= 261.00', Outlet Invert= 250.20' 12.0" Diameter Pipe n= 0.013 Length= 225.6' Slope= 0.0479 '/' AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 26 HydroCAD®7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Reach 32R: Inflow Area = 0.845 ac, Inflow Depth = 2.14" for 25-YR event Inflow = 0.52 cfs @ 7.96 hrs, Volume= 0.151 af Outflow = 0.52 cfs @ 7.96 hrs, Volume= 0.151 af, Atten= 0%, Lag= 0.2 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 6.2 fps, Min. Travel Time= 0.2 min Avg. Velocity = 3.7 fps, Avg. Travel Time= 0.3 min Peak Depth= 0.13' @ 7.96 hrs Capacity at bank full= 65.31 cfs Inlet Invert= 345.00', Outlet Invert= 340.00' 24.0" Diameter Pipe n= 0.013 Length= 60.0' Slope= 0.0833 '/' Reach 33R: Inflow Area = 8.547 ac, Inflow Depth = 1.47" for 25-YR event Inflow = 3.32 cfs @ 7.98 hrs, Volume= 1.046 af Outflow = 3.32 cfs @ 7.98 hrs, Volume= 1.046 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 13.8 fps, Min. Travel Time= 0.1 min Avg. Velocity = 9.0 fps, Avg. Travel Time= 0.1 min Peak Depth= 0.34' @ 7.98 hrs Capacity at bank full= 13.01 cfs Inlet Invert= 424.00', Outlet Invert= 416.00' 12.0" Diameter Pipe n= 0.013 Length= 60.0' Slope= 0.1333 '/' Reach 34 R: Inflow Area = 12.397 ac, Inflow Depth = 2.66" for 25-YR event Inflow = 9.54 cfs @ 7.96 hrs, Volume= 2.753 af Outflow = 9.53 cfs @ 7.96 his, Volume= 2.753 af, Atten= 0%, Lag= 0.1 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 5.3 fps, Min. Travel Time= 0.1 min Avg. Velocity = 3.1 fps, Avg. Travel Time= 0.1 min Peak Depth= 1.11' @ 7.96 hrs Capacity at bank full= 16.00 cfs Inlet Invert= 247.10', Outlet Invert= 247.00' 24.0" Diameter Pipe n= 0.013 Length= 20.0' Slope= 0.0050 '/' AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfa/I=3.90" Prepared by {enter your company name here} Page 27 HydroCAD®7.00 s/n 001146 ©1986-2003 Applied Microcomputer Systems 11/19/2004 Reach 35 R: Inflow Area = 12.397 ac, Inflow Depth = 2.66" for 25-YR event Inflow = 9.53 cfs @ 7.96 hrs, Volume= 2.753 af Outflow = 9.53 cfs @ 7.96 hrs, Volume= 2.752 af, Atten= 0%, Lag= 0.3 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 9.4 fps, Min. Travel Time= 0.2 min Avg. Velocity = 5.4 fps, Avg. Travel Time 0.3 min Peak Depth= 0.72' @ 7.96 hrs Capacity at bank full= 34.56 cfs Inlet Invert= 247.10', Outlet Invert= 245.00' 24.0" Diameter Pipe n= 0.013 Length= 90.0' Slope= 0.0233 '/' Reach 36 R: Inflow Area = 12.397 ac, Inflow Depth = 2.66" for 25-YR event Inflow = 9.53 cfs @ 7.96 hrs, Volume= 2.752 af Outflow = 9.53 cfs @ 7.97 hrs, Volume= 2.751 af, Atten= 0%, Lag= 0.4 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 6.9 fps, Min. Travel Time= 0.2 min Avg. Velocity = 4.0 fps, Avg. Travel Time= 0.4 min Peak Depth= 0.91' @ 7.97 hrs Capacity at bank full= 22.48 cfs Inlet Invert= 245.00', Outlet Invert= 244.00' 24.0" Diameter Pipe n= 0.013 Length= 101.3' Slope= 0.0099 '/' Reach 37 R: Inflow Area = 12.397 ac, Inflow Depth = 2.66" for 25-YR event Inflow = 9.53 cfs @ 7.97 hrs, Volume= 2.751 af Outflow = 9.52 cfs @ 7.97 hrs, Volume= 2.751 af, Atten= 0%, Lag= 0.1 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt=0.05 hrs Max. Velocity= 15.0 fps, Min. Travel Time= 0.0 min Avg. Velocity = 8.5 fps, Avg. Travel Time= 0.1 min Peak Depth= 0.51' @ 7.97 hrs Capacity at bank full= 66.12 cfs Inlet Invert= 240.00', Outlet Invert= 237.01' 24.0" Diameter Pipe n= 0.013 Length= 35.0' Slope= 0.0854 '/' IMPERVIOUS SURFACE SUMMARY AMES-BULL MOUNTAIN- PRELIM Type IA 24-hr 25-YR Rainfall=3.90" Prepared by {enter your company name here} Page 28 HydroCADO 7.00 s/n 001146 © 1986-2003 Applied Microcomputer Systems 11/19/2004 Reach 38 R: Inflow Area = 116.363 ac, Inflow Depth ± 2.39" for 25-YR event Inflow = 67.31 cfs @ 8.02 hrs, Volume= 23.183 af Outflow = 67.26 cfs @ 8.02 hrs, Volume= 23.180 af, Atten= 0%, Lag= 0.2 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 17.4 fps, Min. Travel Time= 0.1 min Avg. Velocity = 10.4 fps, Avg. Travel Time= 0.1 min Peak Depth= 1.61' © 8.02 hrs Capacity at bank full= 119.52 cfs Inlet Invert= 237.19', Outlet Invert= 234.30' 36.0" Diameter Pipe n= 0.013 Length= 90.0' Slope= 0.0321 '/' Reach 39 R: Inflow Area = 128.760 ac, Inflow Depth = 2.41" for 25-YR event Inflow = 76.53 cfs @ 8.03 hrs, Volume= 25.913 af Outflow = 76.37 cfs @ 8.04 hrs, Volume= 25.895 af, Atten= 0%, Lag= 0.6 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 16.4 fps, Min. Travel Time= 0.4 min Avg. Velocity = 9.8 fps, Avg. Travel Time= 0.7 min Peak Depth= 1.71' @ 8.03 hrs Capacity at bank full= 159.08 cfs Inlet Invert= 223.00', Outlet Invert= 213.00' 42.0" Diameter Pipe n= 0.013 Length= 400.0' Slope= 0.0250 '/' Reach channel: Inflow Area = 128.760 ac, Inflow Depth = 2.42" for 25-YR event Inflow = 76.69 cfs @ 8.01 hrs, Volume= 25.930 af Outflow = 76.53 cfs @ 8.03 hrs, Volume= 25.913 af, Atten= 0%, Lag= 0.8 min Routing by Stor-Ind+Trans method, Time Span= 1.00-20.00 hrs, dt= 0.05 hrs Max. Velocity= 9.4 fps, Min. Travel Time= 0.4 min Avg. Velocity = 5.8 fps, Avg. Travel Time= 0.7 min Peak Depth= 2.21' @ 8.02 hrs Capacity at bank full= 63.09 cfs Inlet Invert= 234.00', Outlet Invert= 223.00' 1.50' x 2.00' deep channel, n= 0.035 Length= 237.0' Slope= 0.0464 '/' Side Slope Z-value= 1.0 'I' Page 29 AMES PROPERTY STORM DRAINAGE-CATCHMENT SUMMARY NOTE:IMPERVIOUS AREA PER IMPROVED LOT IS ASSUMED TO BE 2,640 SQ.FEET NEW LOT IMPERVIOUS AREA PERVIOUS AREA RECEIVING IMPVTS LOT IMPVTS STREETS/SW LAWNS&LANDSCAPE TOTAL AREA REACH SUBCATCHMENT comber square feet square feet square feet square feet A 5 13,200 13,065 23,862 50,127 19R B 8 21,120 6,615 10,964 38,699 23R C 0 0 0 36,811 36,811 32R D 6 15,840 7,836 8,323 31,999 18R E 1 2,640 3,031 11,728 17,399 20R F 1 2,640 2,181 10,903 15,724 8R G 1 2,640 3,052 10,679 16,371 7R H 4 10,560 12,107 21,433 44,100 15R I 4 10,560 5,958 9,704 26,222 5R J 8 21,120 6,943 10,143 38,206 11R K 6 15,840 4,182 13,847 33,869 27R L 0 0 0 44,450 44,450 18"CULVERT M 4 10,560 5,205 8,164 23,929 5R N 2 5,280 4,063 2,870 12,213 4R 0 0 0 8,342 23,075 31,417 12R P 0 0 7,510 3,670 11,180 3R Q 9 23,760 5,030 28,582 57,372 31R R 1 2,640 2,714 47,607 52,961 36"CULVERT S 1 2,640 2,583 8,271 13,494 1R T 0 0 0 130,920 130,920 36"CULVERT U 0 0 0 372,318 372,318 33R TOTALS 61 161,040 100,417 838,324 1,099,781 WATER QUALITY DESIGN SUMMARY .1 PROJECT:AMES PROPERTY(PRELIMINARY) Page 30 11/15/2004 SUBJECT:WATER QUALITY SWALE DESIGN L.S.L. CRITERIA: a. Storm event of 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours. This results in a rainfall intensity of 0.09 inches/hour. b. Impervious surfaces=street area+2,640 sq.ft.per dwelling unit. c. Maximum design depth=0.5 foot d. Hydraulic residence time=9 minutes e. Manning"n"value=0.24 f. Maximum velocity:2.0 fps based on 25 year flow g. Minimum slope:0.5 percent IMPERVIOUS AREA Street/impervious area ;4 ft. Number of dwelling units r'.N Total impervious area 6.00 acres DESIGN FLOW-O Qd=CiA Where: Qd=design flow rate in cubic feet/second(cfs) C=runoff coefficient = 1 i=rainfall intensity in inci = 0.09 A=area in acres = 6.00 q�= 4 cfs SWALE SIZING Slope Bottom Width Mannings Side Slopes Flow Depth (ft/ft) (ft) "n" h:v (ft) 014 4.00 roar, SWALE HYDRAULICS Q Velocity Flow Area Wp R (cfs) (fps) (sq.ft.) (ft) (ft) 0.54 0.25 2.16 8.47 0.25 SWALE LENGTH Length of swale for 9 minute residence time= 134 l.f. USE Swale dimensions: Minimum Bottom Wid . Length Slope (feet) (feet) (ft/ft) 6.00 ] 0.010 100-YEAR STORM EVENT ANALYSIS Q100= 11.38 cfs Q Velocity Flow Depth Flow Area Wp R (cfs) (fps) (ft.) (sq.ft.) (ft) (ft) 11.45 0.62 Ammill 18.54 18.62 1.00 ATTACHMENT "A" PRELIMINARY STORM DRAINAGE MAP I( rte" / � ` I I I�/ / I i I 0 /` M I , igna / , a I �. 1+ I, ��...- I I �� ;��1 �Vdl 1%f � I I..... . ,, iv;.61 114DINV VI ' ' ;11. 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II� le4..44" (�/Oy�L/ 11 4. �r �Fr� 9 4, ' .�%�//I�!!-,15'i-=�^.���t),. .° l ��+/ir/��II' / t i Vlore.,.kip ='��i ,v :j i /l 7 11{1 wo1' %� - fl e-1'�• sue, J' r Y f i�jINIP--` - "• '�' * / �,I 1, J i ce, \.•4,,\'-- \ r alQ ���I �' t------ V;,:-Ici \1 :"::::---...._::-:::7: \ \ /,/,/ ta I --_-;-',/,:z \ \I / \ //' /l, ,/,.. \V 0 Er-r#Iiiiiii I / I ATTACHMENT 'A' \= / ., ,,,O>,.. •11 2 1 ARLINGTON HEIGHTS III TERRA — WEBER, LLC • LtL 211110-1111.111.1111111111...1 W .— i PRELIMINARY STORM DRAINAGE PLAN _ a.. w ... ▪f▪ib.�-.� _ _ WM A 11•011 M Leer RAM